Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting June 5, 2019 The meeting was called to order at 3:31 p.m. by Chair Meaders at 3600 Constitution Boulevard, West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, and Harold Woodruff ABSENT Cindy Wood and Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY ADMINISTRATION Bradley Jeppsen ZONE TEXT CHANGE APPLICATIONS ZT-5-2019 PETITION BY DEV GROUP REQUESTING A ZONE TEXT CHANGE TO AMEND THE CRITERIA FOUND IN SECTION 7-5-101 USED TO DETERMINE WHETHER A PROPERTY IS ELIGIBLE TO BE REZONED TO THE RM (MULTIPLE UNIT DWELLING RESIDENTIAL) ZONE. (STAFF – STEVE PASTORIK 801-963-3545) This application is continued from the May 22, 2019 Planning Commission public hearing. Discussion: Steve Pastorik said one criteria to be eligible for an RM rezone application is to be on a street with at least 100’ width for properties two acres or more. Under two acres, the property should be along an 80’ width street or greater. Commissioner Fuller said larger width streets are better able to handle the traffic brought in by RM housing. Steve Pastorik said larger streets also tend to be closer to commercial services and transit. Planning Commission Study Meeting June 5, 2019 Page 2 Commisioner Woodruff asked if this zone text change applies to all four Trax stations within the City. Steve Pastork answered yes, but the applicant may be amenable to limit this to just to the West Valley Central Trax station. ZT-6-2019 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT CHANGE TO AMEND SECTION 7-2-118 TO ALLOW AN EXCEPTION TO THE ENCLOSURE REQUIREMENT FOR REFUSE STORAGE CONTAINERS WITHIN THE M (MANUFACTURING) ZONE UNDER CERTAIN CONDITIONS. (STAFF – STEVE PASTORIK AT 801-963- 3545) Discussion: Steve Pastorik explained that City staff proposed a code change last year to trigger a dumpster enclosure requirement on sites that don’t currently have one with a new business license. Since then, we are seeing some scenarios where a dumpster enclosure doesn’t make sense. For example, an industrial area with loading docks in back of the buildings where the public cannot see the dumpsters within the center of the property. We are proposing language to skip the dumpster enclosure requirement in a manufacturing zone if the dumpster is not visible from the street, if it is located behind a building, or placed in a yard that is totally fenced that is not in a customer parking area or along the side of a building with a customer entrance. Steve Pastorik reported that staff had a conversation with Willis Boyd, owner of Presidential Business Park. Willis Boyd suggested an alternative to dumpster enclosures where there are loading docks with multiple dumpsters often visible from the street but behind a building. He suggested screened metal fencing off of the building the depth of the loading dock (wing walls) to screen the dumpsters. Jody Knapp reported that Willis Boyd does not want dumpster enclosures because dumpster needs constantly change with new tenants. Commissioner Fuller suggested that this code apply to new construction as well, so more leeway may be given to those with new business licenses. ZT-7-2019 PETITION BY WEST VALLEY CITY REQUESTING A ZONE TEXT CHANGE TO AMEND SECTION 7-10-204(8) OF THE WEST VALLEY CITY MUNICIPAL CODE TO CLARIFY THE STREETSCAPE LIGHTING STANDARDS FOR REDWOOD ROAD. (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said three words need to be inserted in to the lighting standard section of the municipal code to make it clear which road the lighting standard is referring to. GENERAL PLAN/ZONE CHANGE APPLICATION Planning Commission Study Meeting June 5, 2019 Page 3 GPZ-2-2019 PETITION BY DEV GROUP REQUESTING AN AMENDMENT TO THE GENERAL PLAN OF WEST VALLEY CITY BY RECLASSIFYING THE FOLLOWING DESCRIBED PROPERTY FROM GENERAL COMMERCIAL TO VERY HIGH DENSITY RESIDENTIAL (OVER 20 UNITS/ACRE) AND A ZONE CHANGE FROM C-2 (GENERAL COMMERCIAL) TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL). THE PROPERTY IS LOCATED AT 2600 WEST 3800 SOUTH ON 3.66 ACRES. (STAFF – STEVE PASTORIK 801-963-3545) This application is continued from the May 22, 2019 Planning Commission public hearing due to a problem with noticing. Discussion: Steve Pastorik said if the zone text change (ZT-5-2019) to allow zone changes to RM within ½ mile of a light rail station is not approved, this application will be denied. Steve Pastorik indicated this property is just west of Costco. Revisions have been made to the original proposal. Chair Meaders asked Steve Pastorik if he has received any comments or questions from neighbors. Steve Pastorik answered