Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING AUGUST 2, 2023 The meeting was called to order at 3:30 p.m. by Chair Fuller in the City Council Chambers at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and using Zoom at https://us06web.zoom.us/j/88955119737 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Darrick Porter, Harold Woodruff, Cindy Wood, and Martell Winters ABSENT WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Brock Anderson, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney GENERAL PLAN/ZONE CHANGE APPLICATIONS GPZ-7-2023 Petition by CHRISTOPHER CLIFFORD requesting a General Plan change from Mixed Use and Large Lot Residential (2 to 3 units/acre) to Small Lot Residential (4 to 7 units/acre) and a zone change from A (Agriculture, minimum lot size ½ acre) to RM (Multiple Unit Dwelling Residential). The property is located at 5143 West 3500 South on 4.34 acres. (Staff – Steve Pastorik at 801-963-3545 or steve.pastorik@wvc-ut.gov) Discussion: Steve Pastorik explained that the Commission looked at a proposal for this property last year, and they approved it. However, it was denied by the City Council because they did not favor the private streets. He presented the submitted concept plan and noted that the size of the buildings is not to scale with the size of the roads. Steve stated that staff had modified the concept for a more accurate reflection of the buildings and presented the revised plan to the Commission. He noted that the applicant included the parcel to the south in their project last year; however, they are not including it in this 21-unit proposal. Steve said that the Public Works Department commented some turnaround would need to be added to the south end of the access street. He explained that the roads are public and noted that they are proposing attached units, which allows for a 44-foot right-of-way. Steve showed a concept rendering and a floor plan for the proposed townhomes. He  stated that the developer would like to include basements. He reviewed other differences between last year's proposal and today's proposal for the Commission. Commissioner Lovato said he would be more comfortable if this were a 55+ development. He asked Steve if they had proposed to add a gate at the end of the cul-de- sac last year. Steve stated that the prior concept showed the road terminating in a cul-de- sac, and they would add a gate at the end. Steve noted that if the development was a 55+ community, at least 80% of the residents would need to be over 55. Commissioner Winters asked if the proposed density would be similar to that of an R-1-8 zone. Steve said it would be approximately the same as an R-1-7 zone. He stated that a PUD could have a density of up to 6.5 units/acre in the R-1-8 zone, but that is not what the applicant is proposing. Commissioner Winters asked if this development is required to offer amenities. Steve explained that if this were a townhome development instead of a PUD, they would need to meet the amenity requirements outlined in the zoning ordinance. Steve said he would go into more detail in the staff report and during next week's presentation. Commissioner Winters asked what the difference is between a duplex and a twin home. Steve explained that with a duplex, both units would be under one ownership, whereas a twin home units are under separate ownership. SUBDIVISION APPLICATIONS SMI-1-2023 Petition by DAVE LLORET is requesting preliminary approval for the Advanced RV Subdivision. The subdivision will consist of 2 lots on 4.81 acres. The subdivision is located at 4581 West 3500 South and is zoned C-2 (General Commercial). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman pointed out that to the east of the subject property is the Lofts on 35th development. He noted that the development, which is well under construction. Steve explained that the applicant would like to divide off the property's southwest corner to continue the existing use and will sell the larger parcel for a new business. He stated that there is a secured gate in front of the new lot. Steve said they would have access from 3500 South via an access easement. Steve said the applicant had mentioned that the new lot would be used as it has been used for the past 15 years. The applicant might provide more information about the new use during the public hearing. Commissioner Winters asked Steve if they would use the existing building or build a new structure. Steve said he suspects it would be a new building; however, if they can modify the existing building for the use, the current building could be an option to fit the proposed use. PUD-1-2023 Petition by RUSSELL PLATT is requesting preliminary approval for the Towns at 2351. This planned community will consist of 24 units on 1.84 acres. The subdivision is located at 2351 South Redwood Road and is zoned RM (Multiple Unit Dwelling Residential). (Staff – Steve Lehman at 801-963-3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman stated that the subject property might look familiar to the Commission because it had been rezoned in 2021. He noted that this proposal is for a new townhome development. Steve explained that the property is currently vacant, but a large mound of dirt would need to be removed or relocated. Steve presented the site plan and explained that the existing development agreement allows for 24 units, and the applicant proposed three different building types. He stated that the proposed building units are large, starting at 2059 square feet. Steve showed the preliminary renderings submitted by the applicant. He explained that the staff made some suggestions, and there have been modifications to the renderings, specifically the end units, which would provide more design relief. He pointed out that there would be a fenced-in area in front of the bottom units and rooftop decks. Steve stated that staff suggested an addition of a third amenity, a walking path along the perimeter of the development. Steve pointed out that there would be ten parking spaces for guests. Commissioner Woodruff asked if we would consider this a private drive. Steve said it would, but this project predates the City’s ordinance for private streets. Commissioner Winters asked if the walking path would extend to the south property line. Steve said he would speak with Mr. Platt to see if that was an option. Commissioner Lovato asked if we could use a composite rather than a Vinyl fence. Steve said that would be a good idea, mainly because it is heavily trafficked. He stated that he would present the option to the applicant and noted that there is an anti-graffiti fence that he would also suggest. Commissioner Winters said that he agreed with Commissioner Lovato. He pointed out that when a vinyl fence breaks, it is hard to repair. There being no further business, the meeting adjourned at 4:20 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant