Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session August 16, 2017 The meeting was called to order at 3:31 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Brock Anderson, Steve Lehman, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION Brandon Hill MISCELLANEOUS M-2-2017 PETITION BY THANG PHAM REQUESTING A MODIFICATION TO THE REQUIREMENTS OF SECTION 7-10-103 OF TITLE 7, LANDSCAPING STANDARDS APPLICABLE TO ALL HIGH-IMAGE ARTERIALS. THE PROPERTY IS LOCATED AT 3974 WEST 4100 SOUTH ON 0.66 ACRES AND IS ZONED C-1 (NEIGHBORHOOD COMMERCIAL). (STAFF - BROCK ANDERSON AT 801-963-3361) Discussion: Brock Anderson said the City recently widened 4100 South, which reduced the landscaped area of this property. Reestablishing 20’ of landscaping would render insufficient parking area for this property. Brock Anderson feels Planning Commission Study Session August 16, 2017 Page 2 reducing landscaping from 20’ to 10’ is a reasonable request. The applicant is also requesting gravel mulch be installed instead of lawn. 50% live plant material will still be required in the landscaped areas. City Code requires a 3’ berm next to the parking close to the road. 10’ wide landscaping will make the installation of a 3’ berm difficult. Other options would be to install a 3’ masonry screen wall and landscape up to it, or a hedgerow. A berm will still be required along 4000 West. Commissioner Woodruff suggested some boulders be installed in addition to the gravel to improve the look. Brock Anderson said we could also require larger than gravel-sized stones be used in the landscaping. SUBDIVISION APPLICATIONS S-13-2017 DAVE WALDRON, REPRESENTING THE PROPERTY OWNER, IS REQUESTING PRELIMINARY SUBDIVISION APPROVAL FOR THE BRUNDLE ACRES SUBDIVISION. THE SUBDIVISION WILL CONSIST OF 7 LOTS ON 3.25 ACRES. THE SUBDIVISION IS LOCATED AT 3264 WEST 3100 SOUTH AND IS ZONED RE (RESIDENTIAL ESTATE). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: This property was recently rezoned from Agriculture to Residential Estate. A development agreement will allow the frontage of some of the lots to be reduced to 90’ instead of 100’. Steve Lehman feels the reduction in frontage makes sense due to the large lot sizes. Steve Lehman reported the Granger Fault cuts through this property. A geotechnical firm will delineate the zone of deformation, which essentially is how wide the fault is. Homes must be placed outside of this line. The width of the line of deformation is 60’ in the neighboring Sunrise Point. Depending on where the line of deformation is, homes may need to be moved forward or set back on the large lots. S-14-2017 GREG LARSEN IS REQUESTING PRELIMINARY SUBDIVISION APPROVAL FOR THE SMITH FARMS COTTAGES. THE SUBDIVISION WILL CONSIST OF 19 LOTS ON 6 ACRES. THE SUBDIVISION IS LOCATED AT 3850 SOUTH 3940 WEST AND IS ZONED R-1-8 (SINGLE FAMILY RESIDENTIAL). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman said there is a stub road coming from the Ivory subdivision to the east. We don’t anticipate a connection from this development to 3800 South, nor do we believe a road to 4000 West will be connected at this time. The number of homes coming out of the Ivory subdivision are less than what the fire department allows for a single point of access. Planning Commission Study Session August 16, 2017 Page 3 Steve Lehman reported all lots will be 8,000 sqft minimum. With only 100 feet of lot depth, the developer can build a 2,000 sqft home with a three car garage, but there would be no yard left over. The developer has asked for a reduction in the size of homes from 2,000 to 1,700 sqft on no more than 7 lots within the subdivision. Two-story homes will be 2,500 sqft. In exchange for the reduction, the developer is willing to increase the architectural point system from 300 to 350, install front and rear yard landscaping and irrigation, rear yard fencing, and fencing up the side of the lots to the homes. These were approved by the City Council via a development agreement. Because this property is a challenge to develop, the City Council would like to give the developer some flexibility. At least two of the four-story plans will have masters on the main. All homes will have granite or other solid surface countertops and vaulted ceilings. There is a 35’ easement belonging to Cece Barbudo that allows access to the headgates of the irrigation system along the east boundary of the subdivision. The previous developer backed out because of problems with this easement and Cece Barbudo not wanting the property developed. The developer is proposing a double flag lot be installed where a previous cul-de-sac was planned. This resulted in one less lot than the previous application and increases the lot sizes overall. There being no further business, the meeting adjourned at 4:20 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant