Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Session August 21, 2013 The meeting was called to order at 3:39 p.m. by Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS: Brent Fuller, Jack Matheson, Terri Mills, Phil Conder, Barbara Thomas, and Imaan Bilic ABSENT: Harold Woodruff and Joe Garcia WEST VALLEY CITY PLANNING DIVISION STAFF: Steve Pastorik, Steve Lehman, Kevin Despain, Jody Knapp and Nichole Camac WEST VALLEY CITY ADMINISTRATION: Brandon Hill, Assistant City Attorney Planning Commission Study Session August 21, 2013 Page 2 SUBDIVISION APPLICATIONS SD-3-2013 PETITION BY BEN HUOT, REPRESENTING UDOT, REQUESTING CONSIDERATION TO DEDICATE A PORTION OF WESTRIDGE BOULEVARD AND ALL OF RIDGE VILLAGE DRIVE. THE REQUEST IS BEING SUBMITTED IN LIGHT OF THE PENDING MOUNTAIN VIEW CORRIDOR. THE PROPOSED STREET DEDICATIONS ARE LOCATED AT APPROXIMATELY 5885 W 5225 S. (STAFF- STEVE LEHMAN AT 801- 963-3311) Discussion: Steve Lehman stated that a request was submitted in 1998 to dedicate a portion of Westridge Boulverd. He indicated that Rocky Mountain Power didn’t want to relinquish property at that time so that application was never approved. Steve stated that staff felt it was time to clean this area up with the Mountain View Corridor coming in the future and get all the correct dedications in place. Jack Matheson asked where Westridge Boulevard is already dedicated to the north and Steve displayed this on the aerial. CONDITIONAL USE APPLICATIONS C-37-2013 PETITION BY DARRIN PERKES, REPRESENTING DOMINION ENGINEERING, REQUESTING A CONDITIONAL USE AMENDMENT FOR A MCDONALD'S RESTAURANT. THE PROPERTY IS LOCATED AT 5315 S 5600 W ON 1.08 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- KEVIN DESPAIN AT 801-965-5814) CONTINUED FROM THE AUGUST 14, 2013 PLANNING COMMISSION PUBLIC HEARING Discussion: Kevin Despain displayed the most updated site plan. He stated that the applicant is petitioning to amend the first condition of the original conditional use that required 45 parking stalls. He added that they are still requesting a reduction in landscaping along 5600 west from 20 to 15 feet as well. He stated that McDonalds has agreed to reduce the size of the building and the play place has been shifted to the north side of the building. He added that an outdoor patio will also be gained with the new configuration. Kevin indicated that the applicant is still unable to meet the 45 parking stalls suggested by staff but has acquired 6 more for a total of 40. A study was performed on several local McDonalds and the average amount of stalls being used during peak hours is 29. The ordinance would require 50 stalls so the applicant will now be asking for a reduction in 10 stalls which staff feels would be adequate. Kevin stated that there are two stalls on the east side of the building (the front of the building) for reserved drive through stalls. These are provided for people who have to wait for food but staff feels this could create a problem with traffic flow on the site and would recommend that these be removed. He added that the City’s traffic engineer was comfortable with the arrangement. Kevin stated that if these stalls were removed a little more landscaping could be added to the front of the site. Barbara Thomas asked if a left turn can be gained at the access between Maverik and the proposed McDonalds. Kevin replied yes and added that there is not a median on 5600 W at this location yet. Imaan Bilic stated that the Planning Commission heavily pushed for more parking stalls and removing the two provided at the front of the side Planning Commission Study Session August 21, 2013 Page 3 would be contradictory. Terri Mills stated that she isn’t comfortable losing landscaping at the front of the site along 5600 W when UDOT may be taking a lot of it in the future. Steve Pastorik stated that staff is trying to get as much landscaping as possible while still ensuring that the site functions. He indicated that no one knows when the road widening on 5600 W will occur or how much UDOT will have to take from this particular property. Brandon Hill added that staff and the Planning Commission have to evaluate what is being proposed today and can’t restrict development based on what may or may not happen many years into the future. Steve stated that if UDOT needs to purchase more land and the functionality of the site is impacted, they will have to buy the entire piece of property. Phil Conder suggested approving little landscaping on 5600 W and adding more parking. He stated that this could cause UDOT to purchase the entire site in the future as opposed to having McDonalds remain with potentially no landscaping. Terri replied that this could also leave a McDonalds sitting directly on the street with absolutely no landscaping at all. Steve agreed and added that McDonald’s likely wouldn’t give up parking to add landscaping if UDOT took it all in the future. C-38-2013 PETITION BY ERIN STEPHENSON REQUESTING CONDITIONAL USE APPROVAL FOR A MAJOR HOME OCCUPATION FOR A PRESCHOOL. THE PROPERTY IS LOCATED AT 4969 BIRCH VIEW COURT ON .05 ACRES AND IS ZONED 'RM' (RESIDENTIAL MULTI-FAMILY) . (STAFF- KEVIN DESPAIN AT 801-965-5814) Discussion: Kevin Despain stated that the proposed preschool will operate in a townhome. He indicated that the applicant can have up to 6 children per session with 2 sessions per day. Kevin explained that a maximum of 25% of the home may be dedicated to a home occupation. He stated that most of the home will operate as a pre-school during class hours but will still function as a home for the family when classes