Planning Commission Meeting

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT + WEST VALLEY CITY PLANNING COMMISSION MINUTES May 27, 2015 The meeting was called to order at 4:00 p.m. by Chair Barbara Thomas at 3600 Constitution Blvd., West Valley City, Utah WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Jack Matheson, Terri Mills, Clover Meaders, Barbara Thomas, and Latai Tupou ABSENT Harold Woodruff and Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, Brock Anderson, and Nichole Camac AUDIENCE Approximately eight (8) 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 May 27, 2015 Page 2 ZONE CHANGE APPLICATIONS Z-1-2015 West Valley City 3001 West 3500 South C-2 and R-4-8.5 to CC 3.5 acres West Valley City has requested a zone change for 11 parcels totaling 3.5 acres at 3001 West 3500 South from C-2 (general commercial) and R-4-8.5 (residential 4-plex) to CC (City Center). Surrounding zones include R-4-8.5 to the south, CC to the east, C-2 to the north and a portion of the west and RM (residential, multi-family) for the remaining west portion. Surrounding land uses include the Aspen Village Apartments to the west, commercial uses to the north, the Embassy Suites Hotel to the east and a duplex (that will soon be demolished) and vacant property to the south. The subject property is designated as retail/office north of Weigh Station Road and very high density residential south of Weigh Station Road in the Fairbourne Station Vision which is part of the West Valley City General Plan. The 11 subject properties are all located within the City Center RDA which was established in 2004. All 11 parcels are owned by the West Valley City Redevelopment Agency. Of the 11 parcels, 7 had buildings on them that were recently demolished and 3 still have buildings on them. The remaining 3 buildings will be demolished between now and July. The subject parcels were acquired by the RDA to facilitate additional redevelopment within Fairbourne Station. These properties are needed to extend Weigh Station Road to the west, development a new commercial use along 3500 South and build a new road at 3030 West between 3500 South and Lehman Avenue. Extending the CC Zone to these parcels is necessary to accommodate the anticipated commercial use along 3500 South and to ensure consistency within Fairbourne Station. Staff Alternatives: • Approval of the zone change to the CC Zone. • Continuance, for reasons determined at the public hearing. Applicant: West Valley City Discussion: Steve Pastorik presented the application. The Planning Commission had no further questions or concerns. Motion: Commissioner Matheson moved for approval. Commissioner Fuller seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Meaders Yes Commissioner Mills Yes West Valley City Planning Commission May 27, 2015 Page 3 Commissioner Tupou Yes Chairman Thomas Yes Unanimous-Z-1-2015- Approved CONDITIONAL USE APPLICATIONS C-20-2015 Furst Construction 134 Unit Assisted Living Facility 2940 West 3650 South CC Zone (2.96 acres) Furst Construction is requesting conditional use approval to develop an assisted living facility on 2.96 acres at 2940 West 3650 South. The property is zoned CC (City Center) and is designated as very high density residential or office in the Fairbourne Station Vision which is part of the City’s General Plan. Surrounding uses include the City’s promenade park to the north, two story condos to the west, single family homes to the south and the West Valley Library to the east. The proposed building contains 134 units, 80 of which will be memory care units. The height of the building ranges from 2 to 3 stories with the 2 story portion being closest to 3650 South. The basement level of the building includes 10 units and support facilities like laundry and storage. The main level includes 62 units; kitchen and dining areas and amenity areas including a library, theatre, salon and an outdoor landscaped courtyard. The second level also includes 62 units along with additional dining space, activity areas and physical therapy. Background Up until last year, the property was developed as a medical office complex of three buildings with the first building being built in 1973. Over the last several years the buildings were vacant and the property fell into disrepair. Given the poor condition of the property and complaints the City was receiving from neighbors, the City partnered with the property owner to demolish the site last year. The Planning Commission approved a conditional use permit in December of last year for an assisted living facility at the same location. The approved project was 2 to 5 stories and included 187 units. Compared with the project approved last year, the subject proposal has fewer units, does not include as many stories and includes 0.24 acres of additional property as landscaping. Project Review The sections below outline the purposes and main standards in the CC Zone and how this development measures up. In addition to the comments below, staff notified the applicant of other revisions needed to the plans to meet City requirements. City Center Zone Purposes The following is a list of purposes from the CC Zone (underlined) as well as a brief description of how the assisted living development meets the stated purpose: • Create a recognizable center or downtown for West Valley City. Creating a recognizable center or downtown for the City is accomplished in large part by building significantly taller buildings than what exists outside of the center. This is one of the reasons why the City Center Zone West Valley City Planning Commission May 27, 2015 Page 4 requires a minimum height of 5 stories within most of the Zone. The highest portion of the proposed building is 3 stories; hence, the proposal doesn’t meet this purpose. • Encourage and direct development that supports transit. Many residents of the facility will not have cars and support staff may also use transit. • Encourage infill and redevelopment near the future transit station by City Hall. The property is approximately 500’ from the bus hub and about 700’ from the Trax and BRT stations. • Reinforce the use of public transportation by locating higher-intensity development, including employment-oriented businesses and higher density residential uses, adjacent to transit stops. The 187 unit, 5 story project approved last year provided a higher-intensity development. • Encourage mixed-use development to reduce automobile dependency and roadway congestion by combining trips and locating destinations within walking and biking distances – all interconnected with transit. This is the only assisted living building in Fairbourne Station. • Provide a mix of housing types, costs and densities. There are many 2 to 3 story residential buildings within the City. • Promote architectural and site design treatments that enhance the visual appearance of development within the Zone. Staff is still confirming compliance on some architectural features. Parking The parking ordinance requires 0.6 parking spaces per unit for assisted living. However, the CC Zone allows a 10% reduction to the parking requirements, resulting in 72 required parking spaces. The ordinance also states: “The number of parking spaces required by these schedules may be reduced or increased as a condition of the development review by the Planning Commission for conditional use applications or as approved by the Zoning Administrator or designee for permitted uses if it can be demonstrated through a parking study that the proposed use(s) would have a parking demand less than or in excess of the requirements stated in this Chapter. This parking study must be validated through empirical evidence, which is acceptable to the Zoning Administrator or designee, from similar uses.” The applicant has indicated that the residents of the 80 memory care units will not be able to drive and will therefore not have cars. For this reason they are proposing 53 parking spaces. The applicant submitted a letter, dated December 8, 2014, with the application approved last year to support the requested reduction in required parking at that time. A copy of this letter is attached. The table below compares the parking and unit mix for the approved project last year with what is currently proposed. Project Assisted Memory Total Parking % Parking Living Care Units Provided Memory Stalls/Unit Units Units Care Units Project 129 58 187 80 45% 0.43 Approved Last Year Current 54 80 134 53 60% 0.40 Proposal Architecture 1. For materials, the building exterior includes, brick, stone and stucco, which are allowed materials in the zone. The CC Zone allows a maximum of 60% stucco. Staff has asked the applicant to confirm this percentage. West Valley City Planning Commission May 27, 2015 Page 5 2. For building relief, the ordinance includes recessed windows as one of the relief treatment options if the windows are recessed at least 2 inches. Staff has asked the applicant to confirm this depth. 3. The ordinance requires at least one primary entrance facing the street. Staff has asked the applicant to confirm if one or both of the doors on the south elevation serve as entrances as well as exits. 4. For height, the ordinance requires a minimum of 2 stories and a maximum of 3 stories within 100’ feet of 3650 South. The portion of the building within 100’ of 3650 South is 2 stories. The minimum building height for the portion of the building that is more than 100’ from 3650 South is 5 stories. The north portion of the building does not meet the ordinance in that it is not 5 stories or higher. The applicant has requested that a reasonable accommodation be granted to allow for a lower building height. According to the Federal Fair Housing Act, reasonable accommodations to rules, policies, practices or services are appropriate when such accommodations may be necessary to afford a person with a disability the equal opportunity to use and enjoy a dwelling. After reviewing the reasonable accommodation request, the City’s Zoning Administrator denied the request. A copy of the Zoning Administrator’s determination is included with this report. Amenities For a project of this size, the ordinance requires a minimum of seven amenities from the list in the ordinance with at least four of the seven being major amenities. This project has seven major amenities – courtyard, on-site manager, fitness room, community library, community room with kitchen, community game room and community cinema. Open Space and Landscaping The ordinance requires a minimum of 20% of the lot as open space/landscaping. This project has a landscape area of 30%. Fencing A 6’ tall masonry wall is required along the west property line adjacent to the Edgewood Condos. An existing chain link fence with vinyl slats exists along the east side of the Edgewood Condos; however, it appears from the assisted living site plan that the fence is west of the property line. To avoid a gap between fences, staff recommends that the applicant work with the Edgewood Condo Association to replace the existing chain link fence with slats with the masonry wall placed on the property line. Streetscape The ordinance requires a 5’ parkstrip along 3650 South as well as streetlights meeting the City’s standards. The existing parkstrip is 4’ wide. The plans do show new streetlights to replace the existing cobrahead streetlights; however, they do not meet the City’s spacing standards. Access The ordinance limits the number of curb cuts to no more than one per 200 feet of street frontage. With a street frontage of 361.5’, the number of curb cuts is limited to one. The site plan shows two curb cuts. Staff Alternatives 1. Approval of the conditional use subject to the following conditions: a. The plans shall be modified to meet all requirements of the CC Zone. (The Planning Commission recognizes that if the applicant obtains approval of the reasonable West Valley City Planning Commission May 27, 2015 Page 6 accommodation request by a final authority, the building height in the application shall be deemed to comply with the zoning ordinance.) b. The number of parking spaces is approved at 53. c. All requirements of other affected departments and agencies shall be met. d. If a monument sign is desired, the plans must be reviewed and approved by the Planning Commission. 2. Continuance to allow the applicant time to revise the plans to meet City ordinances. (The Planning Commission recognizes that if the applicant obtains approval of the reasonable accommodation request by a final authority, the building height in the application shall be deemed to comply with the zoning ordinance.) Applicant: Not present Discussion: Steve Pastorik presented the application. Terri Mills asked how many access points were provided on the original site plan. Steve replied one. Jack Matheson stated the original site plan was a 4 story building and questioned how this was approved. Steve replied that the building was actually 5 stories so it met the ordinance. Commissioner Matheson asked how the ICO apartments were approved at 4 stories. Steve replied that in the City Center zone there is a provision that allows an exception to this and other requirements in the City Center Zone through a development agreement. He indicated that ICO committed to many factors including upgraded interiors, design features, amenities, etc. The Planning Commission and City Council determined that the ICO apartment buildings met the purpose of the City Center Zone and approved the exception. Steve indicated that the applicant has not requested a development agreement for this proposal. Latai Tupou asked if the applicant can still apply for a development agreement if they choose. Steve replied yes. Commissioner Mills stated that there are several issues that need to be addressed and she feels a continuance would make sense at this time. Motion: Commissioner Mills moved for continuance to the June 24, 2015 Planning Commission Public Hearing. Commissioner Matheson seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Meaders Yes Commissioner Mills Yes Commissioner Tupou Yes Chairman Thomas Yes Unanimous-C-20-2015- Continued C-25-2015 Pinnacle Highbury Flagpoles 5301 White Horse Lane RM Zone (13.03 Acres) West Valley City Planning Commission May 27, 2015 Page 7 The applicant, Tom Van Ness with Signarama, is requesting a conditional use amendment for new flagpoles at the Pinnacle Highbury Apartments. The zoning for the area is RM, Residential Multifamily. The West Valley City General Plan designates this area as Mixed Use. The surrounding zones are General Commercial, Manufacturing and Single Family Residential. The adjacent area includes a school, single family homes and undeveloped land. The West Valley City Sign Ordinance, section 11-5-101, “Miscellaneous Signs”, outlines regulations for flag poles. Paragraph (1) reads, “Flags with permanent anchors and/or foundations may be located in all zones. Flags shall be approved by the Planning Commission through the Conditional Use process. These flags shall generally not be located within 20 feet of the front property line, unless approved otherwise by the Planning Commission. The applicant is proposing to place three flagpoles on either side of the main entrance along Lake Park Boulevard. The flagpoles are 18’ tall and would be setback 10’ from the property line. A portion of the building is setback 20’ from the property line, so the applicant is seeking a 10’ reduction in setback in order to keep the flagpoles from being placed too close to the building. During the Planning Commission Study Session some of the Planning Commissioners expressed concern with the location of the proposed flagpoles. One alternative placement of the flagpoles, which would meet the 20’ front setback requirement, as well as keep the flagpoles away from the building, would be to locate them closer to the entry drive and incorporate them into the landscaped area along the sidewalk. Staff Alternatives: Option A Approval, subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. The flags shall be located according to Exhibit A, allowing the flagpoles to be setback 10’ from the property line. 2. A building permit shall be acquired with West Valley City Building Inspections for the flag poles. 3. All requirements set forth in Title 11 of the West Valley City Municipal Code shall be met. Option B Approval, subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. The flagpoles shall be setback at least 20’ from the property line and be located in the landscaped area highlighted in Exhibit B. 2. A building permit shall be acquired with West Valley City Building Inspections for the flag poles. 3. All requirements set forth in Title 11 of the West Valley City Municipal Code shall be met. Continuance, for reasons determined at the hearing or to allow time for the applicant to submit an alternative sign design. Applicant: Not present West Valley City Planning Commission May 27, 2015 Page 8 Discussion: Brock Anderson presented the application. Barbara Thomas asked if there will be words displayed on the flags. Brock replied that the applicant has indicated that they will simply be colored banners that will change throughout the year. Motion: Commissioner Tupou moved for approval subject to the three conditions listed in option B in the staff report. Commissioner Meaders seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Matheson No Commissioner Meaders Yes Commissioner Mills Yes Commissioner Tupou Yes Chairman Thomas Yes Majority-C-25-2015- Approved C-27-2015 Azteca Indoor Bazaar Kids World Play Zone 3946 West 3500 South C-2 (9.7 Acres) The applicant, Mr. Apollo Hongphakdy, is requesting a conditional use amendment for a bounce house use within an indoor retail bazaar in an existing retail shopping center located at 3946 West 3500 South. The area is zoned C-2 and the West Valley City General Plan anticipates general commercial uses in this area. Azteca Indoor Bazaar operates as an indoor swap meet where a variety of businesses rent retail spaces to sell new merchandise. The space also includes a grocery/meat market, bakery, tortilla shop and a food court. These uses were approved with application C-47-2004 and C-22-2008. On June 27, 2012 the Azteca Indoor Bazaar received Planning Commission approval for an indoor soccer arena (C-20-2012) in the northeast side of the building. That use is no longer operating so the space is now proposed for an indoor bounce house area as indicated on the floorplan submitted with this application. The business owner, Mr. Hongphakdy, has indicated that the hours of operation will be from Monday – Friday from 11:00 a.m. – 8:00 p.m. and Saturdays and Sundays from 9:00 a.m. – 9:00 p.m. There will be three (3) large inflatable bounce houses set up and the entry area will be secured by a 20’ net. There will be at least three (3) employees present at all times and adults must accompany children under the age of 10. Currently the access to this use shall be from the south side of the building, through the Azteca Indoor Bazaar space. The north side of this site has historically been used as loading areas with limited employee parking and has not been striped or improved for patron parking or access. If the applicant wishes to utilize this area for the public, an updated site plan must be submitted that delineates the parking spaces and required fire lanes and the site must be improved accordingly. Lighting shall also be installed in this area in accordance with the guidelines in section of the West Valley City Code (7-9- 114) and not negatively impact the adjacent residential property. West Valley City Planning Commission May 27, 2015 Page 9 On several occasions we have received complaints about noise, garbage and overall site maintenance. The City has been in contact with the property owner and we are working to resolve those issues in an effort to improve the site. Due to the low impact nature of Kids World Play Zone use itself, we will continue to address the overall site issues separately with the property owner. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. The interior portions of the building shall be constructed per the approved plans in accordance with the West Valley City Code. 2. There shall be no receptions, concerts or dance hall activity permitted on the property. 3. If a customer entrance and parking are to be located on the north side of the building a parking plan must be submitted and approved and the area must be properly improved for this use. This would include the following: • Striped parking stalls and proper drive aisles • Lighting per section 7-9-114 of the West Valley City Code • Removal of interior fences for proper circulation • No parking in designated Fire Lanes 4. All requirements of affected departments and agencies must be met including but not limited to West Valley City Public Works, Fire and Building Inspection Departments. Continuance, to allow for the resolutions of any issues raised at the public hearing. Applicant: Did not speak Discussion: Jody Knapp presented the application. Terri Mills stated that she is concerned about having the entrance on the north side and would like condition 3 in the staff report to eliminate customer entrance and parking on the north side of the building. Motion: Commissioner Mills moved for approval