Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session May 16, 2018 The meeting was called to order at 3:33 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, and Cindy Wood ABSENT Martell Winters and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Steve Lehman, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION Brandon Hill ZONE CHANGE APPLICATION 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 said 153 townhomes are planned on this property, 12 Planning Commission Study Session May 16, 2018 Page 2 units per acre, which is the maximum allowed under a medium density designation. Each unit is 1,300 sq. ft. with a two-car garage. Materials are brick, fiber cement, and stucco. These townhomes will be zero energy ready, essentially using half the energy of a typical townhome. Amenities include a courtyard, clubhouse, garages, tot lot, picnic areas and a boat rental for the pond. Steve Pastorik reported that we have received input from the public regarding this development. The developer hosted an open house at the Hunter Library. We received a petition and several emails in opposition. Several residents of the Highbury development have voiced their opposition during the public comment periods of recent City Council meetings. Steve Pastorik said Suburban Land Reserve (SLR) owns this property and owned the neighboring property. In order to get zoning for apartments on the neighboring property, SLR signed a development agreement committing to do single family detached on this property. In order to rezone the property for townhomes, the zoning must be changed and the development agreement would need to be amended. Commissioner McEwen said he feels the development agreement to keep this area single family residential should be honored, because that is what the surrounding community has been promised. Steve Pastorik discussed the mix of the overall Highbury development: single family homes are 26% in terms of units, townhomes represent 29%, and apartments represent 45%. Commissioner Lovato said that because townhomes are owner occupied, he feels they will be taken care of as well as single-family homes. Commissioner Wood would like this property to remain single-family. ZONE TEXT CHANGE APPLICATION Z-2-2018 DWELL DESIGN BUILD IS REQUESTING A ZONE TEXT CHANGE TO AMEND SECTION 7-6-202 OF THE CITY CODE TO ALLOW A MINIMUM LOT SIZE OF 7,000 SQ FT FOR PROPERTIES ZONED A (AGRICULTURE) UNDER CERTAIN CONDITIONS, AS WELL AS TO AMEND PART 2 OF CHAPTER 7-11 TO CREATE SEPARATE DEVELOPMENT PLAN REQUIREMENTS FOR NEW SINGLE UNIT DWELLINGS LOCATED IN THE CHESTERFIELD SUBDIVISION. (STAFF - STEVE PASTORIK AT 801-963-3545) Discussion: Steve Pastorik said this is Dwell Design Build’s fourth application with the City. The first application was for 4,000 sq. ft. lots. The second application was for 7,000 sq. ft. lots. The most recent application was to change zoning to RE (Residential Estate), which the City Council denied. This proposal is to come up with a unique zone for Chesterfield, called Agricultural Farmhouse. The idea is to create ½ acre lots next to Agricultural zoning as a transition, then create 7,000 sq. ft. lots behind the ½ acre lots that will allow 1,300 sq. ft. homes Planning Commission Study Session May 16, 2018 Page 3 with farmhouse-look architecture. Brandon Hill pointed out that this application is for a zone text change only, not for the rezoning of any property. He is sympathetic to the developer for trying to find something that will work for this site. If both the Planning Commission and City Council are in support of this application, City staff would have to work with the applicant to see how to do this within our code framework. Commissioner Fuller said Chesterfield is a unique area that should be treated differently than the rest of the City. He suggested we come up with a Chesterfield Overlay Zone. Steve Pastorik said we could define such an area on the zoning map so it would not affect the entire City. His perspective is there are strong competing interests: Chesterfield residents are staunch about keeping ½ acre lots, agricultural zoning, animal rights, and no sidewalks. Developers are interested in creating as many lots as possible. Steve Pastorik said it would be a challenge to set the standards for such an overlay zone. Commissioner Lovato asked what some of the hurdles would be for creating a Chesterfield Overlay Zone. Steve Pastorik answered that from the perspective of the City Council, they may stick to their standards regarding the size of the homes. The residents’ main concern is animal rights. Commissioner Fuller said it doesn’t make sense economically to put a $300,000 home in Chesterfield. It will not sell. Commissioner Fuller said the developer made the mistake of purchasing the property without knowing what could be done on it. Steve Pastorik said he will discuss the possibility of a Chesterfield Overlay Zone with the City Council to see if it is something they want to pursue, however, we still need to respond to this application. There being no further business, the meeting adjourned at 4:10 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant