Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION Study Meeting July 15, 2020 The meeting was called to order at 4:00 p.m. by Chair Meaders using Zoom at https://zoom.us/j/95328405803 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Martell Winters, and Harold Woodruff ABSENT Cindy Wood WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Jody Knapp and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill ZONE TEXT CHANGE APPLICATION ZT-4-2020 Petition by BRUCE SMITH AND FRED COX requesting an ordinance change to Sections 7-6-302 and 7-6-305 to allow the minimum zoning district size for the C-2 (General Commercial) zone to be less than 5 acres if the district is adjacent to at least 5 acres of property zoned M (Manufacturing). (Staff – Steve Pastorik at 801- 963-3545) Discussion: Steve Pastorik explained that this application and the following application are contingent upon each other. If this application is denied, the next application will be denied by default. There needs to be at least 5 acres available to have a C-2 zone. This request would be an exception to the 5-acre requirement. The applicant's proposal was restrictive. Steve put together another rendition of  Planning Commission Study Meeting July 15, 2020 Page 2 the proposal, and the applicant was amenable to the change. Steve's proposal read; Property zoned M may be combined with property zoned C-2 to meet the minimum district size of the C-2 zone. The main reason behind the 5-acre rule was to prevent spot zoning. The City didn't want a ½ acre lot surrounded by homes to be a C-2 zone. Commissioner Woodruff asked if this application would affect other properties within the City. Steve P. said it would; however, the applicants' proposal is so specific that it would most likely only apply to the subject property. Commissioner Winters stated where the M zone and C-2 zone are like zones, would there be any reason for concern with this proposal? Steve P explained the reason that the applicant is looking to make this change is the next application is to change an M zone to a C-2 zone. The M zone does not allow for medical office, whereas the C-2 zone does. Steve said there are two reasons why medical office is not permitted in the M zone. One, The City is trying to keep manufacturing in more of a commercial setting as opposed to and industrial setting. Second, the City was trying to keep medical offices away from homeless shelters. ZONE CHANGE APPLICATION Z-5-2020 Petition by BRUCE SMITH AND FRED COX requesting a zone change from M (Manufacturing) to C-2 (General Commercial). The property is located at 5571 W 2455 S on 1 acre. (Staff – Steve Pastorik at 801-963-3545) Discussion: Steve P. explained the proposed use for the subject property is a multiunit building with retail, professional office, and medical office. The owner is a dentist, so they are looking into that possibility also. Commissioner Woodruff doesn’t feel this would be a good location for a medical office. Trucking businesses surround the subject location. Steve P. explained that the applicant is looking at the medical office for one potential use. This proposal is for a commercial strip mall. Commissioner Lovato remembers an adjacent lot being challenging to rent. Steve explained the lot he is speaking about did not have a left turn in and out of the lot. Steve explained the entrance to the subject property will have a left turn. Commissioner Winters feels that the C-2 zone is reasonable in this location. Commissioner Fuller asked if this proposal will open up the concern of being near a homeless shelter. Steve explained that the interest at the time was when a homeless shelter was being pushed upon the city. The location of this shelter would’ve been off Redwood Road, near the river. That area is zoned to allow for medical offices, and the city wanted to prevent medical offices built around the shelter. GENERAL PLAN CHANGE APPLICATION GP-2-2020 Petition by WEST VALLEY CITY requesting an amendment to the West Valley City General Plan to adopt the City’s Active Transportation Plan. (Staff – Jody Knapp 801-963-3497) Discussion: Jody presented the City’s Active Transportation Plan, and this will serve as a guide for the implementation of an improved bicycle and pedestrian network throughout the City. The goals of this plan are to enhance the safety of active  Planning Commission Study Meeting July 15, 2020 Page 3 transportation users, foster increased active transportation usage throughout the City for all user groups, and increase the total lane miles of bike lanes & sidewalks. Commissioner Winters likes the plan and asked if there is a monetary prioritization list. Steve Pastorik explained the City would apply for funds, and the ACT will be used as a reference for future improvements. Commissioner McEwen feels that the City is doing the same things that they have done in the past. He explained that we had been left with unfinished sidewalls. Commissioner McEwen doesn’t feel that West Valley City is a biking community, and the City should spend more time on the issues we currently have. Commissioner Fuller asked if there is a list of all the roads that have not been completed yet. Steve Pastorik stated there is a map that shows missing sidewalks. Steve mentioned going through the City, and replacing all missing sidewalks would be very costly and not as effective. He then explained prioritizing the immediate needs of the City would give us a better guide to follow. Chair Meaders asked if the Planning Commission can make suggestions. Steve said yes, we are looking for PC recommendations. Should we leave the plan as is, or do we need to make adjustments? Commissioner Lovato asked how the safety information was gathered. Maria explained the safety data was collected from the UDOT safety metrics. Commissioner McEwen asked where there are schools that children walk to outside of the City limits, are those routes included in this plan? Maria confirmed this data is added. SUBDIVISION APPLICATION SMI-5-2020 Petition by TED DIDAS, representing the property owner, is requesting minor subdivision approval for the Panda Express VFM Subdivision. The subdivision is located at approximately 3713 South Constitution Boulevard. The subdivision will consist of 1 lot on 1.02 acres and is zoned C-2 (General Commercial). (Staff – Steve Lehman at 801-963-3311) Discussion: Steve Lehman explained this application is to divide 1.2 acres from the Valley Fair Mall located east of the In & Out Burger. The purpose of this subdivision is to create a new lot for a Panda Express restaurant. Steve has received a very preliminary concept plan. Most of Steve’s concerns will be worked out when the application comes in for the building itself. Commissioner Lovato commented this would make for a bustling area. Steve Lehman stated traffic is one of his primary concerns that will be addressed during the site plan review. Commissioner Fuller remembers when the apartments were proposed, there was concern about traffic. He feels this addition will only complicate it more. Commissioner Winters asked how the referral process works. Steve Lehman explained this application separates the l.2 acres of land from the mall site. The next step would Planning Commission Study Meeting July 15, 2020 Page 4 be a permitted use handled at the staff level. Commissioner Winters stated he wouldn’t want to have the public feel this was poorly designed. Commissioner McEwen thought that when the Planning Commission approved the apartments, Planet Fitness had an issue getting their Semi-trucks in and out. Steve Lehman has not received any calls about this application. Steve Pastorik stated there is an easement that affects the northeast corner and asked to speak to Steve Lehman offline about the easement. There being no further business, the meeting adjourned at 4:45 p.m. Respectfully submitted, Kirsten Hunt Administrative Assistant