Mike Rodriguez stated this is a continued discussion on the 2.5 acre site at the intersection of Snow Canon Drive and Snow Canyon Parkway on the northeast corner of that intersection. The property is zoned Resort Commercial and the project consists of 3 multi-tenant retail buildings that include a convenience store and 2 restaurants rather than the original 3 being proposed, and a self-service station and canopy. The Planning Commission held a public hearing at a previous meeting. The most intense use is the automotive self service station and that is a Class V Conditional Use Permit in that zoning district which requires a recommendation from the Planning Commission before going to City Council for final decision. TRC has met with the applicants on numerous occasions and we proposed a list of reasonable conditions to go with the Class V Conditional Use Permit. This is an updated site plan due to the traffic study. On the northern access to the site, it is showing a right turn out, and a left turn movement out Tuacahn Drive with right or left turn in off Snow Canyon Drive. The southern access point along Snow Canyon Parkway is also allowing for one way in and two ways out. Based on the traffic study we are commending a right turn only out of the site, moving west toward the roundabout. There are a number of attachments to view as we have this discussion. Chairman Bryan Pack stated that some recommendations have been resolved in these proposed conditions. A list that was created from last meeting included traffic safety, crime, lighting, viewshed, and sufficient parking, particularly the turn around. He noted for record that the Planning Commission had received a couple of emails, one from CJ Coharcheck and also one from Jonathan Upchurch regarding traffic and the need for a deceleration lane to make the right turn into the project off of Snow Canyon Parkway. Our goal tonight is to review this and see if this list of conditions solves our concerns. Commissioner Lance Anderson inquired if the traffic study looked at bike traffic? Mike Rodriguez stated that he does not believe so. There are bike lanes on both sides of the street. Commissioner Lance Anderson stated they can go all the way to Snow Canyon. Chairman Bryan Pack stated that he doesn't have any concern about crime and the security lighting is listed, our lighting ordinance adequately covers this and the viewshed has met the 15 degree view angle. He has no concerns about noise and the west entrance size has been remedied with what has been proposed here tonight. Commissioner Lance Anderson stated on the canopy are the lights recessed up? Dale Coulam stated that our current ordinance requires that. Commissioner Doug Clifford stated the traffic study was clean, which was surprising, based on the time periods that they picked as the peak times, but the challenge is that there are irregular time periods like Tuacahn school and Tuacahn shows. Chairman Bryan Pack inquired if there were any concerns on the one that he mentioned? Commissioner Lance Anderson stated noise and the dumpster. Mike Rodriguez stated that deliveries and back-up horns on trucks is listed on condition #11. Chairman Bryan Pack stated that the turnaround is still an issue for him, not so much for the noise, but for safety and the distance they have to back up to the dumpster. So our issues are still traffic and the traffic study, sufficient parking and turnaround layout and the deceleration lane. Dale Coulam stated Chuck Gillette wasn't able to come tonight to help address the traffic study. Commissioner Doug Clifford stated his other concern is the intersection is not pedestrian and bicycle friendly. Commissioner Jeff Loris stated we can only discuss the site. They can't control the intersection. Commissioner Doug Clifford stated no, but we can look at the safety. He would like to see information during those time periods. Commissioner Lance Anderson referred to paragraphs #5 and #7 in the ordinance that sets forth the standards to consider when considering conditions. Commissioner Doug Clifford stated these are standards we can consider, and those two listed were for vehicular and pedestrian traffic and refuse collection. Commissioner Lance Anderson stated we haven't talked about the signs and dumpsters. Commissioner Jeff Loris stated we need to look at the entire scope of the City and how it affects other portions of the area based on this application. We have minimum standards for traffic, parking, lighting. Minimum requirements are there for a reason and otherwise it is a taking. Sometimes we get into discussion that exceeds those minimum application requirements. He stated he has no concerns. They have done an excellent job fitting all the requirements. Commissioner Lance Anderson stated that minimum requirements are for general businesses. Maybe we need to increase that minimum. Parking can never be found. Chairman Bryan Pack stated he does not have an issue with the number of parking. He is concerned with the configuration and the dumpster on the east side. He wonders if there is a way to reconfigure that. Commissioner Bob Morris stated he is not concerned about parking. Chairman Bryan Pack stated that we should discuss the deceleration lane and if it is a dedicated right turn lane. Dale Coulam stated because of the curve in the hill and the site distance if they are in the right turn only lane into the project, they would be out of the way and you still have two lanes that can proceed straight into the roundabout. Commissioner Lance Anderson excused himself from the remainder of the meeting. Commissioner Doug Clifford inquired if that affected the current width of the road? Dale Coulam stated if it was installed it would require going into the landscape buffer area. Commissioner Doug Clifford stated that looking at the site plan, there is not a whole lot of distance between the entry and the edge of the property. If there were several cars queued in there, it would fill up. Commissioner Bob Morris stated he likes the right turn only lane. Mike Rodriguez stated in his discussions with Chuck Gillette he indicated this would be the most appropriate way to mitigate these concerns, by creating that deceleration lane and proposed condition #18 addresses that. Driveway shall only allow right turn egress to the roundabout. There is adequate room to create that deceleration lane and may take up some of that landscape area and where it goes into the trail would have to be reconfigured. Commissioner Jeff Loris inquired as we look at calculations and take that land out of the landscape area, does it reduce or take the open space away? Mike Rodriguez stated there is no negative impact against that. Regarding signs and lighting, this application is subject to our existing lighting ordinance. Commissioner Bob Morris stated with the right turn lane added, he is fine with these conditions. Commissioner Doug Clifford stated that the right turn lane solves that problem and he doesn't see ingress and egress will be a major issue. If we want the community to be a friendly place where people are out on walks and on their bikes, and we are putting more people on the road, we just need to look at safety in that area in general. There are signal intersections where you push a button in order to cross. Could we add anything like that? Commissioner Bob Morris stated bicycles need to follow the same rules as cars. They need to dress in high visibility clothing. He doesn't think we should discount a professional traffic survey. Commissioner Doug Clifford stated he was not discounting it, but this study was for automobile traffic only, not bicycle or pedestrian. Chairman Bryan Pack stated he doesn't know what we could do to address that here. He rides his bike avidly, and he is cautious at these intersections. Commissioner Doug Clifford stated we may just need to take it up in our ordinances at some point, and not on this particular application. Chairman Bryan Pack stated that dump trucks backing up is his only issue left. It seems from a practical standpoint this would create a hazard. Can we change the design to mitigate that in some way? Commissioner Jeff Loris stated we talked about parking and pass throughs. The site plan shows the movement of trucks that go through there. If there was a turn in directly for the garbage, they would lose 30 parking spots. If the driveway was moved to make that access closer and it would impact the traffic study and erasing probably 20 parking spots. If a driver swings wide and as soon as he empties the bin he would have to back in. It will be higher traffic in this area because of the drive through. There is no real solution without losing parking. Mike Rodriguez stated an earlier version showed three different trash enclosures and it was recommended that one be left there and the other become a double enclosure so we minimize dumpster locations. Commissioner Doug Clifford inquired what if this dumpster was enclosed in the center with a fence around it and would give them access to it? Put a trash enclosure there rather than landscaping. Lose one parking spot. Mike Rodriguez stated discussion on the locations with our engineer was to have them get to them easily and leave the site without blocking parking spots. Commissioner Jeff Loris stated it keeps the smell away. It is an excellent place for it because it is away from everyone and out of the way. How often is garbage pick up? Mike Rodriguez stated it depends on demand. Commissioner Jeff Loris stated that is the least dangerous place to put it. They have gone through the design and it is the best place for it. Chairman Bryan Pack stated there is too much backing up for both the dumpster trucks and anyone in there that has to back up. He wishes there was a way to loop that traffic back out. Commissioner Bob Morris stated they can do a three point turn. Commissioner Doug Clifford stated they can't if there are any cars in there. Chairman Bryan Pack inquired can we require the trash pick up to be at 6 am? There are delivery trucks that will be going in there as well.
MOTION: Commissioner Bob Morris moved to approve recommendation of Class V Conditional Use for the proposed Canyon Crossing project, located on the northeast corner of the intersection of Snow Canyon Drive and Snow Canyon Parkway, with the discussed stipulated conditions.
SECOND: Commissioner Jeff Loris
VOTE: The motion carried.
| Commissioner Jeff Loris |
AYE |
| Commissioner Bob Morris |
AYE |
| Commissioner Doug Clifford |
AYE |
| Chairman Bryan Pack |
NAY |
| Commissioner Lance Anderson |
ABSENT |