Planning Commission Meeting

MINUTES OF THE WEST VALLEY CITY PLANNING COMMISSIO PUBLIC HEARING JANUARY 15, 2025 THE PLANNING COMMISSION MEETING MET IN REGULAR SESSION ON WEDNESDAY, JANUARY 15, 2025 AT 4:00 PM IN WEST VALLEY CITY HALL, 3600 CONSTITUTION BLVD, SUITE 220, WEST VALLEY CITY, UTAH. THE MEETING WAS CALLED TO ORDER AND CONDUCTED BY CHAIR MATTHEW LOVATO. THE FOLLOWING MEMBERS WERE PRESENT: Mathew Lovato, Chair Cindy Wood, Vice Chair Martel Winters, Commissioner Darrick Porter, Commissioner Nancy Drozdek, Commissioner Harold Woodruff, Commissioner Renee Layton, Commissioner Rob Durfee, Commissioner PLANNING DIVISION STAFF PRESENT: Steve Pastorik, CED 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: 1) GPZ-8-2024 DAI 2996 S Redwood Rd. General Plan change from Commercial/Light Manufacturing to Medium Density Residential and zone change from A to RM 2.48 acres Joe Salisbury and Krisel Travis with DAI have submitted a General Plan/zone change application for a 2.48-acre parcel located at 2996 S Redwood Road. The property is currently zoned A (Agriculture, minimum lot size ½ acre) with a General Plan designation of Commercial/Light Manufacturing. The proposed zone is RM (Multiple Unit Dwelling Residential) and the proposed General Plan designation is Medium Density Residential (7 to 12 units/acre). Surrounding zones include A to the north and east, RMH (Residential Mobile Home) to the south, and M (Manufacturing) to the west. Neighboring uses include a power transmission corridor to the north, the County owned Redwood Recreation Center Park to the east, and the Minutes of Planning Commission Public Hearing January 15, 2025 Page 1 of 14 American Heritage mobile home park to the south and west. The property includes two homes that, according to the Salt Lake County Assessor, were built in 1937. The applicant is proposing to demolish the two existing homes and construct a 49-unit, two-story rental townhome development. The applicant’s proposal includes the use of the 2.01-acre Rocky Mountain Power owned parcel to the north for access and recreation space. The proposed density of the project including the Rocky Mountain Power property is 10.9 units/acre. The units within the building closest to Redwood Road face Redwood Road and include rear-loaded garages. All other units have front-loaded garages. There are 31 3-bedroom units and 18 2-bedroom units. Each 3-bedroom unit includes a 2-car garage, and each 2-bedroom unit includes a 1-car garage. 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. By way of background, DAI developed the H2O Lofts project at 2864 S Decker Lake Dr. The townhomes proposed on the subject property are similar to those at the H2O Lofts 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 senior living 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 Minutes of Planning Commission Public Hearing January 15, 2025 Page 2 of 14  4. A traffic impact study prepared by a registered traffic engineer is required for projects with 100 or more Dwelling Units. 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 Redwood Road, which has a planned right-of-way width over 100’. 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 eight developed or approved townhome developments that front or have access on Redwood Road. • As part of the City’s General Plan update effort, staff discussed this property, along with other properties along Redwood Road, with both the Planning Commission and City Council. Both the Planning Commission and City Council indicated that they were supportive of townhomes at this location. • Redwood Road is currently a 7-lane arterial street that is serviced by UTA bus route 217. • Average annual daily traffic (AADT) on this segment of Redwood Road was 26,000 in 2023. A 7-lane arterial can handle a traffic volume of 40,000 at a level of service (LOS) C and 46,000 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. The applicant has requested that this application be continued to the Planning Commission meeting on January 29th to allow more time to address the issues identified in this report. Dwelling Unit Sizes In the zoning ordinance, the minimum unit sizes for townhomes are 1,100 square feet for 2- bedroom units and 1,400 square feet for 3-bedroom units. The front-loaded 3-bedroom units are 1,452 finished square feet with 544 square feet in an unfinished basement. The rear-loaded 3- bedroom units are 1,486 square feet with 513 square feet in an unfinished basement. The front- loaded 2-bedroom units are 1,021 finished square feet with 360 square feet in an unfinished basement. The applicant is exploring finishing a portion of the basement in the 2-bedroom units to meet the minimum area in the ordinance. 