Planning Commision Study Meeting

MINUTES OF THE WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING APRIL 23, 2025 THE WEST VALLEY CITY PLANNING COMMISSION MET IN REGULAR SESSION ON WEDNESDAY, APRIL 23, 2025 AT 4:00 PM IN WEST VALLEY CITY HALL, 3600 CONSTITUTION BLVD, WEST VALLEY CITY, UTAH. THE MEETING WAS CALLED TO ORDER AND CONDUCTED BY CHAIR MATHEW LOVATO. THE FOLLOWING MEMBERS WERE PRESENT: Mathew Lovato, Chair Martell Winters, Vice Chair Harold Woodruff, Commissioner Nancy Drozdek, Commissioner Rob Durfee, Commissioner Pauline Matagi, Commissioner PLANNING DIVISION STAFF PRESENT: Steve Pastorik, CD Director Brock Anderson, P&Z Senior Planner Jody Knapp, P&Z Zoning Administrator Steve Lehman, P&Z Planning Manager Julie Davis, P&Z Administrative Assistant LEGAL DEPARTMENT: Brandon Hill, City Attorney PRESENTATIONS: Application #: Z-1-2025 Applicant: Eric Nguyen Address:3001 W 4100 S Request: Zone change from A to RM, 1.53 acres Eric Nguyen has submitted a zone change application on a 1.53-acre parcel located at 3001 W 4100 S. The current zoning is A (Agricultural, minimum lot size ½ acre) and the requested zoning is RM (Multiple Unit Dwelling Residential). The General Plan designation on the property is Medium Density Residential (7 to 12 units/acre). Surrounding zones include R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet) to the north and south, A and R-1-8 to the east, and R-2-8 (Two Unit Dwelling Residential, minimum lot size 8,000 square feet) and A to the west. Neighboring uses include single family homes to the north, east, and south and the Sunnybrook Park Condos and Valley Jr. High School to the west. The property includes a home that, according to Salt Lake County, was built in 1940, a detached garage, and three other outbuildings. Minutes of Planning Commission Public Hearing April 23, 2025 Page 1 of 14 The applicant is proposing to retain the existing home, demolish the existing detached buildings, build a new garage for the existing home, and construct a 14-unit, two-story, for-rent townhome development. The proposed density of the project including the existing home is 9.8 units/acre. All townhome units would face the perimeter of the property and each unit would include a 2-car garage and 4 bedrooms. All garages have driveways that are deep enough to park in. The attached concept plan and application materials from the applicant provide details on and support for the proposed project. In reviewing this application, staff suggests that there are two primary questions to answer: 1. Is this the right location for a townhome development? 2. Assuming the location is appropriate, does the quality of the project further City goals? These two questions are explored below. Is this the right location for a townhome development? According to the City’s zoning ordinance, zone changes to the RM zone can only be considered by the City if the following four conditions are met: 1. For properties without existing Structures which are proposed to be developed, the property must be a minimum of one acre and the Density must not exceed 12 units per acre. For properties with existing Structures proposed to be redeveloped, the property must be a minimum of 20,000 square feet and the Density must not exceed 20 units per acre. For properties that are west of Redwood Road and within one-half mile of the West Valley Central light rail station, the Decker Lake light rail station or the Redwood Junction light rail station, the Density may exceed 20 units per acre; 2. The property shall meet any one of the following four requirements: (i) have access and Frontage on a Street with a planned Right-of-way width of at least 80 feet (for properties under two acres) or 100 feet (for properties two acres or larger) as indicated on the Major Street Plan; (ii) be adjacent to existing multifamily residential development on two sides; or (iii) be located west of Redwood Road and within one-half mile of the West Valley Central light rail station, the Decker Lake light rail station, or the Redwood Junction light rail station; or (iv) if the property is vacant, was vacant as of January 19, 2021, will be an exempt housing development under 24 CFR 100.304 or successor regulation with a density no greater than seven units per acre, and have access and Frontage on a Street with a planned Right-of-way width of at least 80 feet; 3. A Development Agreement must be proposed with the zone change application that addresses Dwelling Unit sizes, exterior materials, architecture, Landscaping, and project Amenities; and 4. A traffic impact study prepared by a registered traffic engineer is required for projects with 100 or more Dwelling Units. Minutes of Planning Commission Public Hearing April 23, 2025 Page 2 of 14 This application meets the first condition in that the property has existing structures, is over 20,000 square feet in area, and has a proposed density below 20 units/acre. For the second condition, the subject property has access and frontage on 4100 S, which has a planned right-of- way width over 100’ at this location. On the third condition, the applicant has proposed development agreement standards and those standards are addressed later in this report. The fourth condition does not apply because the project is under 100 units. While the property is eligible for RM zoning, the City may still deny requests for RM zoning. The points below may help the Commission answer the first question. • There are five existing multi-family developments (apartments, townhomes, and condos) that front or have access on 4100 S within the City – Boulder Pines Apartments at 1535 W 4100 S, Sage Valley Apartments and Townhomes at 1812 W 4100 S, Sunnybrook Park Condos at 3121 W 4100 S, Village Green Apartments and Townhomes at 4150 S 4000 W, and Aspenwood Apartments at 4139 S 4080 W. • This section of 4100 S is currently a 5-lane arterial street that is serviced by UTA bus routes 47 and F232. • Average annual daily traffic (AADT) on this segment of 4100 S was 29,000 in 2023. A 5-lane arterial can handle a traffic volume of 26,500 at a level of service (LOS) C and 30,500 at a LOS D. Does the quality of the project further City goals? City Code requires requests for the RM zone to be accompanied by a development agreement proposal that addresses dwelling unit sizes, exterior materials, architecture, landscaping, and project amenities. These items, along with other considerations, are addressed below. Dwelling Unit Sizes In the zoning ordinance, the minimum unit size for 4-bedroom townhomes is 1,700 square feet. The proposed townhomes are 1,700 square feet. Exterior Materials For materials, the City’s multi-unit residential design standards state: “All multi-unit residential Building exteriors shall be brick, stucco, stone, tile, metal panels or fiber cement siding. With the exception of brick or stone which may be used on the entire Building exterior, no single material shall comprise more than 60 percent of a Building’s exterior. Where stucco, tile, metal panels or fiber cement siding are used, at least 20 percent of the Building’s exterior shall be brick or stone. Wood and vinyl may be used as trim, soffits and/or accent materials only.” The applicant is proposing a combination of stone and fiber cement siding. According to the applicant, the percentage of brick meets the 20% requirement. While the fiber cement siding exceeds the 60% rule, there could be a variety in color and a mixture of horizontal and vertical application, and the City has granted an exception in such cases. Minutes of Planning Commission Public Hearing April 23, 2025 Page 3 of 14 Architecture Based on a preliminary review of the proposed building architecture by staff, the proposed units fall short of the City’s multi-unit residential design standards in the following areas: • The ordinance requires primary façades (i.e. building fronts) to include at least two of the relief treatments from the ordinance used at least once per dwelling unit. Currently, there is only one relief treatment in the use of balconies. The applicant is proposing to add a box window for the office on the main level. • The ordinance requires three window treatments with at least two window treatments per window on the front of buildings. Based on staff review, two treatments – varying the size and/or style of windows and window grids – were identified. Landscaping The ordinance requires a total of 50% landscaping and recreation space. The applicant’s concept shows 52.4%. Project Amenities For a project of this size, the ordinance requires one amenity. The applicant is proposing to include either a sports court or covered pavilion. Garages/Parking The ordinance requires all townhome units to include a 2-car garage. The overall parking requirement for townhomes is 4.75 with 2 in a garage, 2 in a driveway, and an additional 0.75 within the project. All of the units meet the 4.75 stall requirement. Other Considerations Staff suggested that posts be added below the balconies to make them look more like a covered porch. The applicant was comfortable with adding this feature. The City’s Public Works Department is recommending that the developer incorporate a parkstrip along 4100 S similar to the property to the west. The applicant has agreed to this so, staff is recommending that this provision be addressed in the development agreement. During the study meeting, Commissioner Durfee asked if the units would be considered an R2 Occupancy, which is a building code reference. Staff checked with our Chief Building Official and received the following response: “I have reviewed the proposed preliminary residential project to be located at 3001 West 4100 South. Pursuant to IBC Chapters 1 and 3 (and respective IRC sections), and my duties as the Chief Building Official, I would interpret and classify this as an R2 Occupancy, as currently configured and submitted to the WVC Planning Commission. Specifically, the second level is configured as a dormitory or congregate residence. The elements or features (bathrooms, family room, etc.) of the building are shared by all the residents, with the exception for the individual private bedrooms. In Context, the International Building Code Minutes of Planning Commission Public Hearing April 23, 2025 Page 4 of 14  defines a congregate residence as “A building or part thereof that contains sleeping units where residents share bathroom or kitchen facilities, or both.” It also defines Residential Group R-2 occupancies as “containing sleeping units or more than two dwelling units where the occupants are primarily permanent in nature… including… Congregate Residences.” Lastly, an R2 Occupancy would be required to be constructed according to the International Building Code and is NOT the same as a Single-Family Dwelling, a Two-Family Dwelling, or a Townhouse constructed under the provisions of the International Residential Code.” Given this feedback from our Chief Building Official, staff would suggest that the second level floor plan be modified by incorporating one of the bathrooms into one of the bedrooms so that the bathroom is only accessible from the bedroom and not the shared family room. Staff Alternatives: 1. Approval. This zone change application should be approved subject to a development agreement that incorporates the standards proposed by the applicant along with the following additions recommended by staff: a. The developer shall install a 5’ parkstrip along 4100 South and replace the existing sidewalk. b. The second level floor plan shall be modified by incorporating one of the bathrooms into one of the bedrooms so that the bathroom is only accessible from the bedroom and not the shared family room. c. All of the Multi-Unit Residential Design Standard in the City’s Zoning Ordinance shall apply. This means that the elevations will need to be modified. As part of the conditional use review by the Planning Commission, the Commission may allow more than 60% of the exterior to fiber cement siding if different colors and textures of fiber cement siding are used. 2. Continuance. This application should be continued for reasons determined during the public hearing. 3. Denial. This application should be denied. Discussion: Steve Pastorik presented. The applicant, Eric Nguyen, was present. He clarified his intention to rent entire units to families rather than individual rooms. He addressed the Commissioners’ concerns about property maintenance, remodeling the existing house, and fencing the property; expressing willingness to address these issues if the project is approved. Commissioner Drozdek asked him what amenities would be available. Eric responded with pickleball or a pavilion. Mike Markum, on Alice Way, is opposed to changing the zoning to multi-family, arguing that the area is predominantly single-family homes, and that multi-family housing would not fit the neighborhood character. Minutes of Planning Commission Public Hearing April 23, 2025 Page 5 of 14 Some Commissioners expressed concerns about the architectural design and height of the proposed buildings, which were described as boxy and out of character with the surrounding area. The Commission considered whether to recommend approval or denial, noting that if they recommend denial, the applicant will need to appeal to the City Council. Commissioner Winters asked what the density of the surrounding multi-family homes are in the area. Steve answered that the project's density would be 9.8 units per acre and is slightly lower than the neighboring property to the west of 10.9 units per acre. Motion: Commissioner Winters motioned to continue Z-1-2025 to the May 28, 2025 Public Hearing, for requested improvements to the elevations. Commissioner Matagi seconded. A roll call vote was taken, and 5 Commissioners were in favor of the motion. Commissioner Layton AB Commissioner Porter AB Commissioner Durfee Yes Commissioner Drozdek Yes Commissioner Woodruff No Commissioner Matagi Yes Vice Chair Winters Yes Chair Lovato Yes MAJORITY--Z-1-2025— APPROVED Application #: ZT-2-2025 Applicant: Granite Credit Union Request: An ordinance text change request to amend section 7-2-112 of the West Valley City Municipal Code to permit a Mobile Financial Institution as a Temporary Use The applicant submits this request based off the following considerations: 1. Continuity of Financial Services: When a financial institution undergoes remodeling or reconstruction, community members who rely on in-person banking services may experience significant disruption. Allowing a financial mobile branch ensures uninterrupted access to essential banking services, such as deposits, withdrawals, loans, and financial counseling. 2. Alignment with Existing Temporary Land Use Permits: The ordinance already permits mobile medical units and temporary structures for construction and sales offices. Financial mobile branches serve a similar public benefit by maintaining community access to critical financial resources during construction. 3. Economic and Community Stability: Access to financial services plays a vital role in maintaining economic stability for individuals and small businesses. Allowing temporary mobile branches helps customers avoid financial hardship by ensuring they can continue managing their banking needs locally. Minutes of Planning Commission Public Hearing April 23, 2025 Page 6 of 14 4. Regulated and Temporary Use: The proposed amendment maintains reasonable land-use regulations by requiring financial mobile branch permits to be renewed every six months while construction is ongoing, ensuring they remain temporary and are not used indefinitely. Proposed Language: 7-2-112 TEMPORARY LAND USES (3) Temporary Land Uses Permitted. Only the following Uses are permitted as Temporary Land Uses: f. Mobile Financial Institution in accordance with the following: i. Shall be limited to sites in conjunction with a remodel or construction of a permanent financial institution and shall be renewed every six (6) months. ii. A mobile financial institution may operate at a strategic partnership under a formal agreement, business, to provide financial services no more than two (2) times per week. The branch will use dedicated parking spaces provided by the business partner, will not remain on-site overnight, and will operate for no more than eight (8) hours per day. Staff Alternatives: 1. Approval. The ordinance should be approved as proposed by staff. 2. Continuance, to allow for the resolution of any issues raised at the public hearing or to allow time for the applicant to revise the proposed regulations in the ordinance amendment. 3. Denial, the current Ordinance requirements are adequate and this amendment is not appropriate at this time. Discussion: Jody Knapp presented two text additions to the Code: one for temporary use during construction or remodeling of permanent financial institutions, renewable every six months; and another for strategic partnerships allowing operation up to twice a week with specific restrictions. The commission recommended adding an annual renewal requirement for the second option. The applicants, Cindy Clark and Mary Woodard were present and explained the mobile branch's security features and their plans to increase visibility in West Valley. Motion: Commissioner Durfee motioned to approve ZT-2-2025 with the addition of “The permit shall be renewed every twelve (12) months.” for the second option of 7-2-112 (3) (f) (ii). Commissioner Winters seconded. A voice vote was taken and the motion passed unanimously. UNANIMOUS--ZT-2-2025--APPROVED SMI-2-2025 Iron Workers Local 27 Subdivision Minutes of Planning Commission Public Hearing April 23, 2025 Page 7 of 14 7022 West SR-201 North Frontage Road2 Lots 2 Lots, 3.11 Acres, M Zoning Background: Jeremiah Larson, representing the property owner, is requesting preliminary approval for the Iron Worker’s Local 27 Subdivision. The subdivision will consist of 2 lots on 3.11 acres and is located in the manufacturing zone north of the SR-201North Frontage Road. Staff/Agency Comments: Magna Water District: • Project will need to run availability for water, sewer and fire protection. • Subject to design and review inspections. • Will need to coordinate services and agreements regarding services for the flag lot. Utility Agencies: • Subject to all standard easement locations. Public Works: • Authorization required of ditch/water users for any abandonment, relocation, piping or any other modifications to existing ditches or irrigation structures. • Revisions to plat are required. • Will need to dedicate an additional 5 feet along SR-201 North Frontage Road. • A delay agreement will need to be approved the City Council for street improvements. This will need to be addressed as the subdivision moves through the process. Fire Department: • Development of the flag lot will require some type of turnaround for fire apparatus and emergency vehicles. Issues: • The proposed subdivision is being requested to divide an existing parcel into two lots, one of which will be a flag lot. Lot one, where the existing building is located, will be approximately 1.35 acres in size, with the new lot being 1.75 acres in size. • Access to the subdivision will be gained from the SR-201 North Frontage Road which is presently used for access to the Iron Workers. It is anticipated the City will be doing a future improvement project on said right-of-way. The developer, as part of the subdivision plat will need to dedicate an additional 5 feet of right-of-way. Future improvements will be installed by the City. • For the improvements, the City will require a delay agreement that would simply postpone Minutes of Planning Commission Public Hearing April 23, 2025 Page 8 of 14  improvements until such time the City begins work. The City has a number of delay agreements for other properties in this general area. The Engineering Division will work with the developer to get this in place prior to plat recordation. • Access to both lots will be via a flag lot design. The access drive will be part of lot 2, with lot 1 having an access easement across the stem. Maintenance of the drive access will be shared between both properties. • At a future date, staff will review either conditional use and/or permitted use applications. At that time, staff and agency comments will be more thoroughly addressed as part of the site plan review process. The subdivision plat will contain easements and other information applicable to the division of property. • During the study session, a question was asked about landscaping along the frontage of the SR-201 North Frontage Road. The City reviewed a site plan in 2004 which indicated landscaping would be installed along the frontage of the property. While this will not be a condition of approval for the subdivision, the City will follow up with this requirement. Most likely at the time improvements along the frontage road are installed as previously mentioned in this report. Staff Alternatives: A. Grant preliminary subdivision approval for the Iron Worker’s Local 27 Subdivision subject to the following conditions: 1. That compliance be made with Magna Water District regarding water line extensions, sewer connections and fire protection. 2. That the subdivision name be approved by Salt Lake County. 3. That the developer dedicate an additional 5 feet of right-of-way for improvements along the SR-201 North Frontage Road. A delay agreement will be required for future improvements. This will be addressed by the City Engineering Division as the project moves forward and prior to plat recordation. 4. That the developer resolve all staff and agency concerns. B. Continuation to address issues raised during the public hearing. Discussion: Steve L. presented. The applicant, Jeremiah Larson, was present. There were no questions or concerns. Motion: Commissioner Woodruff motioned to approve SMI-2-2025 subject to conditions (1) through (4). Commissioner Durfee seconded. A voice vote was taken and the motion passed unanimously. UNANIMOUS—SMI-2-2025--APPROVED Minutes of Planning Commission Public Hearing April 23, 2025 Page 9 of 14 C-6-25 Apex Wraps/Wasatch Fleet Service Expansion 2296 S. 5600 W. M Zone (.90 acres, 4.3 Acres Total) The applicant, Guy Williams with Fawkes Consultants representing Apex Wraps, is requesting conditional approval for a vehicle wrap and design business. This is an expansion Wasatch Fleet that is a commercial vehicle upfit facility. This property is zoned M, Manufacturing and is located within the 5600 West Overlay Zone. The West Valley City General Plan designates this area as Light Manufacturing. The surrounding zone is LI to the north, south and west. The zoning is M, manufacturing to the east across 5600 West. The surrounding uses include salvage yard type businesses to the west, and south, vacant UDOT property to the north and the Warner Truck Center to the east. Wasatch Fleet received conditional use approval for their main facility at 2265 S. 5650 W. in 2019 (C-12-2019). The business sells and installs truck and van racks, truck flatbeds, snowplows, custom van interiors, service truck bodies and lift gates. Office uses and vehicle sales are also conducted from the site. The site was modified and expanded in 2020 (CA-4-2020) and then again in 2023 (PR-15-23 – parking lot). This next phase of expansion is for Apex Wraps to redevelop the south lot at 2296 S. 5600 W., which was previously occupied by Code Fabrication. This parcel was rezoned from LI, Light Industrial to M, Manufacturing in 2024 (Z-1-24) subject to a Development Agreement. The roadway to the west, Clifford Street/5660 West, was also recently vacated and is now part of this project area. (SV-1-24). The site will be developed to provide access and shared parking between all the uses. There will be no outside storage in this phase. The onsite landscape areas will be modified and completed per the Development Agreement. The 5600 West Streetscape, which includes a 15’ landscaped area, a 6’ sidewalk and a 9’ landscaped area with decorative street lighting, will also be completed along the entire frontage. The existing blue building on site will remain and be expanded and remodeled to comply with the development agreement and includes architectural metal panels/siding that is used only as a veneer and not as structural sheeting or sheathing; As outlined in the Development Agreement, a Certificate of Occupancy shall not be granted for the expansion and remodel of this south building until all of the on-site and off-site improvements required in the Development Agreement and City ordinance are completed. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. Must comply with the requirements in the Development Agreement. Minutes of Planning Commission Public Hearing April 23, 2025 Page 10 of 14  2. The overall site and landscaping must be installed per the approved plan and in accordance with all the applicable standards set forth in Title 7. 3. Shall complete the 5600 West Streetscape Improvements and the UDOT right-of-way requirements to ensure connectivity along the entire frontage. 4. There shall be no outside storage. 5. There shall be no merchandise display permitted in any required parking or landscape areas, within the right-of-way or any fire lane. 6. Must meet the requirements of all affected departments and agencies including but not limited to the Utah Department of Transportation (UDOT) and the Salt Lake Valley Health Department. 7. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Jody Knapp presented. The applicant, Scott Haslam, was present online. There were no questions or concerns. Motion: Commissioner Woodruff motioned to approve C-6-2025 subject to conditions (1) through (7). Commissioner Winters seconded. A voice vote was taken and the motion passed unanimously. UNANIMOUS--C-6-2025--APPROVED C-7-2025 201 Commerce Center – Buildings #1-4 4387 West 2100 South M Zone (32.45 Acres) The applicant, Steve Layton with Integrated Developers, is requesting a conditional use for four (4) office/warehouse buildings at 4387 West 2100 South. This property is zoned M, Manufacturing, and the West Valley City General Plan designates this area as Light Manufacturing. This project is part of the 78 acre 201 Commerce Center project. When this project was initially approved in 2008 (C-36-2008) the design included 19 buildings of various sizes with a total square footage of 1,189,256. The applicant would like to take what was originally proposed as 7 buildings and construct 4 larger buildings and a 1.7 acre park area. This same request was originally approved under CA-1-2021, however that application has since expired. The subdivision for this phase of the development is being reviewed under PUD-1-2021. Minutes of Planning Commission Public Hearing April 23, 2025 Page 11 of 14 The buildings will be constructed to match the existing buildings on site (5, 6 and 7). They will be tilt up concrete panel construction painted three colors that are used to create a wainscot and column appearance along all sides of the buildings. The office portions are enhanced with large windows, relief in the roof line and architectural awning features above the entrances. This facility is not required to meet the Commercial Design Standards due to the use being limited to a manufacturing zone. The general breakdown of the uses includes approximately 20% office uses and 80% warehouse. The uses will be monitored as building permits and business licenses are submitted so the parking will be evaluated periodically to ensure that the site is in compliance with the ratio of uses. The landscaping required on site is 5% and the applicant has provided 9.7%. All areas that are considered landscaping must have a minimum of 50% live plant material. As discussed in the PUD process the applicant has asked for some relief in the roadway cross section and setbacks along 4400 West and 2250 South. This will help accommodate the larger building footprints. As part of that request a 1.7 acre park will be constructed. This area will be used for detention but will also include walking paths, picnic areas and an activity court. The east edge of the site along Commerce Center Drive includes a grass swale with a 2’ wide concrete gutter, a shrub row to screen the parking and trees planted every 30. This design was part of the original approval for the overall center for LEED (Leadership in Energy and Environmental Design) requirements in the storm water category. The north side has frontage along 2100 South, which is a High Image Arterial. The setback in that area will be bermed with a shrub row and trees planted every 30’. The sidewalk design for this entire phase is still being coordinated with Public Works to ensure street crossings are safe and that the connectivity makes sense for the proposed ROW cross sections. This also includes sidewalks along 2100 South. Signage was reviewed with the previous overall project submittal as well as with the Agreement for Disposition of Land (ADL) with the City Council. The approval included wall signage for the buildings, monument style directory signs throughout the site and one pole/development sign on the 2100 South frontage. All signage shall comply with the requirements set forth in the Sign Ordinance and require a building permit. A lighting plan must be submitted that complies with the standards set forth in the West Valley City Code. Several dumpsters are located throughout this area and they will all be secured within a 6’ masonry enclosure and additional landscaping has been proposed around these facilities to help further screen them from view. Any mechanical equipment proposed on site or on the building shall also be properly screened from view per the standards set forth in the City Code. Staff Alternatives: Approval, subject to the resolution of any issues raised at the public hearing and the following conditions: Minutes of Planning Commission Public Hearing April 23, 2025 Page 12 of 14  1. The buildings and site must be constructed per the approved plans. 2. There must be adequate parking on site for the proposed tenant mix. 3. The landscaping must be completed per the approved plan and in accordance with applicable standards in the West Valley City Municipal Code. 4. The right-of-way may be modified per the submitted cross section and the design shall include a park as outlined in PUD-1-2021. 5. All signage must comply with the West Valley City Sign Ordinance. 6. All lighting shall be designed per Title 7 and installed in accordance with the approved lighting plan. 7. All dumpster locations shall be completely secured with a 6’ masonry enclosure or located out of public view per 7-2-118(4). 8. All mechanical equipment on site must be properly screened. 9. Must meet requirements of all effected departments and agencies. Continuance, to allow for the resolution of any issues raised at the public hearing. Discussion: Jody Knapp presented. The applicant, Steve Layton was present. There were no questions or concerns. Motion: Commissioner Durfee motioned to approve C-7-2025 subject to conditions (1) through (9). Commissioner Woodruff seconded. A voice vote was taken and the motion passed unanimously. UNANIMOUS--C-7-2025--APPROVED PLANNING COMMISSION BUSINESS: The Commission considered the Minutes of the Study Meeting held April 2, 2025, and the Public Hearing held April 9, 2025. There were no changes. Commissioner Durfee motioned to approve the Minutes. Commissioner Matagi seconded the motion. A voice vote was taken and all members voted in favor of the motion. MOTION TO ADJOURN: There being no further business, Commissioner Winters moved to adjourn the meeting at 5:10pm. Minutes of Planning Commission Public Hearing April 23, 2025 Page 13 of 14 I hereby certify the foregoing to be a true, accurate and complete record of the proceedings of the Public Hearing of the West Valley City Planning Commission held, April 23, 2025. Respectfully submitted, Julie Davis Julie Davis, Admin Assistant Minutes of Planning Commission Public Hearing April 23, 2025 Page 14 of 14