Planning Commission Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION MINUTES NOVEMBER 9, 2022 The meeting was called to order at 4:00 p.m. by Chairperson 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 David McEwen, Brent Fuller, Mathew Lovato, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT David McEwen, and Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, and Kirsten Hunt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Deputy City Attorney AUDIENCE There were 3 people in the audience C-23-22 Carpe Diem Shopping Center 5518 South 5600 West C-2 zone, 1.3 acres The applicant, Forza Development, is requesting conditional use approval for a multi-tenant shopping center and fast food restaurant with a drive-thru at 5518 South 5600 West, Lot 201 of Carpe Diem Auctum No 2. The zoning for this property is C-2, General Commercial and the General Plan designation is Mixed Use. The surrounding zone is C-2, general commercial. The surrounding uses include a proposed Quick Quack carwash to the north, a proposed Starbucks to the south and a future UTA park and ride lot to the west. The building is proposed to be a 4 tenant, 7,060 sqft building that will include a fast food restaurant with a drive-thru. The building will be constructed primarily of a stucco with a brick wainscot and accents. The design must comply with the Commercial Design Standards. The property has frontage along 5600 West which is a High Image Arterial and subject to the requirements set forth in 7-10 of the West Valley City Municipal Code. There is a drive-thru lane located along the 5600 West frontage so additional screening of the area must also be provided. Trees and landscaping are also required within the interior of the site/parking lot as outlined in Title 7 with a minimum landscaping percentage of 15% for the parcel. Access to all of the Carpe Diem lots is provided with a shared drive that is being developed in conjunction with UTA. The landscaping that is along that drive will be completed as part of this site development. That landscaping shall include a minimum of 1 tree for every 30’ of frontage as well as a minimum of 50% live plant material coverage not including tree canopies. Parking calculations will be verified based off the tenant mix but the site must be able to accommodate the mix of retail/office uses including the restaurant tenant. There must also be adequate stacking for 4 cars from the order board and pick up window. Signage for this use is proposed on the walls of the building and they have not provided any information for proposed ground signage. All proposed signage for this project must comply with the Sign Ordinance. Staff Alternatives Approval subject to any issues raised at the public hearing as well as the following conditions: 1. The building must be completed per the approved plans and be designed in accordance with the Commercial Design Standards, including screening of mechanical equipment.  2. The site shall be landscaped per the approved plans and the frontage shall be designed per 7-10, Standards for Landscaping Along High Image Arterial Streets and 7-7-111, Fast Food Establishments with Drive-Up Windows. 3. The access drive shall be landscaped as part of this project and must include a minimum of 1 tree for every 30’ of frontage as well as 50% live plant material coverage not including tree canopies 4. There must be adequate parking for the proposed mix of uses. 5. All signage must comply with the West Valley City Sign Ordinance. 6. Must meet requirements of all affected departments and agencies. 7. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Jody Knapp presented the application. Brent Malili stated that he is part of the Forza Development team. He said the tenants leasing the four units are excited to operate within West Valley City. Motion: Commissioner Porter motioned to approve C-23-2022, subject to the seven staff alternatives. Commissioner Woodruff seconded the motion. Vote: Commissioner Porter Yes Commissioner Lovato Yes Commissioner Wood Yes Commissioner Woodruff Yes Chair Fuller Yes Unanimously – C-23-2022 – Approved C-24-2022 Ready Made Concrete (Outside Storage) 2806 S. Constitution Blvd M Zone (.95 acres) The applicant, Jaime Miranda representing Ready Made Concrete, is requesting conditional use approval for outside storage at 2806 S. Constitution Blvd within the Rocky Mountain Power corridor. This property is zoned M, manufacturing and the West Valley City General Plan designates this area as Utility. The surrounding zone is Manufacturing on the north, east and west sides and the zone is R-1-8 to the south across the canal in that section of the power corridor. The surrounding uses include trucking (Old Dominion), warehouse/office and car repair uses. Ready Made Concrete is located at 2635 S. Constitution Blvd and would like to lease this portion of the power corridor for overflow truck and trailer parking. Since the space will be used for storage of large trucks and trailers the site must be paved with asphalt or concrete. This property has frontage on a High Image Arterial so the standards of 7-10 are applicable. Historically, Rocky Mountain Power has prohibited trees within the corridor so Staff will work with the applicant to coordinate those plans to comply with 7- 10 as closely as possible. There is existing fencing which must be relocated out of the 20’ setback. Slats will be added to the north section of the fence to provide screening of the storage areas. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. Outside storage is only permitted on the improved hard surface portions of the site as outlined in the approved site plan. 2. Fencing must be relocated out of the front setback and slats shall be added on the north side to provide screening from public view. 3. Landscaping along the frontage will be coordinated with Rocky Mountain Power and the requirements set forth in 7-10 for High Image Arterials. 4. Must meet the requirements of all affected departments and agencies. 5. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Jody Knapp presented the application. She explained that 2806 S Constitution Boulevard is assigned to the entire power corridor, so as part of this process, they could receive a different address. Jody noted that slats would be added to the fence along the frontage of the subject property to provide screening. Paul Philips, the owner of Ready Made Concrete, said he had questions regarding the surfacing and landscaping. He stated that he would prefer using rock or gravel for surfacing instead of concrete or asphalt. Mr. Philips pointed out that paving the property is more expensive, and where they are leasing the property, he isn’t sure that Rocky Mountain Power would be okay with adding pavement.  Mr. Philips explained that they would clean up the site and improve the landscaping. However, there would need to be irrigation installed in that location, and he feels adding trees and live plant material would be complex. Jody said a gravel surface would be sufficient for storing tracked equipment or material. She noted that the applicant would be storing rubber-tired trucks and trailers, therefore hard surfacing is required. Jody explained that the applicant would have flexibility within the outside storage lot for maneuvering and is not required to improve it with interior landscaping like a traditional parking lot. Therefore, they would only be responsible for meeting the landscape requirements along the frontage. Mr. Philips stated that he is concerned about the cost and extra work involved in paving the lot and needing to provide engineered drawings. Jody said their proposed conditional use states that they would be developing the property, and a drainage and grading plan is required. She pointed out that the applicant would be leasing less than an acre and would be reviewed by West Valley City Engineering. Motion: Commissioner Woodruff motioned to approve C-24-2022, subject to the five staff alternatives. Commissioner Porter seconded the motion. Vote: Commissioner Porter Yes Commissioner Lovato Yes Commissioner Wood Yes Commissioner Woodruff Yes Chair Fuller Yes Unanimously – C-24-2022 – Approved PLANNING COMMISSION BUSINESS Approval of Minutes from September 21, 2022 Study Meeting Approval of Minutes from September 28, 2022 Regular Meeting Motion: Commissioner Lovato motioned to approve the minutes from September 21, 2022 and September 28, 2022. Commissioner Wood seconded the motion. Vote: Chairperson Fuller Yes Commissioner Wood Yes  Commissioner Woodruff Yes Commissioner Lovato Yes Commissioner Porter Yes Unanimously – Meeting Minutes – Approved There being no further business, the meeting adjourned at 4:18 pm. Respectfully submitted, Kirsten Hunt, Administrative Assistant