Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING NOVEMBER 3, 2021 The meeting was called to order at 3:30 p.m. by Chair Meaders in the City Council Chambers at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and using Zoom at https://zoom.us/j/95328405803 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Harold Woodruff, Cindy Wood, and Martell Winters ABSENT WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, Steve Lehman, Brock Anderson, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney GENERAL PLAN/ZONE TEXT CHANGE APPLICATIONS GPZ-15-2021 Petition by HAMLET DEVELOPMENT CORP. requesting a General Plan change from Rural Residential (1 to 2 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 3702 and 3716 South 5450 West on 4.42 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that this proposal includes two lots with a home on each lot, which they intend to retain. He pointed out the Reserve Subdivision located southeast of the subject property, which was rezoned to RE in 2018. Steve noted that the proposed subdivision would be similar to that subdivision. He said that the applicant is proposing three flag lots. Steve pointed out that the property across the street does have improvements; however, most of the road does not. Steve said that there is one difference between this proposal and prior proposals for the Reserve. The homes will be facing 5450 West. Commissioner McEwen asked if this subdivision would include curb, gutter, and  sidewalk or if that would be discussed later. Steve said that where most of the street does not have improvements, it was not discussed as part of this proposal. He explained that the addition of curb, gutter, and sidewalk could be discussed as part of the subdivision application. Commissioner Winters and Commissioner Wood like the fact that the homes will be facing the street. Commissioner Winter's only concern is that one building appears to be much bigger than the surrounding homes. Commissioner Wood said that this home sits much closer to the road, which might be why it sticks out. Commissioner Winters asked Steve if there was a way to address this issue. Steve said that we could speak to the developer about capping the height of the proposed structures. Commissioner Winters feels it is better to give the option of a second story. Commissioner Lovato asked how the Reserve fits into the community. Commissioner Wood said that they have only finished two homes so far. However, she did not hear anything negative about the development. She did have a conversation with one gentleman who was concerned about the amount of water on the subject property. Commissioner Winters said that the subject property is currently irrigated. Both Commissioner Wood and Commissioner Winters said the homes are beautiful and are an excellent addition to the neighborhood. Steve mentioned that the applicant would be requesting a frontage exception to one or two of the proposed lots. Commissioner Winters asked if they needed the exception because of the existing homes, and Steve said that is correct; they are building around those properties. Commissioner Lovato asked why there is a private road in the middle of the development and flag lots. Steve explained that this concept allows the applicant to meet the average square footage lot requirement. He said that the flag lots include the stem as part of the overall square footage, where an additional private road would decrease the average size of the lots, causing them not to meet that requirement. SUBDIVISION APPLICATIONS PUD-2-2021 Petition by KEN MILNE requesting a reduction in the landscaping requirement for the Heather on Parkway PUD. Mr. Milne is requesting a reduction from 50% to 44.4%. The request is related to the Heather Villas PUD, a senior living community that will be constructed at approximately 6087 West Parkway Boulevard. The property is approximately 13.8 acres and is zoned RM (Multiple Unit Dwelling Residential). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that the applicant is requesting a reduction in the landscaping requirement for the Heather on the Parkway PUD. Steve stated that Mr. Milne does has preliminary approval. He said the existing development agreement requires the unit size to be 1500 square feet and the applicant would like to develop larger units, around 2,000 sq.ft. Mr. Milne feels the larger units will provide more room for the tenants to have people visit comfortably. Steve noted that the applicant  has submitted a letter that explains his reasons for requesting the landscaping reduction and this letter will be included in the Commissions packet. Steve did speak to the applicant about mixing different sized units to average the 1500 sq. ft. requirement Steve discussed the amenities that will be included in this senior development. He said there will be a large club house including many features, such as a fitness room, theater room and a sauna. There will also be a pickleball court and a walking trail. Steve stated that Mr. Milne feels offering larger units and a number of amenities will provide a higher level of comfort for future tenants and the landscape reduction will allow him to reach his goal. PUD-6-2021 Petition by REJ HINTZE, representing Back Development, is requesting preliminary approval for the 4100 Commons Office Condominiums. The application will convert the old Granger Medical Office building into office condominiums. The property is located at 3745 West 4100 South. The property is approximately 7 acres in size and is zoned RB (Residential Business). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that the subject property used to be the Granger Medical Office Building until they relocated. He said the property has been left vacant, however the site has been kept well maintained. Steve stated that Mr. Hintze is wanting to covert the subject property into condominiums. This would divide both floors into smaller units for interested businesses to purchase. Steve said that he recently was informed of a transaction between Mr. Hintze and Kalen Howard, where Kalen purchased 2.76 % of Black Development. Steve said that Mr. Howard told him that his deal with Black Development had gone south. He explained to the Planning Commission that in speaking with Brandon Hill, Assistant City Attorney, it is fine for the City to move forward with this proposal. Steve mentioned this to the Commission because it is possible that this gentleman will be attending next week’s public hearing. If any further issues come up prior to the public hearing, Steve will inform the Commission. Chair Meaders asked Steve if he has any objections pertaining to this proposal. Steve said that he doesn’t know of any objections, and he feels that this gentleman could be trying to get assistance from the City to resolve his conflict with Black Development. Commissioner Winters feels this would be a great use for the property in question. S-2-2021 Petition by MR. SHAUN JOHNSON, requesting revised preliminary plat approval for a portion of the 1st phase of the Weston Fields Subdivision. The revised preliminary plat will amend lots 1103, 1104 and 1105 of the Brookfield Subdivision and will adjust the north property lines of lots 110-112 of the Weston Fields Subdivision Phase 1. The property is located at approximately 4180 South 6740 West and is zoned R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square  feet). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that during phase one of the Weston Fields Subdivision, it was discovered that belonging to adjacent property owners were encroaching onto the Subdivision. Shaun Johnson, the applicant, decided to amend his lots and adjust the property line allowing the fences to remain in their current location. Steve said the applicant did have preliminary approval and looking to move into the final plat when it was realized that the fence belonging to the Brookfield Subdivision was encroaching onto lots 110-112 of the Western Fields Subdivision. This proposal will allow Mr. Johnson to adjust his property line and amend the affected lots of the Brookfield Subdivision. There being no further business, the meeting adjourned at 4:25 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant