Planning Commission Meeting

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT WEST VALLEY CITY PLANNING COMMISSION MINUTES June 27, 2018 The meeting was called to order at 4:03 p.m. by Chair Meaders at 3600 Constitution Blvd., West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, and Clover Meaders ABSENT Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Steve Lehman and Brenda Turnblom AUDIENCE There were no people in the audience. Application #: GP-1-2018 Applicant: West Valley City Request: Removal of Corporate Park Drive between Lake Park Blvd. and 2400 South from the General Plan Map and Major Street Plan West Valley City Planning staff is requesting a change to the General Plan to remove Corporate Park Drive between Lake Park Blvd. and 2400 South from the General Plan Map and Major Street Plan. This planned road segment runs through vacant property owned by Suburban Land Reserve (SLR) and crosses the Riter Canal. The southern portion of the property is designated as Large Lot Residential (2 to 3 units/acre) in the General Plan and is zoned A-2 (agriculture, minimum lot size 2 acres). The northern portion of the property is designated as Light Manufacturing in the General Plan and is zoned M (manufacturing). Given the proximity to the Stonebridge Golf Course, Highbury amenities and services, and canal buffer, the southern portion of the affected property has the potential to be developed as higher end residential 3600 Constitution Blvd. West Valley City, UT 84119-3720 Phone (801) 966-3600 Fax (801) 963-3559 West Valley City Planning Commission June 27, 2018 Page 2 subdivision. There is already interest in developing the northern portion of the affected property as light industrial. If Corporate Park Drive was developed as currently plan it would, in staff’s view, detract from the quality residential environment possible on the southern portion of the affected property by introducing truck traffic. About ½ mile to the west, 5370 West connects Lake Park Blvd. with 2400 South. In this area, light industrial is on the north side of the canal and commercial is on the south side of the canal. Truck traffic to and from the northern portion of the SLR property will still be able to access Bangerter Highway, 5600 West and SR-201 via 2400 South. Staff Alternatives: 1. Approval of the General Plan change. 2. Continuance, for reasons determined during the public hearing. 3. Denial. Motion: Commissioner Lovato moved to approve GP-1-2018. Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Unanimous – GP-1-2018 – Approved Application #: M-4-2018 Applicants: Lon Clayton, Scott Eliason, Rob Moore, and Scott Gerrity Addresses: 4018, 4032-4040, 4050 and 4053 West 4100 South Request: Landscaping exceptions along 4100 South Property Size: 4.3 acres In 2019, West Valley City Public Works will be making improvements along 4100 South between Bangerter Highway and approximately 5440 West. Most of the improvements will fit within the City’s existing right-of-way. However, at the intersection of 4000 West, the planned improvements will require the acquisition of some landscaping from the properties listed above which are all zoned C-1 (neighborhood commercial). A 20’ landscaped buffer is required along high image arterial streets like 4100 South. Each of the subject properties currently has 20’ of landscaping; however, the planned improvements will reduce the landscaping by approximately 10’ to 14’. The City’s ordinance requires the 20’ landscaped buffer to be replaced when it is reduced in size. However, an exception to this standard can be obtained for “road widening and full compliance is not possible due to the location of existing Buildings or because West Valley City Planning Commission June 27, 2018 Page 3 compliance would necessitate elimination of improvements required by other ordinances which could not be relocated elsewhere on the site.” Each of the owners listed above has requested a landscape exception. Their written requests are included with this report. Below is a staff analysis of each location:  4018 West 4100 South (Scott Gerrity): This site is a convenience store with a gasoline canopy. Replacing the landscaping here would prevent cars from maneuvering around the gas pumps if a car is filling up. When looking at other convenience stores, they allow sufficient room for vehicles to drive around cars that are filling up.  4032-4040 and 4050 West 4100 South: (Scott Eliason and Lon Clayton) These properties include a strip mall and Western Gardens. To replace the landscaping here would displace 38 stalls. The approved site plan shows 131 existing stalls. Given the current mix of businesses, the loss of 38 stalls would make the site deficient on parking and limit future tenant prospects like restaurants.  4053 West 4100 South (Rob Moore): This site was originally developed as a Subway with a drive-thru. The site is currently used as a Beans and Brew. Replacing the landscaping on this site would encroach on the drive-thru lane in front of the building making the drive-thru no longer functional. Staff Alternatives: 1. Approval of the landscaping exceptions subject to the following: a. Landscaping along 4100 South may be reduced as shown on the plans from Public Works. b. The remaining landscaped areas along the 4100 South shall meet the requirements in Section 7-10-103 with the condition that the required street trees shall be planted an average of 30’ apart. 2. Continuance, for reasons determined during the public hearing. Discussion: Commissioner McEwen asked if the City is requiring that a berm be installed as part of the landscaping standards. Steve Pastorik answered that a berm is required, but not much height may be possible because of the narrow width of the landscaped area. Commissioner McEwen noticed that some landscaping shrubs are so small that it will take years for them to fill out. Steve Pastorik said that we added minimum caliper sizes for shrubs and trees in our Title 7 overhaul. We can make sure that this property meets those landscaping requirements. Commissioner Fuller said we have not settled on a solution other than a berm. Half of the area for a berm will be removed here. Steve Pastorik said the road is higher than the parking lot, so it is possible a retaining wall will be installed. Commissioner Lovato suggested that instead of piecemealing the landscaping for these properties, perhaps the landscaping could be designed to be consistent and tie together these properties. Steve Pastorik said that typically the budget just includes repair and replacement of the existing landscaping. However, he will discuss this suggestion with Public Works and the owners of the properties. West Valley City Planning Commission June 27, 2018 Page 4 Motion: Commissioner McEwen moved to approve M-4-2018 subject to the two items listed in the staff report. Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Unanimous – M-4-2018 – Approved Approval of Minutes from June 13, 2018 (Regular Meeting) Approved Approval of Minutes from June 20, 2018 (Study Meeting) Continued There being no further business, the meeting adjourned at 4:16 p.m. Respectfully submitted, _____________________________________ Brenda Turnblom, Administrative Assistant