are not being held. Kevin indicated that there will be no drop-offs in the road and nothing will interfere with required parking for the home. C-40-2013 PETITION BY DOMINION ENGINEERING REQUESTING A CONDITIONAL USE AMENDMENT FOR A MCDONALD'S REMODEL. THE PROPERTY IS LOCATED AT 3464 W 3500 S ON .93 ACRES AND IS ZONED 'C-2' (GENERAL COMMERCIAL). (STAFF- JODY KNAPP AT 801- 963-3497) Discussion: Jody Knapp indicated that this building was originally built in 1974. In 1981 the applicant came back to the City for an amendment to add an outdoor playground and in 2009 left turn movement was lost on 3500 South and a drive through access was constructed in front of the building to help with traffic flow. Both access points on 3500 South were kept open with this change. The applicant is now requesting a complete remodel of the building and several modifications to the site. Jody indicated that the existing building is 3,100 square feet with 36 parking stalls and the applicant is proposing to add an extra 2,400 square feet with 48 parking stalls. Jody stated that the ordinance would require 60 stalls but according to a study done on this site 26 stalls are typically used at peak hours. She indicated that staff feels comfortable with the reduction in 12 parking stalls. Planning Commission Study Session August 21, 2013 Page 4 Jody stated that the applicant is proposing to consolidate the two access points into one access on the east side of the site and will add more parking and landscaping in the area. She stated that the overall site requires 15% landscaping and the applicant is proposing to provide 17%. Jody indicated that because the applicant will reach the $50,000 threshold staff can request that specific ordinance requirements be met. Jody stated that one of these requirements is 20 feet of landscaping in front of the building. She indicated that the Planning Commission can now decide whether or not the drive through can remain in the front of the building or if this should be removed and landscaping should be added. She also indicated that 10 feet of landscaping is required on the east side of the property and the applicant is only proposing 5. The Planning Commission can request that the other 5 feet of landscaping be added along with berming but this would likely cause the parking stalls to shift and therefore the east access on 3500 south will likely need to be closed. Jody stated that UDOT would prefer this access be closed but can’t require it. Jody added that the site could also possibly be modified to provide two way traffic on the west side of the property to potentially eliminate the need for the drive through in front of the building. Jody stated that 5 feet of landscaping is also required to the rear of the site but indicated that there is an old masonry fence here that is located within the property instead of on the property line. She added that the Junior High to the north has used the property on the other side of the fence for grass and trees. Jody stated that the Planning Commission could request that this fence be removed or the fence could remain but must be repaired. Jody stated that the new building will need to meet commercial design standards which will require a few more additions to the north elevations. She indicated that staff will suggest that the M’s be removed from the directional signs as was done on a recent McDonald’s application elsewhere in the City. Jody stated that the applicant will be keeping the existing pole sign and is aware that if there are any changes or if it is moved in any way during the construction process the pole sign will no longer be able to remain on site. Barbara Thomas stated that she feels landscaping should be increased, two way traffic on the west side of the property should be gained, and the east access onto 3500 S should be closed. Jack Matheson stated that he would like to see the old masonry wall on the rear of the property removed. Terri Mills stated that there are large trees on the other side of the wall that provide shade for people attending soccer games at the Junior High and she would hate to see these removed. Jody indicated that staff would suggest repairing the fence rather than removing it. Jack asked if Public Works has evaluated the above surface drainage gutter that runs across the property. Jody replied that she has not heard any comments on this but will ask. Jack indicated he would like to see this buried. He also indicated that he likes the circular drive through at the front of the building. Brent Fuller agreed and added that he feels they have done a good job with the landscaping that they have. He added that he would like to see the east access on 3500 S closed. Jack disagreed and stated that he feels it should remain open in case people pass by it and have to go down to the next intersection and come back. Phil Conder stated that if the west access on 3500 S allows two way traffic this would eliminate the need for the east access. He asked if two way access can be gained on the west side of the property. Jody replied that it would likely require a shift in the building or parking and a reduction in the building Planning Commission Study Session August 21, 2013 Page 5 size. Terri asked if the east side of the property is currently landscaped with just sod. Jody replied yes and added that staff will request trees, shrubs, and other enhanced landscaping on this side. There being no further business, the meeting was adjourned 4:57 p.m. Respectfully submitted _________________________________ Nichole Camac, Administrative Assistant