Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session April 18, 2018 The meeting was called to order at 3:36 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, Clover Meaders, Darrick Porter, Cindy Wood, and Harold Woodruff ABSENT David McEwen and Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Brock Andersen, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION Brandon Hill GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-2-2018 This application was continued from the April 11, 2018 meeting. PETITION BY DWELL DESIGN BUILD REQUESTING AN AMENDMENT TO THE GENERAL PLAN OF WEST VALLEY CITY BY RECLASSIFYING THE FOLLOWING DESCRIBED PROPERTY FROM RURAL RESIDENTIAL (2 OR FEWER UNITS/ACRE) TO LARGE LOT RESIDENTIAL (2 TO 3 UNITS/ACRE) AND A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE) TO RE (RESIDENTIAL ESTATE). THE PROPERTY IS LOCATED AT 1580 WEST WHITLOCK AVENUE ON 3.04 ACRES. (STAFF - STEVE PASTORIK AT 801-963-3545) Planning Commission Study Session April 18, 2018 Page 2 Discussion: Steve Pastorik explained that the original concept plan included part of the road with the lots, so this application was continued. City staff does not have problems with the zone change request, but is reluctant to recommend approval of the exceptions the developer has requested. Steve Pastorik questions whether the City Council will approve the following: 1. A reduction for multi-level homes from 3,000 sqft to 2,500 sqft. 2. Mother-in-law apartments. Brandon Hill said he does not recommend this from a legal point of view because a mother-in-law apartment is a use exception for RM zoning without asking for RM zoning. 3. A reduction of lot frontage from 100’ to 80’. 4. A reduction of roof pitch from 6:12 to 4:12. 5. Allow a bonus room above the garage to count toward the minimum square foot requirement for rambler plans. Commissioner Porter asked if the developer is offering anything in exchange for these exceptions. Steve Pastorik answered no, not from his perspective. GPZ-4-2018 PETITION BY PAUL GARBETT REQUESTING AN AMENDMENT TO THE GENERAL PLAN OF WEST VALLEY CITY BY RECLASSIFYING THE FOLLOWING DESCRIBED PROPERTY FROM LOW DENSITY RESIDENTIAL TO MEDIUM DENSITY RESIDENTIAL (7 TO 12 UNITS PER ACRE) AND A ZONE CHANGE FROM R-1-8 (SINGLE UNIT DWELLING RESIDENTIAL) TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL). THE PROPERTY IS LOCATED AT 5332 WEST HIGHBURY PARKWAY ON 12.85 ACRES. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik acknowledged that Suburban Land Reserve owns both this property and an adjoining property back in 2012. In 2012, Suburban Land Reserve agreed to develop this property as single-family residential on 8,000 sqft lots in order to put apartments on the adjacent property. City Staff feels they should keep this commitment. Steve Pastorik showed the concept plan with 153 units, 12 units per acre. Proposed units have 2-car garages and are 1,300 sqft. Materials are brick, fiber cement, and stucco. The homes are Zero Energy Ready, which means they are twice as efficient as typical construction. Localscapes landscaping is proposed, which is a combination of more traditional lawn and water conserving plants. Amenities include a clubhouse, boat rentals, picnic areas, and playgrounds. Steve Pastorik reported the City Council held a strategic retreat earlier this year. They discussed the possibility of having some flexibility on some of the housing standards if a developer is willing to do more energy efficient construction. This Planning Commission Study Session April 18, 2018 Page 3 could be considered here, however, we haven’t received clear direction on what that means. Steve Pastorik mentioned the current mix of housing built or approved in Highbury is 26% single-family, 29% townhomes, and 45% apartments. City Staff feels we should keep this property zoned single-family. Commissioner Lovato discussed parking at Pinnacle Highbury. He said parking has been monetized to allow people to park there as opposed to using the spots allocated to them. Some people park off the property to avoid paying $200 for a garage and $100 for a carport per month, and sometimes more conveniently. There is plenty of parking available, but people don’t want to pay to park there. Parking outside the property may result in getting a ticket for $25, which is less expensive than paying for parking. Parking on the street creates a dangerous situation for children walking to schools. Brandon Hill suggested more parking tickets be written to shift the value of parking off the property. Commissioner Woodruff asked why it is illegal to park on the street. Commissioner Lovato answered that street parking is limited to 30 minutes. ZONE CHANGE APPLICATIONS Z-6-2018 PETITION BY CANYON COVE HOMES REQUESTING A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE) TO R-1-8 (SINGLE UNIT DWELLING RESIDENTIAL, MINIMUM LOT SIZE 8,000 SQUARE FEET). THE PROPERTY IS LOCATED AT 3248 SOUTH 6400 WEST ON 1.44 ACRES. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: There is an existing house on this narrow, deep piece of property. It is surrounded by R-1-8 zoning. The developer proposes to subdivide this property into four lots at least 12,000 sqft each. The existing home is proposed to be demolished. There is a private drive on the south side of the property. A 5’ exception on the rear setback is being requested. Staff feels this exception makes sense due to the shape of the property. Chair Meaders suggested a 5’ exception be made in the front of the lots, instead, because there are homes nearby in the back. Steve Pastorik said a greater distance in front of the homes will allow a more open feel. However, reducing the front setback to 20’ will still allow a car to park there and is an option. Z-7-2018 PETITION BY RUSSELL PLATT REQUESTING A ZONE CHANGE FROM C-2 (GENERAL COMMERCIAL) TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL). THE PROPERTY IS LOCATED AT 3579 SOUTH REDWOOD ROAD ON 1.74 ACRES. (STAFF - STEVE PASTORIK AT 801-963-3545) Planning Commission Study Session April 18, 2018 Page 4 This application was postponed to the May 9, 2018 public hearing. SUBDIVISION APPLICATION S-7-2018 LYNN DESPAIN IS REQUESTING PRELIMINARY SUBDIVISION APPROVAL FOR THE DESPAIN COMMERCIAL SUBDIVISION. THE SUBDIVISION WILL CONSIST OF FIVE LOTS ON 2.75 ACRES. THE PROPERTY IS LOCATED AT 2171 WEST ALEXANDER STREET AND IS ZONED M (MANUFACTURING). (STAFF - STEVE LEHMAN AT 801- 963-3311) Discussion: Brock Anderson stated the owner would like to subdivide the five warehouse/office buildings on this property into five parcels. The current owner wants the flexibility to sell the buildings in the future. There is only one water and sewer connection, so some cross-access agreements will need to be recorded for the plat. There being no further business, the meeting adjourned at 4:12 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant