Planning Commission Study Meeting

siWEST VALLEY CITY PLANNING COMMISSION Study Meeting August 5, 2020 The meeting was called to order at 3:35 p.m. by Chair Meaders using Zoom at https://zoom.us/j/95328405803 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, David McEwen, Clover Meaders, Darrick Porter, Harold Woodruff, Cindy Wood, Mathew Lovato and Martell Winters ABSENT Brent Fuller WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney GENERAL PLAN/ZONE CHANGE APPLICATION GPZ-3-2020 Petition by JOE SALISBURY requesting a General Plan change from Commercial/Light Manufacturing to High Density Residential (12 to 20 units/acre) and a zone change from A (Agriculture, minimum lot size ½ acre) and M (Manufacturing) to RM (Multiple Unit Dwelling Residential). The property is located at 2892 S Decker Lake Dr. on 16.05 acres. (Staff – Steve Pastorik at 801-963-3545) Continued from July 8, 2020 public hearing Discussion: Steve Pastorik explained the applicant is requesting to continue this application to no date certain. ZONE TEXT CHANGE APPLICATION ZT-5-2020 Petition by WEST VALLEY CITY PUBLIC WORKS to update the Engineering Division Standards. (Staff – Steve Pastorik at 801-963-3545) Discussion: Steve Pastorik explained this request is coming before the Planning Commission because it will have an impact on development, and they may start seeing these techniques used on a development that have not been used before. Steve also stated the proposed update to the engineering division standards are in the planning commission packet for them to review. Dan Johnson, city engineer, explained this update will have land developers examine their site for  low impact development techniques i.e. water storage, water harvesting, infiltration basin. Commissioner Winters asked if the requirement for new developments is to retain 80% of the rainwater. Dan stated 80% of the stormwater should be retained onsite and the extra 20% can be discharged offsite. Commissioner Winters thought it was against a code or law to retain rainwater. Steve said that the state, within the last several years, started allowing rainwater harvesting. Steve and Dan agreed that drainage is the main issue here. Commissioner Winters asked if this is a revision to the current standards or if it is a brand-new document. Steve stated this is a revision and the Planning Commission can find a summary of the major changes in their packets. ZONE CHANGE APPLICATION Z-6-2020 Petition by DR HORTON requesting a zone change from A (Agriculture, minimum lot size ½ acre) to RM (Multiple Unit Dwelling Residential), R-1-10 (Single Unit Dwelling Residential, minimum lot size 10,000 sq. ft.) and C-2 (General Commercial). The property is located at 4600 S 5600 W on 11.0 acres. (Staff – Steve Pastorik at 801-963-3545) Discussion: Steve Pastorik explained the subject property is adjacent to zone R-1-7 to the north, commercial to the south and southeast, railroad tracks to the southwest, and the Mountainview Corridor to the west. To the south of the subject property is a triangular- shaped piece of land owned by Dominion Energy. The applicant is requesting a combination of three zones. R-1-10 would be to the west and connect with an existing stub street. The RM zone would be the central portion of the property for townhomes. The C-2 zone would be a 1.1-acre piece of land to the southeast. Steve explained that he had, received several emails from property owners in the area. One comment was how the subject property fits into the City’s General Plan. Steve’s response was if you look at the major intersections along 5600 West, there is a pattern of commercial property surrounded by townhomes or apartments. Steve pointed out one staff concern was connecting the stub street to the proposed townhomes would cause increased traffic in the neighborhood. So, terminating the stub street in a cul-de-sac would give access to the new single-unit dwellings and prevent the traffic from going through the community. Another staff concern was about the applicant’s concept plan having the townhomes facing 5600 West. 5600 West is a dense traffic area and has potential safety issues. Staff’s thoughts were to have the townhomes facing each other with a masonry wall along 5600 West. Commissioner McEwen asked if DR Horton will be putting in the masonry wall for the commercial zone. Steve said that could be an option; however, the applicant does not intend on owning the commercial property, and it is a requirement for the commercial zone to add a masonry wall, therefor they might go that route. Steve then explained if they decide to have the townhomes facing each other, the staff recommends the applicant make the side of the buildings more attractive as they can be seen from the street. Steve stated the first question is, would townhomes be an appropriate use here. He explained the proposal does fit with the General Plan and follows the pattern of other major intersections along 5600 West. Commissioner Winters asked why the applicant is not required to propose the RE zone. Steve stated there are specific requirements to be eligible to apply for the RM zone. One  requirement would be the land is at least an acre, and the second is the property has access and frontage on a road with at least a 100 foot right of way. 5600 West is a 106 foot right of way, making them able to apply for the RM zone. Both the RE and RM zones are options with this proposal. Commissioner Lovato asked if there is a definition of a main street. Steve explained the code defines it as a street with a 100 foot right of way or more. Commissioner Winters asked if the applicant could apply for the entire parcel to be zoned R- 1-8 or R-1-10. Steve said this was not an option because R-1-8 and R-1-10 are only eligible up to 2 acres; Above two acres with single-family detached homes, it would be zoned RE. Steve then explained a couple of things for the Planning Commission to consider. 1. Should the townhomes be facing 5600 West? 2. What fencing should be surrounding the property? 3. What townhome elevations shall be developed and built for the front and street-facing façades? Commissioner McEwen wonders if there is a need for commercial space where there are vacant strip malls in the area. Commissioner Winters asked if Dominion Energy will have access to their property through the proposed townhomes. Steve said there is an easement in place for them to access their property. Commissioner Lovato expressed concern with tagging along the fence on the railroad side. Steve said the staff had this concern as well and recommended a masonry or chain-link fence. Commissioner Winters stated it could also be pricy to repair and maintain the fence. Commissioner Woodruff stated he didn’t see a leasing office and asked what amenities they are thinking of for the project. Steve explained the townhomes would be for sale and not require a leasing office. Steve pointed out the tot lot that would include green space and a fire pit. They are also trying to provide more open areas to their plan. Commissioner Lovato asked if there is a development agreement that holds to this plan. Steve stated there would be a development agreement. There being no further business, the meeting adjourned at 4:35 p.m. Respectfully submitted, Kirsten Hunt Administrative Assistant