Planning Commission Study Meeting

WEST VALLEY CITY PLANNING COMMISSION STUDY MEETING SEPTEMBER 15, 2021 The meeting was called to order at 3:30 p.m. by Chair Meaders in the City Council Chambers at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and using Zoom at https://zoom.us/j/95328405803 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Harold Woodruff, Cindy Wood, and Martell Winters ABSENT Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, and Kirsten Hunt WEST VALLEY CITY ADMINISTRATION Brandon Hill, Assistant City Attorney ZONE TEXT CHANGE APPLICATIONS ZT-5-2021 Petition by PETTERSEN STAGGS ARCHITECTS, LLP requesting a zone text change to amend standards for fast-food with drive-throughs in the 5600 West Overlay Zone (7- 14-404). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc-ut.gov) Discussion: Jody explained that this proposal addresses the requirement that a multi-tenant building is allowed one drive-thru if the square footage occupied by the fast-food establishments is less than or equal to the square footage used by other tenants. Jody explained that the applicant would like three fast-food restaurants to occupy one multi-tenant building and offer a drive-thru. Jody said that there had been several requests for this amendment over the years, so staff presented this to the City Council to see if they were interested in pursuing it. The Council was not interested at that time; however, this request is different because it is coming from an applicant outside of West Valley City. She then presented a PowerPoint, created by Steve Pastorik, that gave the background of the overlay zones and the intent behind the standards for fast-food establishments. Jody explained that the applicant feels this should be approved to accommodate the safety of customers and the survival of businesses for a post-COVID lifestyle. Commissioner Woodruff asked Jody if she could remember why, back in 2004, the City wanted to limit the number of drive-thru restaurants along 5600 West. Jody said that many fast-food restaurants satisfied the market at that time, and they wanted different  tenants to occupy the remainder of 5600 West. She explained that sit-down restaurants are now offering a drive-thru option to accommodate the post-COVID lifestyle. Commissioner McEwen seemed to remember City Council denying a similar request. Steve Lehman said that the proposal Commissioner McEwen is referring to was for a subdivision, and one of the proposed tenants was a fast-food restaurant with a drive-thru, and the Council did not support that. Commissioner Lovato asked if Jody feels there will be a shift to more of a hybrid fast- food establishment incorporating a drive-thru and pick-up option without inside seating in the future. Jody said that McDonald's and Chick-fil-a had added pick-up orders to their businesses, so they appear to be trending in that direction. Commissioner Lovato said if the thought is all sit-down restaurants will be offering pick-up, we could simplify things by deleting the fast-food description. Commissioner Fuller asked Jody if we would need to label restaurants that have added the option to pick up your food as fast-food restaurants. Jody said no, these restaurants would add the pick-up option. Steve P. said the main distinction is if your food containers are disposable, food and beverages are in disposable containers. For example, he explained that McDonald's only provides disposable containers even if you choose to eat in. A restaurant, such as Wingers, uses non-disposable utensils, cups, etc., when you eat inside. Commissioner Lovato asked Jody what the thought was behind having fast-food restaurants in multi-tenant buildings. Jody said that it started in 2004 when the City wanted to stop the stand-alone fast-food restaurants from creeping any further north along 5600 West. She said a lot has changed since then, and that is why this request is before you today. SUBDIVISION APPLICATIONS SA-5-2021 Petition by GREG WILSON, representing the property owner is requesting preliminary approval for the Winterhaven Subdivision. The application will also amend lots 1-4 Block 22 Chesterfield Plat A Amended Subdivision. The subdivision will consist of 2 lots on 1.6 acres. The subdivision is located at 1024 West Parkway Avenue and is zoned BRP (Business Research Park) and A (Agriculture). (Staff – Steve Lehman at 801-963- 3311 or steve.lehman@wvc-ut.gov) Discussion: Steve Lehman explained that the subject property came before the Commission for a rezone and a second rezone. Therefore, it should look familiar. Steve stated that the property consists of two parcels. He said that there is a new proposal for an addition of a cabinet shop on the subject location, and when the site plan came in for review, it was discovered the property line between the single-family home and the shop would need to be moved. Steve noted that usually, this request would be handled through a lot line adjustment and would not need to come before the Commission. He explained a lot line adjustment allows a property owner to shift their common property line. However, during the last legislative session, legislation intended to simplify this process and ended up making it more complicated, requiring a plat amendment. Steve said the decision was to follow State Law and request to amend the subdivision. Commissioner Woodruff asked Steve if this application had been presented to the  Commission during a previous meeting. Steve said it did for the two rezone requests, but this application is the first request to amend the plat. CONDITIONAL USE APPLICATIONS CA-8-2021 Petition by T-MOBILE requesting a conditional use amendment for roof mounted antennas. The property is located at 2305 S. 1070 W. on 6.71 acres and is zoned BRP (Business Research Park). (Staff – Jody Knapp at 801-963-3497 or jody.knapp@wvc- ut.gov) Discussion: Jody Knapp explained that this proposal is to modify roof-mounted antennas. She said this originally came before the Commission in 2015 as a conditional use. At that time, they had three single antennas with a tripod mount. Jody stated that in 2016 they incorporated a skid mount that allowed them to add three additional antennas. She said the applicant wanted to then add a larger skid mount for other antennas. However, when they started doing the structural analysis for their permit, they found that the building could not support the new skid mount with three antennas, so they will need to go back to tripod mounts. Jody said that the ordinance allows the Commission to wave screening requirements, and the screening requirement was waved as part of the previous conditional use. Jody stated the Commission had required the applicant to paint the antennas, and they can make that a requirement of this amendment. There being no further business, the meeting adjourned at 3:57 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant