Planning Commission Meeting

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT WEST VALLEY CITY PLANNING COMMISSION MINUTES July 10, 2013 The meeting was called to order at 4:03 p.m. by Chairman Phil Conder at 3600 Constitution Boulevard, West Valley City, Utah WEST VALLEY CITY PLANNING COMMISSION MEMBERS Harold Woodruff, Jack Matheson, Terri Mills, Phil Conder, Joe Garcia, Barbara Thomas, and Imaan Bilic ABSENT Brent Fuller WEST VALLEY CITY PLANNING DIVISION STAFF Steve Lehman, Jody Knapp, and Nichole Camac AUDIENCE Approximately seven (7) people were in the audience 3600 Constitution Blvd. West Valley City, UT 84119-3720 Phone (801) 966-3600 Fax (801) 963-3559 West Valley City Planning Commission July 10, 2013 Page 2 ZONE CHANGE APPLICATION Z-4-2013 Paul Oja 3662 South 6000 West A to R-1-8 0.44 acres Paul and Manuela Oja have requested a zone change for the east 150’ of a 0.44 acre parcel at 3662 South 6000 West from A (agriculture, minimum lot size of ½ acre) to R-1-8 (single family residential, minimum lot size 8,000 square feet). The west 62’ of the subject property is already zoned R-1-8. Surrounding zones include R-1-8 to the south and west and A to the north and east. The surrounding land uses include single family homes to the north, west and south and a church to the east. The subject property is designated as low density residential, which anticipates 3 to 4 units/acre, in the West Valley City General Plan. Development Proposal If this application is approved, the applicants plan to divide the property into two lots – one for the existing home built in 1940 on the east portion of the property and a lot for a new home on the west portion of the property. Each lot would be approximately 10,000 square feet in area. Development Agreement A development agreement is required for this project. Section 7-14-105 (3)(l)(x) of the West Valley City Zoning Ordinance states: “All new subdivisions involving a rezone of property, or a PUD, shall participate in a development agreement that addresses housing size, quality, exterior finish materials, streetscapes, landscaping, etc. The standards outlined in Section 7-14-105 (3)(l)(iii) shall be used as a minimum in all development agreements to address housing quality and exterior finish materials. These standards may be increased for a PUD. As part of a development agreement, if homes are permitted with less than 1,600 square feet of finished floor space, the quality of the home and the amount of masonry exterior finish materials shall be increased. For the entire subdivision, the average shall be at least 1,600 square feet.” For the development agreement, the applicant has proposed to follow the point system for design features outlined in the ordinance and build a home that is larger than 1,600 square feet. Following a site visit, staff recommends that additional requirements be added to address some maintenance issues that were observed. These maintenance issues include: • the fence along the north side of the property is in need of paint and is sagging in some places, • the landscaping in the park strips along the north and east sides is either dead or weedy and • the shrubs and trees along the east side of the property are encroaching into the public sidewalk. Staff Alternatives: • Approval, subject to a development agreement requiring: o a minimum house size greater than 1,600 square feet, o design features that meet the City’s point system, o the fence along the north property line be painted and repaired so that there are no sagging portions, o any dead or weedy landscaping within the park strips on the north and east sides of the property be maintained in a healthy, weed free condition or paved, o the shrubs along the east property line be trimmed so as not to encroach into the public sidewalk and o the trees along the east property line be trimmed so that they are at least 7’ above the sidewalk. o • Continuance, for other reasons determined at the public hearing. West Valley City Planning Commission July 10, 2013 Page 3 Applicant: Paul Oja 3662 S 6000 W Discussion: Steve Lehman presented the application. Barbara Thomas asked if access to the new lot will be gained from 6040 W. Paul Oja, the applicant, replied yes. Terri Mills asked if the new home will be built soon. Mr. Oja replied that it will be built as soon as financing goes through. Motion: Commissioner Thomas moved for approval subject to a development agreement with the conditions listed by staff. Commissioner Woodruff seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Garcia Yes Commissioner Matheson Yes Commissioner Mills Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -Z-4-2013- Approved SUBDIVISION APPLICATION SV-4-2013 Golden Hilltop Estates Subdivision Phase 3 – Lots 321-332 Amended 4415 South 5875 West R-1-7 Zone BACKGROUND The Utah Department of Transportation (UDOT) is requesting consideration to amend and vacate lots 321- 332 and all of Golden Arrow Cove located at 4415 South 5875 West. The Golden Hilltop Estates Phase 3 Subdivision was recorded with the Salt Lake County Recorder’s Office in July 1994. The plat amendment is necessary due to the future construction of the Mountain View Corridor. ISSUES: Based on a recent site visit, all of the homes along Golden Arrow Cove have been demolished. As part of this application, all public utility easements noted on the original subdivision plat for lots 321-332 of the Golden Hilltop Estates Phase 3 Subdivision will be vacated as well. Although these streets and lots will be vacated by ordinance, the ordinance will have no force or effect of any franchise rights of any public utilities, nor would they be impaired thereby. The ordinance will also protect any holders of existing franchises, water drainage pipelines, or other such uses as they may presently exist under, over or upon said property or as are or may be shown on the official plats and records of Salt Lake County. STAFF ALTERNATIVES: A. Approval of the Golden Hilltop Estates Phase 3 Amended Subdivision. B. Continuance to address issues raised during the Planning Commission meeting. West Valley City Planning Commission July 10, 2013 Page 4 Applicant: Ben Huot UDOT Discussion: Steve Lehman presented the application. Ben Huot, representing the applicant, stated that there will be a slope off the Mountain View Corridor that will end in a drainage ditch to prevent run off from affecting other properties. He indicated that water will be directed to various detention basins. Barbara Thomas asked if the ditch is open and questioned if it is seeded. Mr. Huot replied yes. He indicated that UDOT is working with utility companies to terminate existing facilities as demolition occurs. Motion: Commissioner Matheson moved for approval. Commissioner Mills seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Garcia Yes Commissioner Matheson Yes Commissioner Mills Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -SV-4-2013- Approved SV-5-2013 Golden Hilltop Estates Subdivision Phase 1 – Lots 14-21 Amended 5860 West 4300 South R-1-8 Zone BACKGROUND The Utah Department of Transportation (UDOT) is requesting consideration to amend and vacate lots 14-21 of the Golden Hilltop Estates Phase 1 Subdivision. Wayward Circle will also be vacated as part of this application. This subdivision is located at 5860 West 4300 South. ISSUES: The Golden Hilltop Estates Phase 1 Subdivision was recorded with the Salt Lake County Recorder’s Office in October 1993. This application is located north of previous applications vacating portions of Golden Hilltop Subdivisions. The plat amendment is necessary due to the future construction of the Mountain View Corridor. All homes with the exception of the dwelling on lot 21 have been demolished. As with similar requests, the street providing access to these lots will be vacated as well. All public utility easements noted on the original subdivision will be vacated. UDOT will be responsible to coordinate the extraction of any existing utilities and street improvements with appropriate agencies. In addition, all property acquisition shall be completed prior to the City’s recordation of the amended plat. Although these streets and lots will be vacated by ordinance, the ordinance will have no force or effect of any franchise rights of any public utilities, nor would they be impaired thereby. The ordinance will also protect any holders of existing franchises, water drainage pipelines, or other such uses as they may presently West Valley City Planning Commission July 10, 2013 Page 5 exist under, over or upon said property or as are or may be shown on the official plats and records of Salt Lake County. STAFF ALTERNATIVES: A. Approval of the Golden Hilltop Estates Phase 1 Amended Subdivision. B. Continuance to address issues raised during the Planning Commission meeting. Applicant: Ben Huot UDOT Discussion: Steve Lehman presented the application. Jack Matheson asked if Granger Hunter will dismantle and salvage the water tank. Steve replied yes. Ben Huot, representing the applicant, indicated that the remaining home is owned by UDOT but hasn’t been scheduled for demolition yet. Motion: Commissioner Bilic moved for approval Commissioner Woodruff seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Garcia Yes Commissioner Matheson Yes Commissioner Mills Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -SV-5-2013- Approved SV-6-2013 Westridge Boulevard – Street Vacation 5950 West 4790 South M Zone BACKGROUND The Utah Department of Transportation (UDOT) is requesting consideration to vacate a portion of Westridge Boulevard. The portion to be vacated is located south of Double Eagle Circle which has a coordinate of 4790 South. The proposed vacation will extend south to the northeast corner of lot 3 in the West Ridge Commerce Park Phase 4 Subdivision. The portion to be vacated is due to modifications of the West Ridge Golf Course, a necessity brought about by construction of the Mountain View Corridor. ISSUES: The portion of Westridge Boulevard to be vacated was platted as part of two separate subdivision applications. West Ridge Commerce Park Phase 2 was recorded in July 1994. West Ridge Commerce Park Phase 4 was recorded in July 2008. When the current alignment of the Mountain View Corridor was selected, changes to the West Ridge Golf Course were imminent. Plans were prepared to modify the golf course which included the vacation of this portion of Westridge Boulevard. The golf course modifications have been completed and the course is now open. UDOT is now prepared to formally request the vacation to the portion of this road that is no longer needed. Access to the clubhouse is now provided from the southern portion of Westridge Boulevard. A West Valley City Planning Commission July 10, 2013 Page 6 dedication plat for that portion of the street is forthcoming. Although this street will be vacated by ordinance, the ordinance will have no force or effect of any franchise rights of any public utilities, nor would they be impaired thereby. The ordinance will also protect any holders of existing franchises, water drainage pipelines, or other such uses as they may presently exist under, over or upon said property or as are or may be shown on the official plats and records of Salt Lake County. STAFF ALTERNATIVES: A. Approval of the Westridge Boulevard Vacation Plat. B. Continuance to address issues raised during the Planning Commission meeting. Applicant: Ben Huot UDOT Discussion: Steve Lehman presented the application. The Planning Commission had no further questions or concerns. Motion: Commissioner Garcia moved for approval. Commissioner Bilic seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Garcia Yes Commissioner Matheson Yes Commissioner Mills Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -SV-6-2013- Approved SV-7-2013 6400 West Street Vacation 6400 West 5400 South M Zone Ben Huot, representing the Utah Department of Transportation (UDOT) is requesting consideration to vacate a portion of 6400 West. The request is being submitted in light of the pending Mountain View Corridor. ISSUES: The proposed application will vacate a portion of 6400 West from approximately 5185 South to 5400 South. The existing road has been in existence for many years. This road was not formally dedicated by plat as is typically the method, but by document and by prescriptive use. Since this road has historically been used by the public, the appropriate application to vacate such a street is by a vacation plat. In order to terminate 6400 West in an acceptable fashion, UDOT has submitted an application to cul-de-sac the south end. This will be presented to the Planning Commission at the next meeting. Staff is unsure what utilities may or may not exist along this right-of-way. As a standard practice, the City West Valley City Planning Commission July 10, 2013 Page 7 will record an ordinance along with the vacating plat. The ordinance will have no force or effect of any franchise rights of any public utilities, nor would they be impaired thereby. The ordinance will also protect any holders of existing franchises, water drainage pipelines, or other such uses as they may presently exist under, over or upon said property or as are or may be shown on the official plats and records of Salt Lake County. STAFF ALTERNATIVES: A. Approval of the 6400 West Street Vacation. B. Continuance to address issues raised during the Planning Commission meeting. Applicant: Ben Huot UDOT Discussion: Steve Lehman presented the application. Jack Matheson asked if heavy trucks use 6400 W. Ben Huot, representing the applicant, replied that he isn’t sure but indicated a private connection had to be created to allow access for businesses to the west. Motion: Commissioner Woodruff moved for approval. Commissioner Thomas seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Garcia Yes Commissioner Matheson Yes Commissioner Mills Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -SV-7-2013- Approved CONDITIONAL USE APPLICATIONS C-31-2013 Highbury Shoppes Pad A Amsource Companies (Bill Gaskill) 2731 South 5600 West Retail/Restaurant with Drive-thru C-2 zone, 1.21 acres The applicant, Bill Gaskill, is requesting a conditional use for a retail/restaurant drive-thru pad located at 2731 South 5600 West. The General Plan designates this property as General Commercial. The surrounding zone is C-2 with M zoning to the north. The surrounding uses include a bank to the south (Cypress Credit Union), a retail/restaurant pad to the east (Buffet City) and retail (Target) to the north. This building will be the third and last building of the north half of the Shoppes at Highbury project (C-43- 2005). The building is 7,150 square feet and will contain 4-5 tenant spaces including one drive-thru fast-food restaurant (Roxberry Juice). The architecture of the building will be similar to the existing building on the east side of the site and will be constructed of stucco and brick with steel awnings accents and must comply West Valley City Planning Commission July 10, 2013 Page 8 with the Commercial Design Standards. The menu board for the drive-thru will be located on the north side of the building in an area that can accommodate the required stacking. The drive-thru window is currently located on the back of the building (west side) which is along the 5600 West façade. There will be a 3’x10’ cover per the standards in the Commercial Design Guidelines (7-14-216). The ordinance states that the drive- thru must be on the back or side of the building. This location does accommodate that however, the intent was to reduce the visibility of the drive-thru from the street. Staff and the applicant have discussed relocating the window to the south side of the building. That location would diminish the impact of visibility of the window however, that increases the conflict of cross traffic in the parking area and the impact of the drive lane would still remain. Therefore, staff feels that the layout as submitted is most appropriate for this location. The landscaping along the perimeter of the site was completed as part of the initial overall project per the standards set forth in the 5600 West Overlay Zone. Some of the trees in this area have died and will be replaced as part of this project. There is sufficient room on the site to enhance the landscaping on the east side of the sidewalk and adequately screen the drive-thru use per 7-22-406(15). This landscaped area has been increased above the minimum requirement of 5’to accommodate the drive-thru aisle and enhance the screening with additional trees, a 3’ tall wall behind a berm and shrubs (see detail). The island shown on the east side of the site will be installed to control traffic and will not contain any landscaping. A pedestrian connection was installed along the existing Buffet City building on site with the intention of it crossing the parking area to connect with this new building. Therefore, staff recommends that this be completed and included as part of the final site plan design. There are 66 stalls provided for this building and a total of 166 for the site. Parking for restaurant uses is calculated at one (1) space for every 100 square feet of gross floor area (1300 sqft) plus five (5) additional spaces for employees and retail/office is calculate at one (1) space for every 250 square feet of gross floor area (5850). Therefore, the minimum required parking for this site is 41 spaces. There may be an additional restaurant tenant so the additional parking provided could accommodate that use as well. Signage for this business is proposed on the wall of the building as well as a monument sign, similar to the design at the existing building and will be constructed in accordance with the Sign Ordinance. Staff Alternatives Approval subject to any issues raised at the public hearing as well as the following conditions: 1. The building shall be design in accordance with the Commercial Design Standards, including a connection to the existing pedestrian connection on the east side. 2. The drive-thru portion of the building shall be constructed in accordance with the 5600 West Overlay standards (7-14-216) and the Commercial Design Standards (7-22-406(15)). 3. Landscaping must be completed per the approved plan and the trees that have died along the 5600 West streetscape must be replaced. 4. Signage shall be designed in accordance with the West Valley City Sign Ordinance. 5. All requirements of affected departments and agencies must be met including but not limited to West Valley City Public Works and the Utah Department of Transportation.. Continuance, to allow for the resolutions of any issues raised at the public hearing. West Valley City Planning Commission July 10, 2013 Page 9 Applicant: Bill Gaskill 358 Rio Grande Discussion: Jody Knapp presented the application. Barbara Thomas asked where existing signage is located and where a new sign would be installed. Jody indicated these areas on the site plan. Terri Mills asked why the island in the parking lot is not landscaped. Jody replied that the island gets very thin at the end which makes it difficult to landscape. She indicated that the applicant has proposed a mountable curb. Joe Garcia asked how high the curb would be. Jody replied 6 inches. Bill Gaskill, representing the applicant, stated that landscaping in the parking lot island would be difficult to maintain. He stated that he would like to install a mountable curb to prevent damage to cars or snow plows. Mr. Gaskill stated that he is not proposing to construct a sign now but will add another one in the future when other retail spots fill up. He stated that he will do a pedestrian connection from the existing building to the proposed pad and will likely use stamped concrete and paint to accomplish this. Commissioner Garcia asked where people would exit out of the drive through. Jody displayed how the drive through would function. Mr. Gaskill stated that moving the drive through to the south side of the building would cause concern for traffic flow in the parking lot. Commissioner Thomas stated that she would like to see landscaping in the parking lot island. Commissioner Mills agreed and indicated that there are several varieties of plants and trees that do well in small spaces and that are drought tolerant. She added that she feels an abrupt curb on the narrow portion of the island would make more sense than a gradual one to prevent people from driving over it and taking shortcuts through the parking lot. Commissioner Mills suggested some sort of vertical element to let people know about the curb when it isn’t visible in the winter months. Commissioner Garcia indicated that he has seen plastic poles with reflective tops. Jody asked if there is a reason why the island is tapered. Mr. Gaskill replied that it had to be shaped this way to allow for the drive aisle. He stated that he may be able to widen it a little further and add landscaping if the Planning Commission wishes. Jack Matheson stated that he feels the building should incorporate spandrel glass on the west, south, and north façades. He indicated that he feels the white panels are too stark and are not adequate for the 5600 W streetscape standards. Harold Woodruff agreed. Mr. Gaskill asked if there is a percentage of spandrel glass required. Jody replied no. Mr. Gaskill stated that he doesn’t like the idea of faking a storefront. He indicated that the west side is the rear of the building and shouldn’t be made to look like the front. Jody indicated that the intent of the ordinance is to bring storefronts closer to 5600 W. Commissioner Woodruff agreed and stated that the west side should look like the front of the building even though it isn’t. Motion: Commissioner Woodruff moved for continuance to allow the applicant time to address landscaping and elevation concerns. Commissioner Thomas seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Garcia Yes Commissioner Matheson Yes Commissioner Mills Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Unanimous -C-31-2013- Continued West Valley City Planning Commission July 10, 2013 Page 10 C-32-13 Fat Fish Sushi (Mai Nguyen) 1980 West 3500 South C-2 Zone (1.9 Acres) The applicant, Mai Nguyen, is requesting a conditional use amendment for a restaurant with liquor at 1980 West 3500 South. The zoning for this area is C-2, General Commercial. The West Valley City General Plan anticipates General Commercial uses for this area. The surrounding zones include C-2 to the south, east and west and R-1-6 to the north. The surrounding uses include a restaurant to the west, a convenience store, auto repair and residential to the east, and residential to the north. This particular restaurant space was originally reviewed as a restaurant with beer use that was to operate in conjunction with the adjacent dance club, El Palenque. That item went to the Planning Commission on May 9, 2012, was continued until June 27, 2012 and was denied during that hearing (C-16-2012). The applicant then met with the neighbors, the Salt Lake Valley Health Department and the property owner, and came up with a few modifications to address the concerns that were raised at the previous meetings and the item was approved under C-26-2012. At this time, Mrs. Nguyen would like to separate the restaurant with beer/club use and operate her own sushi restaurant, called Fat Fish. As part of that use, Mrs. Nguyen is requesting a restaurant liquor license for the Fat Fish restaurant only, in order to serve heavy beer and Saki, which is a Limited Restaurant License through the Department of Alcohol and Beverage Control (DABC). As approved previously, there is a doorway between the club space and the restaurant to allow for access from the club patrons into the restaurant. However, the food and beer is not permitted to leave the restaurant area and be taken in to the club at any time. The restaurant space itself has been designed so two separate restaurants can operate. That would allow for El Palenque to open their own restaurant with beer only in the future. There are separate refrigerator/storage areas provided to ensure that the food and beverages are separated for the different tenants. The restaurant with liquor use will be open from 11:00 a.m. – 9:00 p.m. Sunday – Thursday and 11:00 a.m. – 10:00 p.m. Friday –Saturday. The dance club portion of El Palenque operates from 10:00 p.m. – 2:00 a.m. Friday – Saturday only. Therefore, the restaurant with liquor use will have a one-hour operation overlap with the dance club. Therefore Staff recommends that the doorway between the uses be locked at all times that the restaurant with liquor use is in operation. Staff Alternatives: Approval, of the request for the addition of a restaurant with liquor subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. The doorway between the restaurant and the club space shall be locked at all times that the restaurant with liquor use is in operation. 2. All signage shall meet the requirements in the Sign Ordinance and signs for tenants that are no longer operating on the premises shall be removed. 3. All requirements of affected departments and agencies must be met including but not limited to the Department of Alcohol and Beverage Control. 4. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. West Valley City Planning Commission July 10, 2013 Page 11 Denial, for reasons raised at the public hearing, including but not limited to the following concerns: 1. The tenant mix, shared tenant space and overlap of hours of operation with the adjacent Club use is not appropriate at this location. 2. The existing use should not be intensified because the conditions of the original approval (C-25- 2010) have currently not been met and the site is currently not in compliance. Applicant: Applicant: Opposed: Mai Nguyen Vincent Nguyen Jack Jones 2498 S Summit Circle 4959 Shadow Wood Dr. 3440 S 1940 W Discussion: Jody Knapp presented the application. Jack Jones, a neighbor, stated that he is concerned with the dance club being connected to the restaurant with liquor internally. He stated that the site has plenty of restaurants with alcohol and doesn’t need another one. Mr. Jones stated that the site is not in compliance and the applicant has not done anything to improve the existing property. He discussed various issues with the site and stated that he feels the applicant should not be granted anything more until she is able to commit to the improvements required in her original application. Mai Nguyen, the applicant, stated that she understands Mr. Jones has a right to complain about noise problems but stated that he cannot tell her how to run her businesses or what to do with her property. She stated that she has hired a landscape architect and has been working with the City on the parking lot remodel and landscaping improvements. She stated that she is unable to do anything until permits are granted. Phil Conder stated that the applicant was aware of the July deadline back in October of last year. He indicated that plans could have been submitted and processed during the winter months so that improvements could have been done as soon as the weather was warm enough. Barbara Thomas stated that there is little maintenance done on the property and asked the applicant why something simple like this hasn’t been improved. Ms. Nguyen replied that the property is not dirty and is taken care of. She indicated that she wanted to purchase the neighboring property for several years but was unable to make an agreement with the property owner. Harold Woodruff stated that this doesn’t impact this application. Jack Matheson asked how the two restaurants will operate in the same space with overlapping hours. Ms. Nguyen replied that El Pelenque is closed. She indicated that she evicted the tenant last week because she has not received rent from him in two years. Ms. Nguyen stated that it will simply be her restaurant occupying the space now. Brandon Hill stated that he would recommend continuing this application since the closing of the club is a significant change to what was originally proposed. Ms. Nguyen stated that she owns all the businesses on the property and stated that she is unsure what she will do with the vacant buildings yet. She stated that in regards to this application the only thing that would be different is the internal connection between the restaurant and the club space. Ms. Nguyen stated that she is ready to begin work on the site but has to wait for City approval. Jody replied that the review is going through the regular process that any site goes through. Vincent Nguyen, representing the applicant, confirmed that El Pelenque has been shut down. He stated that there will be no internal connection from the restaurant to the club space. Harold Woodruff stated that he feels the Planning Commission has been compassionate with Ms. Nguyen in the past. He indicated that the applicant should comply with prior commitments before requesting any other changes. Jack Matheson stated that he feels this would be a very good and successful business if all items are dealt with and taken care of. Joe Garcia stated that this is a nice property and he feels more comfortable with El Pelenque being closed. He stated that restaurant could be very successful. Barbara Thomas stated that it has been 10 months and nothing has changed on the site. She stated that there are too many issues on the site to approve anything more. Imaan West Valley City Planning Commission July 10, 2013 Page 12 Bilic agreed and added that she likes the idea of the restaurant but indicated that all previous requirements should be met. Motion: Commissioner Thomas moved for denial because the existing use should not be intensified because the conditions of the original approval (C-25-2010) have currently not been met and the site is currently not in compliance. Commissioner Bilic seconded the motion. Roll call vote: Commissioner Bilic Yes Commissioner Garcia No Commissioner Matheson No Commissioner Mills Yes Commissioner Thomas Yes Commissioner Woodruff Yes Chairman Conder Yes Majority-C-32-2013- Denied PLANNING COMISSION BUSINESS Approval of Minutes from June 12, 2013 (Regular Meeting) Approved Approval of Minutes from June 26, 2013 (Regular Meeting) Approved Approval of Minutes from July 3, 2013 (Study Session) Approved There being no further business, the meeting adjourned at 5:24 p.m. Respectfully submitted, _____________________________________ Nichole Camac, Administrative Assistant