subject to the 4 staff conditions, modifying condition #3 to state that customers shall not enter or park on the north side of site. Commissioner Tupou seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Meaders Yes Commissioner Mills Yes Commissioner Tupou Yes Chairman Thomas Yes West Valley City Planning Commission May 27, 2015 Page 10 Unanimous-C-27-2015- Approved C-28-2015 Mountain West Truck Center 2307 S. 7200 W. M Zone (14.5 Acres) The applicant, Travis Davis with Hughes General Contractors, is requesting a conditional use for a sales and service center for Volvo Mack. The zoning for this area is M, Manufacturing. The West Valley City General Plan anticipates heavy manufacturing uses for this area. The surrounding zone is manufacturing with small agricultural pieces at the far southeast and southwest boundary of this site. The surrounding uses include outside storage and trucking to the north, storage units to the east, and a residential use to the southwest. Kearns is located directly to the west and SR-201 to the south. This site will be the location for a Volvo Mack truck shop space, administrative offices and sales offices. The primary building to be constructed will be approximately 74,000 square feet. The office area will be located along the south end of the building and will be 2-stories tall and 27,000 sqft. The shop and parts warehouse occupies the north end of the building and is approximately 48,000 sqft. There will be 14 pull-thru service bays, a wash bay and a lube bay. The building will be constructed of concrete tilt-up panels that are light grey in color with metal accent panels and entrance canopies. There will also be an 11,000 square foot body and paint shop on site. These buildings are subject to the Commercial Design Standards section of the City Code. There are 226 truck parking stalls and 122 car parking stalls that are all located on hard surfaced areas throughout the site. Parking for the office use is calculated at 1 stall for every 250 sqft, so 108 spaces are required. A gravel surfaced area will be provided for heavy equipment storage located at the northwest corner of the site. This area will be screened from public view. This lot has frontage on SR-201 so the requirements set forth in the Landscaping on High-Image Arterials (7-13) would be applicable. The landscaping along both frontages must include a 20’ minimum perimeter border with a 2-3’ berm and one tree planted for every 600 square feet of gross landscape area. They have requested to eliminate the lawn requirement and replace that with a variety of decorative rock mulch and shrubs and will provide at least 50% live plant material. Interior landscaping includes enhanced planter areas along the office portion of the building and parking islands adjacent to the car parking stalls. There will also be a 5’ landscaped area along the east side of the site that runs from the property frontage to the gated portion of the site. This area will contain 50% live plant material and trees planted at a ratio of 1/300 sqft The site plan shows a Phase 2 proposal. Volvo Mack is currently in the process of negotiating the purchase of additional property along the southwest corner of this site. Therefore, at this time since that property is not part of the project, there shall be a 10’ landscaped area adjacent to the residential use and a 5’ area adjacent to the manufacturing use. These areas shall also contain 50% live plant material and trees planted at a ratio of 1/300 sqft. There is also a requirement for a 6’ masonry wall adjacent to residential. This wall requirement may be waived when the General Plan calls for future commercial use. The General Plan does call for Heavy Manufacturing for this area, however, the car parking stalls point directly into this property, which is currently used as a residence. Therefore, staff does not recommend waiving that requirement at this time. If the property is acquired that requirement would then be eliminated. West Valley City Planning Commission May 27, 2015 Page 11 Signage will include wall signs and two large freeway-oriented pole signs. These signs are currently not part of the application under review. Once the design of those signs is completed they will come before the Planning Commission for approval. They have also requested to install several display pads. Display of merchandise may be allowed within the required setbacks if reviewed and approved by the West Valley City Planning Commission through Conditional Use Approval. Currently two of the pads are on the A zoned parcels so those will need to reviewed at a later date. The third pad is located along the SR- 201 frontage and is setback 10’ from the property line. The northern portion of the site will be secured with a six-foot tall chain link fence and if any dumpsters are provided on site they must be screened with a six-foot tall masonry enclosure. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. Site design and building elevations must be constructed per the approved plans and in accordance with the Commercial Design Standards. 2. The landscaping shall meet all applicable West Valley City standards, shall include trees, decorative rock mulch and must include coverage of at least 50% live plant material. 