Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting May 15, 2019 The meeting was called to order at 3:30 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, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT Darrick Porter WEST VALLEY CITY PLANNING DIVISION STAFF Steve Lehman, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION Brandon Hill ZONE TEXT CHANGE APPLICATION ZT-5-2019 PETITION BY DEV GROUP REQUESTING A ZONE TEXT CHANGE TO AMEND THE CRITERIA FOUND IN SECTION 7-5-101 USED TO DETERMINE WHETHER A PROPERTY IS ELIGIBLE TO BE REZONED TO THE RM (MULTIPLE UNIT DWELLING RESIDENTIAL) ZONE. (STAFF – STEVE PASTORIK 801-963-3545) Discussion: Steve Pastorik said that in 2015, the City Council decided they would not take any more applications for RM (Residential Multi-Family) zoning. They later said they will accept RM zoning under three conditions. Amendments are being proposed to two of the three conditions to allow applications for RM zoning within ½ mile of a light rail station. There are four light rail stations within the City. Steve Pastorik said most people are willing to walk ¼ to ½ mile to/from a Trax station (roughly a ten minute walk). Planning Commission Study Meeting May 15, 2019 Page 2 Steve Pastorik said having residences and shopping together create synergy because they support each other. Commissioner Fuller asked Steve Pastorik to read the definition of Regional Shopping Center: A shopping center located within 200 feet of I-215 with a combined building size over 500,000 sqft and a minimum of 50 acres (Valley Fair Mall). Steve Pastorik reported that five rezones to RM zoning have been approved on major streets since the General Plan was adopted four years ago. This shows that the City Council is amenable to RM zoning in the right locations. This proposed text amendment would make RM zoning in other locations possible. Steve Pastorik noted that just because an application for a zone change to RM is submitted, it does not mean it will be approved. Commissioner Fuller asked why we only chose to install transit sites along larger roads. Steve Pastorik said one of the clearly stated goals in the General Plan is to maintain single family neighborhoods. We do not want to rezone single-family to multi-family. We want want to steer new higher density apartments to busier streets so traffic is not added on residential streets. Commissioner Lovato mentioned we don’t want to become a transitional City. People care more for a property that is owned than one that is rented. We want people to stay. Steve Pastorik agrees the City Council wants to encourage ownership, however, we don’t have a mechanism to prevent rental properties. Someone may build a huge house and rent it as an Airbnb during the ski season. Steve Pastorik reported that rent has increased 4-1/2% in West Valley. Commissioner Wood agrees that apartments are flooding the market now. Chair Meaders asked if the criteria for the zone text amendment could be altered by the Planning Commission to make it more palatable. Steve Pastorik answered yes. Commissioner Wood asked if the City plans to extend light rail farther west. Steve Pastrik answered that UTA is doubling down on enhancing the workability and frequency of bus service due to the high cost of light rail. Commissioner Fuller recapped that the logic behind this zone text change is to have RM zoning close to light rail. Commissioner Fuller worries that this could lead to RM zoning near bus service in single family neighborhoods. GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-2-2019 PETITION BY DEV GROUP REQUESTING AN AMENDMENT TO THE GENERAL PLAN OF WEST VALLEY CITY BY RECLASSIFYING THE FOLLOWING DESCRIBED PROPERTY FROM GENERAL COMMERCIAL TO VERY HIGH DENSITY RESIDENTIAL (OVER 20 Planning Commission Study Meeting May 15, 2019 Page 3 UNITS/ACRE) AND A ZONE CHANGE FROM C-2 (GENERAL COMMERCIAL) TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL). THE PROPERTY IS LOCATED AT 2600 WEST 3800 SOUTH ON 3.66 ACRES. (STAFF – STEVE PASTORIK 801-963-3545) Discussion: Steve Pastorik said this application may only be considered if the zone text change application above is approved. This property was purchased by the Valley Fair Mall. Steve Pastorik said that more non-traditional tenants are being brought in around malls due to the market. Steve Pastorik reported a 275 unit apartment building is proposed here. Amenities include a fitness area, clubhouse, sport court, and pool. The design will be similar to ICO, with three levels of parking within the structure and units around the perimeter. A patio area is proposed on top of the structured parking. Level four is composed of units with windows facing the patio. Steve Pastorik said a walking path with landscaping is needed leading to the mall, so pedestrians aren’t just walking across a parking lot. Proposed materials are metal panels, stucco, and tile. These materials will tie in with the materials on the Springhill Suites motel that has already been approved near the Costco gas station. Commissioner McEwen pointed out that several apartment buildings have been approved but not built. He wants to make sure there is a demand for this many apartments. Steve Pastorik said Arcadia is a firm that does research to track apartment complexes that are either under construction or have received preliminary approval so we know what is in the pipeline regionally. The apartments are being filled and rent rates are up. Commissioner Lovato compared this proposed building with the existing ICO apartment building. Steve Pastorik said calls for service and rent will be similar. Chair Meaders asked about density. Steve Pastorik said density will be 75 per acre, where ICO is 78. Benefits of higher density projects include structured parking and elevators. Commissioner Winters asked if an increase of crime was seen around the ICO building. Commissioner Fuller asked if there is more crime surrounding subsidized apartments than market rate apartments. Steve Pastorik said the City is in the process of rolling out a quarterly report on police cases for apartment complexes which he will email to the Planning Commissioners. Steve Pastorik said that crime prevention has more to do with the way apartments are managed than the age of the apartments; such as screening tenants, getting rid of bad tenants, and lighting. Commissioner McEwen is concerned about traffic problems that will be compounded by the approved hotel and this proposed apartment building. Commissioner Fuller agrees that exiting the mall/Costco area is already a traffic Planning Commission Study Meeting May 15, 2019 Page 4 problem that needs to be addressed. Steve Pastorik said, if approved, this will be conditional use. A traffic study will be required as part of the conditional use. Commissioner Fuller recommends preliminary suggestions be given to solve the traffic problem prior to applying for a conditional use. Perhaps the traffic lights need to be adjusted to allow more time for turning. Commissioner Winters asked if there are any improvements planned along 3800 South. Steve Pastorik said that he is not aware of any improvements, 3800 South will remain a three lane road. SUBDIVISION APPLICATIONS ZSA-1-2019 KEN MILNE IS REQUESTING A PLAT AMENDMENT OF LOT 210 IN THE CLEARSTONE ESTATES SUBDIVISION PHASE 2. THE PROPOSED PLAT AMENDMENT WILL ALSO VACATE A PORTION OF CLEARSTONE DRIVE. THE SUBDIVISION IS LOCATED AT 6522 WEST 3755 SOUTH AND IS ZONED R-1-10 (SINGLE FAMILY RESIDENTIAL, MINIMUM 10,000 SQFT LOT). (STAFF - STEVE LEHMAN AT 801-963-3311) Discussion: Steve Lehman indicated that when Clearstone Estates was platted, there was a stub road for future access to the Defay property. The alignment of the stub road does not work for an RE zone and doesn’t accommodate the large homes planned to be built there. Steve Lehman related that lot 210 is owned by Hallmark homes. The home will be sold in about four months. If the stub road in front of lot 210 is turned into a knuckle, the existing fire hydrant, sewer manhole, water valves, and light will need to be moved. Hallmark would rather landscape the 800 sqft of property surrounding the knuckle than hardscape it. City staff agrees that landscaping will provide a better result. SMI-5-2019 THE UTAH DEPARTMENT OF TRANSPORTATION IS REQUESTING PRELIMINARY APPROVAL FOR THE ANNA CAROLINE SUBDIVISION. THE SUBDIVISION WILL CONSIST OF 1 LOT AND 1 PARCEL ON 14.5 ACRES OF PROPERTY. THE SUBDIVISION WILL DEDICATE THE EXTENSION OF ANNA CAROLINE DRIVE TO THE NORTH AND WILL ALSO DEDICATE A PORTION OF 2400 SOUTH. THE SUBDIVISION IS LOCATED AT 2400 SOUTH 5700 WEST AND IS ZONED LI (LIGHT INDUSTRIAL). (STAFF - STEVE LEHMAN AT 801- 963-3311) Discussion: The purpose of this application is to create a maintenance facility for UDOT along with a salt shed location. Planning Commission Study Meeting May 15, 2019 Page 5 There being no further business, the meeting adjourned at 5:02 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant