General Information

Government Type

Municipality

Entity

Marriott-Slaterville

Public Body

Planning Commission

Notice Information

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Notice Title

Planning Commission Meeting

Notice Tags

Public Meetings

Notice Type(s)

Meeting

Event Start Date & Time

October 20, 2020 07:00 PM

Description/Agenda

MARRIOTT-SLATERVILLE CITY PLANNING COMMISSION 1570 West 400 North TUESDAY, OCTOBER 20, 2020 - 7:00 P.M. Commissioners Present: Les Syme, Chair Vice-chair Meyerhoffer Justin Tobias Dale Neal Maurice Pitcher Kent Schofield Mike Hunsaker Excused: Staff Present: Bill Morris, City Administrator Trent Meyerhoffer, Building Marilyn Draper, Secretary Brent Hales, Planning VISITORS: Barry and Lisa Panter, Samantha Newell, Ned and Barbara Allred, Dan Fowers, Jonathan Gardner, Ryan Hales, Von Allred, Brad and Pam Slater, Dee and Jaimee Christoffersen, Dennis Nielsen, Jason Peterson, Derrick Yoshida, Carolyn Robinson, Tom Freeman, Rob and Kristine Smout. 1. Call to Order/Pledge of Allegiance. Chair Syme called the meeting to order at 6:59 PM and the Pledge of Allegiance was recited. 2. Discussion/action on minutes. Motion by Mr. Pitcher, seconded by Mr. Neal to approve the minutes from September 15, 2020. All in favor, none opposed. 3. Public Hearing on zoning map amendment from A-1 to C-3P for distribution warehouse by Gardner Batt at approximately 700 North 1800 West. By common consent, Chair Syme closed the Public Meeting and opened a Public Hearing. Staff gave a presentation on this matter noting that a developer is proposing a commercial warehouse and has petitioned to change the Zoning Map from Agriculture (A-1) to Commercial (C-3P). Staff explained the current General Plan Map and Zoning Map of the City. There are many concerns about how a zoning map amendment will affect traffic, road impacts, and the residents living here. The developer should address these concerns tonight. This proposed zoning amendment from Agriculture to Commercial does conform to the current General Plan. The Ordinance also makes some technical changes to the code for clarification of commercial uses. Staff also reviewed the Exhibits. Chair Syme explained that when a project conforms to the General Plan and meets code that the Planning Commission is required to follow the law. Presentation by Applicant: Jonathan Gardner, Gardner Batt Capital Investment, explained that they have under contract the property in the application from the Blair family. Gardner Batt will be the landlord for a warehouse leasing to a client that operates a distribution warehouse facility. Due to a Non-disclosure Agreement (NDA) he cannot disclose the user at this time. Ryan Hales, Hales Engineering, a third party traffic consultant, explained the traffic impacts of this project. It is anticipated there will be approximately 1,000 delivery vans and 500 employees in and out per day. Mr. Gardner stated that the Concept Plan allows for a certain amount of vehicle parking and access that will distribute trucks, vans, and employee vehicles to and from the facility. A new road will be constructed to access the site. The users have stated that no traffic will travel by Venture Academy School. There will be new access points on 400 North as shown on the Concept Plan. Some access may be limited to right turn only. The majority of vehicles will be small delivery vans, not semi-trucks. Public Hearing Comments: Barry Panter, resident, is concerned about the employee traffic more than the delivery traffic. He lives on 400 North and said it is very difficult to pull out of his driveway now due to the amount of traffic currently on the road. Samantha Newell, resident, is concerned about the traffic also. She feels the speed limit is not properly enforced on 400 North and that problem will just increase. She asked if they plan to install a traffic light there. She has four (4) small children and this is a major concern for her, as there are children walking to and from the schools on a regular basis. Kristine Smout, resident, has worked at Venture Academy and said Mr. Hale's traffic study is lacking because he is not accounting for the full impact of traffic because many students are currently in on-line schooling due to the pandemic. She feels the traffic will eventually increase once COVID-19 subsides. She is also concerned about costs to the city for roads, law enforcement, and other hidden costs. This business does not bring in sale taxes, only expenses. Brad Slater, resident, shared the same concerns. In addition he wants to ensure proper access for emergency service vehicles. He requested that the presentations given tonight be posted to the City website. Ned Allred, resident, said he travels 400 North on a daily basis. During peak times of the day traffic is congested at the intersections, which results in stalled traffic. He also stated that we have not addressed the impact that the Weber County Fairgrounds will have with their events as part of Mr. Hales' traffic study. He feels traffic is a major concern and would like to know more about the ingress and egress. Von Allred, resident, is concerned about the traffic, particularly semis, because they have a tendency to slow traffic down and cause more congestion. He also questions how they can control traffic entering and exiting onto I-15. BDO will continue to grow and add to the semi traffic problems. Also, he asked about light pollution from the warehouse. Barbara Allred, resident, talked about the farm traffic on Pioneer Road and how this project will impact that. It is very difficult for school buses and farm equipment to cross the highway now. Dee Christofferson asked how many cars, trucks, and employee vehicles there would be. Being no further comments, Chair Syme closed the Public Hearing and returned to the Public Meeting by common consent. 4. Discussion/action on zoning map amendment from A-1 to C-3P for distribution warehouse by Gardner Batt at approximately 700 North 1800 West. Staff asked the developer to respond to the Public Comments as follows: Barry Panter Ryan Hales, traffic engineer consultant, responded that they can dictate how the 500 to 600 employees enter the site on a daily basis, but they cannot dictate where they live or come from. This warehouse is a 24/7 hour operation, but is not at full service for the entire 24 hours. It will mainly be early morning and periodic times during the night. The user intends to operate during off-peak traffic hours. There should be no semi traffic traveling east on 400 North. Samantha Newell Mr. Hales said they want the road to be as safe as possible and he agrees with the traffic speed limit signs. He said it is possible to install a crosswalk and a traffic light when they submit their recommendations to the City. Specific criteria is required to install a traffic light but they will investigate that option. The issue of lost semi truck drivers and speeding van drivers was raised and how the user deals with them. Mr. Hales said there is GPS technology available to prevent lost drivers. Van drivers are monitored as well and if a driver breaks any regulations this technology can report that. Most of the traffic is anticipated to head west. Vice Chair Meyerhoffer asked if there were any plans for deliveries to the north. Mr. Hales said they would eventually expand in that direction, but he has no information on that at this time. Kristine Smout Mrs. Smout said the traffic study was conducted during fall break and with the coronavirus. She feels the data is skewed because this is not a normal school season. Mr. Hales said they will take that in to account and also evaluate the pedestrian safety concerns. They are working to cover costs to the City under the business license fee and that will need further study. The City can also be made whole for a time with a CRA for this site which will redirect certain taxes to the City. Brad Slater Regarding Mr. Slater's concern about access for first responders the user anticipates a road will be built that accesses 1500 West for emergency vehicles. Ned Allred Regarding Mr. Allred's concern about traffic congestion on 400 North at peak times and the impact of the Weber County Fairgrounds, Mr. Hales said they will try to gather data on the impact of events at the fairgrounds. Vice Chair Meyerhoffer suggested that this is not a good year to gather that type of information on the fairgrounds. Mr. Hales said they will research this historically. Von Allred Mr. Allred expressed concerns with additional semi traffic, lost semis, and an increase of semis from BDO. Staff noted that BDO plans to build five (5) more warehouses next year. BDO is placing a berm along 1200 West to help mitigate the expansion. Mr. Hales said when future development is planned, the General Plan is taken into account, and BDO is also being considered. He said they will follow all City codes, including Dark Sky Lighting at the warehouse to minimize light pollution. Barbara Allred Mrs. Allred expressed concern about school buses and the west and east sides of our community that still incorporate farming, farm equipment and animals, asking how they intend to deal with that. Mr. Hales said they can widen the shoulders of the highway. They will collect data on this and review it. Dee