3. All parking, storage and maneuvering areas must be located on a hard surface of asphalt or concrete except for the far northwest corner of the may be used for heavy equipment storage as indicated on the approved site plan. 4. Signage shall be reviewed at a future Planning Commission hearing. 5. One display pad is permitted within 10’ of the property line along the SR-201 frontage. 6. Dumpsters must be located within a 6’ tall masonry enclosure. 7. A 6’ masonry wall is required adjacent to residential uses. 8. Must have approval from all other affected departments and agencies. 9. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing or to allow for a revised site plan/elevations to be submitted. Applicant: Travis Davis Hughes General Contractors Discussion: Jody Knapp presented the application. Terri Mills asked where the display pads will be located. Jody stated that one will be on the west side on the property that they hope to acquire, one will be on the piece of property to the east that is currently zoned A that will need to be rezoned, and the final one is between these two and will be set back 10 feet. Commissioner Mills stated that displays close to access points can affect visibility. Jody stated that there will also be 2 pole signs. West Valley City Planning Commission May 27, 2015 Page 12 Travis Davis, the applicant, stated that the site is configured to move trucks efficiently throughout the property. Jack Matheson asked if the intent is to purchase the corner parcel where the home is located now. Mr. Davis replied yes. Commissioner Matheson stated that a masonry wall is currently required to separate the parcels since there is a residential use. He indicated that he would like to put this requirement on hold. Barbara Thomas asked if the architectural drawings for the shop building have been submitted. Mr. Davis replied that the drawings are complete now but he was unable to submit them in time for the hearing. He indicated that he has worked out a design that will meet the requirements of the ordinance. Chairperson Thomas asked if there will be pole signs. Mr. Davis replied yes and indicated that they will likely be 40 feet tall and will be a double pole sign but the plans haven’t been designed yet. Commissioner Matheson asked what the intent on landscaping is since water is difficult to come by in this area of the City. Mr. Davis replied that he will ensure the property meets the City standards and landscaping will include rock, required trees, and ground cover. He added that this site does have a good amount of water on it. Commission Matheson asked if water drains to the north. Mr. Davis replied yes and added that there will be on-site retention. Commissioner Mills stated that she would still like a fence to remain between this use and the residential one, especially if the sale of the property doesn’t go through. Jody replied that a masonry fence is required. She indicated that if the property is purchased they can postpone building the wall until they return to Planning Commission. Commissioner Matheson stated that the shop building sits far back on the property and likely won’t be visible. Commissioner Mills stated that it still needs to meet the City’s standards. Commissioner Fuller agreed and stated that he is okay with staff reviewing this or having it return to the Planning Commission for approval in a Study Session. Chairperson Thomas stated that she is concerned about not seeing the elevations for the pole signs. Jody replied that the applicant will have to return to the Planning Commission with these elevations for approval in another public hearing. Motion: Commissioner Matheson moved for approval subject to the 9 staff conditions, modifying condition number 7 to state: A 6’ masonry wall is required adjacent to residential uses. This does not need to be installed for 6 months after the issuance of the building permit; and adding condition 10 to state: The elevations for the shop building shall be reviewed by the Planning Commission at a Study Session meeting. Commissioner Fuller seconded the motion. Roll call vote: Commissioner Fuller Yes Commissioner Matheson Yes Commissioner Meaders Yes Commissioner Mills Yes Commissioner Tupou Yes Chairman Thomas Yes Unanimous-C-28-2015- Approved A gentleman in the audience had further questions regarding application Z-1-2015 Robert Valenzuela stated that he owns property on Lehman Avenue. He indicated that he has seen a lot of buildings and homes being removed and questioned how this, and future proposed roads, will affect his property. Steve replied that the proposed road will not extend further south of Lehman Ave. He indicated construction will begin in summer or fall of next year and will stop at Lehman Ave. Steve West Valley City Planning Commission May 27, 2015 Page 13 stated that there is no design or pending plans for anything south of Lehman Ave. and indicated that there has been discussion regarding a remodel of the County Housing Authority Project but it’s very tentative. PLANNING COMISSION BUSINESS Approval of Minutes from April 22, 2015 (Regular Meeting) Continued Approval of Minutes from May 6, 2015 (Study Session) Approved Approval of Minutes from May 20, 2015 (Study Session) Approved There being no further business, the meeting adjourned at 4:39 p.m. Respectfully submitted, _____________________________________ Nichole Camac, Administrative Assistant