no. Steve Pastorik announced the architect who is designing this property is also designing the Springhill Suites Hotel to be located near the Costco gas pumps. The design and architecture of the two buildings will be matched. Materials will be stucco, tile, and metal panels. Commissioner McEwen wants to be sure the metal finishes do not glare on the surrounding residences. Steve Pastorik remarked there will be a pedestrian path from this development to the mall property. Amenities exceed what the code requires and will include a small fitness room, a pickleball court, and a pool. There will be mostly 1, 2, and a few 3 bedroom units. Steve Pastorik mentioned he is asking for more window size variety on the building for a better look. Commissioner Fuller asked if anything is being done to address the traffic problems in the area. Steve Pastorik said Ryan Hales from Hales Engineering was hired to do a traffic study. He recommended split phasing on the 2700 and 3800 South intersections. Split phasing involves signal timing coordination. Westbound traffic movements going through, right, and left, can all go at the same time at a green light to reduce the stacking that occurs. Commissioner Woodruff suggested that 3800 South be closed west of 2700 West. Steve Pastorik said the City could look at how closing 3800 South west of 2700 West will affect traffic flow in the neighborhood. Commissioner Porter suggested sensors to keep traffic moving unless there is opposing traffic. Chair Meaders asked about improving the crosswalk for better and safer pedestrian traffic. Commissioner Woodruff mentioned that there doesn’t seem to be a great way to get to the Trax station. Commissioner Fuller wants to be sure our elementary schools can accommodate the children that will live in this Planning Commission Study Meeting June 5, 2019 Page 4 development. SUBDIVISION APPLICATION SMI-6-2019 NEARON ENTERPRISES LLC IS REQUESTING MINOR SUBDIVISION APPROVAL FOR THE DECKER LAKE SUBDIVISION. THE SUBDIVISION CONSISTS OF 2 LOTS ON 9 ACRES. THE SUBDIVISION IS LOCATED AT 2351 SOUTH DECKER LAKE BOULEVARD AND IS ZONED MANUFACTURING. (STAFF - STEVE LEHMAN AT 801-963- 3311) Discussion: Steve Lehman said the existing 177,000 sqft building on the property houses multiple tenants. There are a number of easements on the south side of the property. A subdivision by metes and bounds was originally submitted. However, due to multiple easements and the need for cross-access and parking, the property owner decided to do a formal plat. CONDITIONAL USE APPLICATIONS C-9-2019 PETITION BY POPEYE'S REQUESTING CONDITIONAL USE FOR A FAST FOOD RESTAURANT WITH DRIVE-UP. THE PROPERTY IS LOCATED AT 4038 SOUTH REDWOOD ROAD AND IS ZONED C-2 (GENERAL COMMERCIAL) ON .58 ACRES. (STAFF - JODY KNAPP AT 801-963-3497) Discussion: Jody Knapp said this Popeye’s building will be just under 2,500 sqft. Parking will be on the west side with a wrap-around drive-through. A screen wall will be required along Redwood Road. As part of the development agreement, the streetscape will match the neighboring CVS landscaping. Jody Knapp said signs are only being shown on the building, no monument signs have been proposed. We have learned that Popeyes likes to use outdoor speakers to play music. Jody Knapp said outdoor music will not be allowed here due to the proximity to residential. Hours will be 10:00 a.m. to 10:00 p.m. C-10-2019 PETITION BY GODFREY TRUCKING REQUESTING CONDITIONAL USE FOR A MAINTENANCE FACILITY. THE PROPERTY IS LOCATED AT 6219 WEST 2100 SOUTH AND IS ZONED M (MANUFACTURING) ON 4.73 ACRES. (STAFF - JODY KNAPP AT 801- 963-3497) Discussion: Jody Knapp said the maintenance facility will be constructed adjacent to a current carport structure. A subdivision process is being completed so that property lines do not go through the building. Places within the development where there is driving, parking, and maneuvering must be paved. Jody Knapp acknowledged that UDOT has acquired right of away frontage for Planning Commission Study Meeting June 5, 2019 Page 5 Mountain View Corridor on the property, so there is a delay agreement for landscaping. Internal landscaping will also be added. The maintenance facility will have four service bays, two check-in bays, a truck wash bay, and a fuel station. Construction will be a 6’ concrete perimeter wall with metal panels that extend above the wall and a metal panel roof. This building is not required to meet commercial design standards. There being no further business, the meeting adjourned at 4:49 p.m. Respectfully submitted, _______________________________________ Brenda Turnblom, Administrative Assistant