Christofferson The estimated number of employees is 500 to 600 per day and estimated traffic is 856 in and 856 out, for a total of 1,712 per day. Chair Syme commented that the City has no control over the BDO, but as a City we can control this project. If it was located in BDO it would have more of an impact with no City control. He suggested that signs be placed on the school road to discourage employees, vans, and semis from using roads between the schools. He also encouraged residents to attend the City Council meeting where this will also be discussed. Vice Chair Meyerhoffer asked how much control the user has over employee vehicles. Mr. Gardner said there will be certain strict protocols in place for employees. Mr. Neal asked if UDOT would ever take over 400 North. Staff said the City approached UDOT and the Legislature several years ago about taking over this road and they declined. Mr. Tobias is concerned that we currently have major traffic problems throughout the City which UDOT states they do not have funding for, and that results in more problems. Mr. Pitcher said because this facility is so close to I-15 it is not an easy fix. Mr. Schofield feels that it sounds like a good development if they will work with us. Pedestrian problems at the crosswalk could be eliminated with a button that can be pushed. Chair Syme hopes that we can have an open dialogue and find a solution to most of the issues. Motion by Chair Syme to recommend the City Council approve the ordinance for this Zoning Map amendment from A-1 to C3, seconded by Vice Chair Meyerhoffer. All in favor, none opposed. 5. Discussion/action on minor lot Kwynn's Kove Subdivision consisting of one (1) lot located at approximately 1200 North 3000 West. This property is zoned A-1 and the developer proposes a plan for a minor lot subdivision of one (1) new lot. Access to this subdivision is from a road that was originally approved by Weber County before the City existed. The County did not properly install the required cul-de-sac. This subdivision will complete that cul-de-sac. This subdivision conforms to the General Plan. Motion by Vice Chair Meyerhoffer, seconded by Mr. Schofield, to approve this minor lot subdivision, subject to the following: - Compliance with staff and affected entity requirements. - Compliance with requirements of the City Engineer. - Development conform to Municipal Code requirements and Public Works standards. - Comply with Dark Sky Lighting and storm water requirements. - Provide adequate water shares and annexation into the Pioneer Special Service District. - Deferral agreement for public improvements. Vote passed with all in favor, none opposed. 6. Discussion/action on rural residential minor lot Yoshida Estates Subdivision consisting of three (3) lots located at approximately 2553 West Pioneer Road. This property is zoned A-1 and the developer proposes a plan for a minor lot subdivision with three (3) lots. This will be a cluster subdivision that allows the lots to have smaller frontage from 150' to 100' along with a conservation easement for the remaining open space. Motion by Mr. Schofield to approve this minor lot cluster subdivision. Motion seconded by Mr. Tobias, subject to the following: - Compliance with staff and affected entity requirements. - Compliance with requirements of the City Engineer. - Development to conform to Municipal Code requirements and Public Works standards. - Conservation Easement for open space as approved by the City Attorney. - Comply with Dark Sky Lighting and storm water regulations. - Provide adequate water shares and annexation into the Pioneer Special District. - Deferral agreement for public improvements. Vote called with all in favor, none opposed. 7. Commission and staff follow-up. Chair Syme thanked City staff for all the hard work they do. Staff discussed the ongoing road projects that will soon be completed. 8. Adjourn. Meeting adjourned at 9:08 PM.

Notice of Special Accommodations (ADA)

In compliance with the Americans with Disabilities Act, individuals needing special accommodations (including auxiliary communicative aids and services) during this meeting should notify Dana Spencer at 801-627-1919.

Notice of Electronic or Telephone Participation

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Meeting Information

Meeting Location

1570 W 400 N
MSC , UT 84404
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Contact Name

Malan Keller

Contact Email

planning@marriott-slaterville.gov

Notice Posting Details

Notice Posted On

November 18, 2020 01:53 PM

Notice Last Edited On

December 16, 2020 12:00 PM

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