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West Valley Council studies zone change for 3001 W. 4100 S., proposal would add 14 rental townhomes
Summary
Community development staff presented a request to rezone a 1.5-acre parcel at 3001 W. 4100 S. from agricultural to RM for 14 rental townhomes. Council raised concerns about height, parking and long-term rental vs. for-sale conversion; management standards would limit occupants and require perimeter landscaping.
West Valley City staff presented a proposed zone change for a 1.5-acre parcel at 3001 West 4100 South that would rezone the site from agricultural to RM and allow a development of 14 townhome units alongside one existing house.
Community Development Director Steve Pastrick described the revised plan as four buildings with two units each and one two-unit building, preserving an existing house and building new garages and perimeter-facing unit fronts. Pastrick said the development agreement would require construction of a park strip and sidewalk on 4100 South and include management standards for rental units.
The presentation noted the project’s density would be just under 10 units per acre, inside the city’s 7–12 units-per-acre general-plan range. Pastrick said the project team modified earlier plans — which had four-unit buildings — after planning commission concerns about building size and a floor-plan layout that resembled student housing.
Council members asked whether the units would include basements (Pastrick: “No. These would be slab on grade.”) and raised privacy and massing concerns because many adjacent homes are single-story. Pastrick acknowledged a mix of one- and two-story homes nearby and said the planning commission and staff discussed potential height and massing changes during review.
Several council members pressed whether the townhomes would be rented room-by-room and how that would affect parking. Pastrick said the city code already prohibits renting individual rooms and that the proposed management standards (Exhibit D, item 19 of the development agreement) would read: “Only those persons listed as residents in the lease agreement shall be permitted to live in any unit, and then no more than 4 unrelated persons can live in a single townhome unit.”
A resident who attended the planning commission, identified as Mike Malcolm, had told the commission he preferred single-family housing on three sides of the property. Pastrick said the applicant has stated a preference for rental housing, though conversion to for-sale units later is technically possible if different construction and building code requirements are met.
No formal vote was taken during the study meeting; Pastrick said the zone-change application and development agreement will return for formal consideration after required public-notice and planning-commission steps.
The city manager said the development agreement will require final elevations and code-conformance updates before building permits are issued.