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.” Minutes of Planning Commission Public Hearing January 15, 2025 Page 3 of 14 The applicant is proposing a combination of brick and fiber cement lap siding (horizontal) and board and batten siding (vertical). The rear-load units exceed the brick percentage requirement while the front-load units are short. The applicant is working on revisions to meet the brick requirement. While the fiber cement siding exceeds the 60% rule, the applicant is asking for an exception here given the proposed variety in color and mixture of horizontal and vertical application. Architecture Based on a preliminary review of the proposed building architecture by staff, the proposed units appear to meet most of the architectural requirements in the City’s multi-unit residential design standards. Exceptions include the following: • The ordinance requires at least 25% of the front façade to be fenestration (i.e. windows). The front load units only have 10% fenestration in the front. The applicant is working on revisions to meet this requirement. • Given the amount of garage doors on the front elevation of the front-loaded units, windows in the garage doors or another treatment listed in the ordinance is missing. The applicant is working on revisions to meet this requirement. • The ordinance requires a minimum roof pitch of 6:12. The applicant is requesting an exception on this requirement similar to what was approved in the H2O Lofts development agreement. Landscaping The ordinance requires a total of 50% landscaping and recreation space. The applicant’s concept shows 50.9% with the Rocky Mountain Power property included. Project Amenities For a project of this size, the ordinance requires one amenity. The proposed project includes one amenity from the ordinance – a walking/exercise trail. Interior finishes and amenities match those in the H2O Lofts project and include garages wired for level 2 (240 volt) electric vehicle charging, 9’ ceilings, solid surface countertops in all kitchens and bathrooms, smart home technology, minimum furnace efficiency rating of 96%, and vinyl plank flooring. Given the numerous amenities at H2O Lofts and the relatively small size of the proposed project on the subject property, the applicant is proposing to grant residents of the proposed project access to the amenities at H2O Lofts. 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 3-bedroom units meet the 4.75 stall requirement. The 2-bedroom units include 2.75 stalls/unit with one in the garage, 1 in the driveway, and 0.75 in surface parking. The applicant is requesting an exception to the garage and parking requirements for the 2-bedroom units because the units are smaller (most of the new townhome units in the City are 3-bedroom units or larger) and the parking requirement for a 2-bedroom apartment is 1.75 stalls/unit. Pedestrian Accommodations Minutes of Planning Commission Public Hearing January 15, 2025 Page 4 of 14 The ordinance requires pedestrian walkways to and between: • The primary entrance or entrances to each residential building, including clubhouses where applicable; • Any sidewalks or walkways on adjacent properties that extend to the boundaries shared with the residential development; • Any public sidewalk system along the perimeter streets adjacent to the residential development; • Where applicable, adjacent uses and developments, including but not limited to adjacent residential developments, shopping centers, office buildings, or restaurants; and • Where applicable, any adjacent public park, greenway, trail network, or other public or civic use including but not limited to schools, places of worship, public recreational facilities, or government offices. • The proposed concept does not include pedestrian connections between the front-loaded buildings and the main roadway within the project. While the buildings do have driveways, the City has not considered driveways as pedestrian walkways. The applicant is working on revisions to the concept plan to address this issue. Rocky Mountain Power Property The project, as proposed, is dependent upon the Rocky Mountain Power property to the north for access to Redwood Road and to meet the landscaping and recreation space requirements of the ordinance. The applicant is working with Rocky Mountain Power to secure a perpetual easement on this parcel. Staff suggests that the development agreement include a provision that does not allow the issuance of any building permits until the easement is secured. Another issue related to the Rocky Mountain Power property is the potential for a new public road that would connect Decker Lake Drive with Redwood Road. As the Commission may be aware, the City is currently working on station area plans for three of the four light rail stations within the City. As part of this planning effort, the City is exploring the possibility of introducing a new public road that would connect Decker Lake Drive at the Big Wave Drive signal (the main entrance to the H2O Lofts) to Redwood Road through the power corridor. Staff has discussed this possibility with the applicant and would like their easement with Rocky Mountain Power to not preclude the possibility of this new road. Staff Alternative: • Continuance. At the request of the applicant, this application should be continued to allow more time to address the issues identified in this report. Discussion: Steve Pastorik presented. Due to a number of revisions to meet standards, the applicant would like this item to be continued until January 29, 2025. Motion: Commissioner Porter motioned to continue GPZ-8-2024 to the January 29, 2025, Public Hearing. Commissioner Winters seconded. A voice vote was taken and all members voted in favor of the motion. 2) PUD-3-2021 Minutes of Planning Commission Public Hearing January 15, 2025 Page 5 of 14 Cottages at Pearce Farm PUD 6765 West 3500 South RM Zone 65 Units on 10 Acres 6.5 Units/Acre BACKGROUND The Cottages at Pearce Farm Planned Unit Development will be a senior community consisting of 65 units on 10 acres. It was approved by the Planning Commission in September 2021. The project received final engineering approval in April 2022. The project has experienced various delays, and complex engineering issues especially in 6800 West. However, the developer has resolved those matters, and work has been started on the development. The developer has expressed an interest in phasing this project so permits could be issued in February. The City does not have a problem allowing the project to be phased as we’ve done that with other developments. However, one concern expressed by the City Engineering Division is that since the City is participating with the developer to build a large portion of 6800 West (developer will be doing the east side with WVC doing the west side) the City Engineer does not want to delay the improvements being installed by the developer too far into the summer months. After discussing the matter with the City Engineer, staff would like to add 3 additional conditions of approval in order to allow phasing proposed by the developer. These conditions will allow the developer to phase the project and submit for building permits in February once the first phase has been recorded. Said conditions will also reinforce the City’s desire for the developer to complete his portion of 6800 West improvements which would help eliminate any potential delays when the City is ready to move forward with the remaining improvements. These conditions are as follows: 1. No Occupancy will be granted for Phase One units until completion of 6800 West Improvements. 2. No building permits will be granted for Phase Two until completion of 6800 West Improvements. 3. Improvements on 6800 West will be completed by June 15, 2025. This condition is subject to weather conditions that allow the installation of improvements and is also subject to consideration of any unforeseen changes needed by engineering. STAFF ALTERNATIVES: A. Approval of the additional conditions of approval for the Cottages at Pearce Farm PUD as recommended by the City Engineer. B. Continuation, in order for the Planning Commission to further discuss these conditions. Discussion: Steve Lehman presented. The applicant had an issue with the last condition, so the following sentence was added to number three: “This condition is subject to weather conditions that allow the installation of improvements and is also subject to consideration of any unforeseen changes needed by engineering.” Minutes of Planning Commission Public Hearing January 15, 2025 Page 6 of 14 Motion: Commissioner Wood motioned to approve PUD-3-2024. Commissioner Porter seconded. A voice vote was taken and all members voted in favor of the motion. 3) C-22-2024 Dale M. Larsen Properties (Outside Storage) 2525 S. Constitution Blvd M Zone (2.06 acres total/.17 acres outside storage) The applicant, Dale M. Larsen Properties, is requesting conditional use approval for outside storage of overflow vehicles associated with auto service businesses at 2525 S. Constitution Blvd. This property is zoned M, manufacturing and the West Valley City General Plan designates this area as Light Manufacturing. The surrounding zone is Manufacturing on all sides. The surrounding uses include warehouse/office, manufacturing and car repair uses. United Fence currently operates from this location and utilizes the building and south side of the property for their business (C-297-1978). At this time, they would like to lease out the area located to the north of the building for outside storage. The yard is approximately 37’ wide and 211’ in length and appears to have been paved in 2022. As outlined in their “Letter of Intent”, the area will be leased as follows: DMLP does not intend to lease any of the office or warehouse space or lease the space as an impound yard or to a towing company. We understand the requirements that go along with that and are not interested, but we have been approached by a few auto mechanic/auto body repair businesses near us who need short term (1-2 week) storage for vehicles during busy times and as they rotate through their jobs, so we would like to have the option to offer that kind of outside storage depending on the property improvement requirements. No vehicles are repaired on site and no customers come to this location. This area will also not operate as a Vehicle Recycling Facility (Junk/Salvage Yard). There are screening requirements outline in City Code (§7-7-119) for outside storage. This area is set back off the road and alongside the building so only the access area is visible to the public. This site is also along a High-Image Arterial Street, which has a masonry wall requirement for outside storage. Due to the location on site and the gate access it has been discussed that the masonry requirement would not be imposed at this time. Planning Commission also discussed during the Study Meeting that currently the screening is a mixture of different colors and would like that replaced so the fencing in that area all matches. For landscaping, no new requirements are triggered with this application and the existing landscaping on site has been properly maintained. Upon approval, the applicant will work through the site review process which will include review from WVC Fire and Public Works to ensure all safety and drainage requirements are met. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: Minutes of Planning Commission Public Hearing January 15, 2025 Page 7 of 14  1. Outside storage is only permitted on the improved hard surface portions of the site north of the building as outlined in the approved site plan. 2. The yard area is approved for overflow auto service storage only. There shall be no Auto Service, Towing and Impound, or Vehicle Recycling Facilities operating from this location. 3. The west access area must be screened from public view. The screening material may be slated chain link. All slats must be of the same material and color for the screening of this area. 4. Must meet the requirements of all affected departments and agencies, including but not limited to WVC Fire and Public Works. 5. 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 was present online and had nothing to add. Motion: Commissioner Winters motioned to approve C-22-2024. Commissioner Woodruff seconded. A voice vote was taken and all members voted in favor of the motion. 4) C-23-2024 Outside Storage 1774 W 2300 S M Zone (1.86 acres) Aaron Iversen is requesting conditional use approval for outside storage. The property is zoned M, Manufacturing, and the West Valley City General Plan designates this area as light manufacturing. The surrounding zoning is M and C-2. Adjacent land uses include light industrial, warehouse and office businesses to the north, west, and south, and retail shopping centers to the east. The subject property was developed as light industrial and warehousing building in 1973. It was developed in conjunction with the building to the west, but the property has since been divided into two parcels. The 1.86-acre parcel is fully developed, with existing landscaping and paving around the building. The applicant would like to utilize a roughly 19,000 sq. ft. area behind the building for the outside storage of vehicles. The current tenant of the building operates an auto collision repair business, and the requested area will be for the storage of vehicles that are waiting to be repaired. The area may also be used to house vehicles that are for sale. Per 7-7-119, outside storage areas are to be screened from public view and surfaced appropriately. The Planning Commission evaluates both screening and surfacing. The applicant is proposing to install a 6’ tall, galvanized chain link fence around the area with barbed wire at the top for security. His proposal is to add black privacy fabric screening to the fencing. During the Planning Commission study meeting some of the Commissioners expressed concern about the fabric screening. Their concerns centered around the durability of fabric screening, and the Minutes of Planning Commission Public Hearing January 15, 2025 Page 8 of 14 visibility of the site from Redwood Road. The Planning Commission is recommending that slats be used in the fencing for screening, rather than the proposed fabric screening. Paving is typically required for auto-related outside storage areas, and this area already has asphalt installed. During a site visit to the property, staff also discovered that there is a cargo container located behind the building in the future storage area. Per 7-7-106(5), cargo containers are allowed on the property, but they need to be screened and require a building permit. The container will be located inside of the fenced storage area. A building permit shall be obtained. The property has landscaping that meets the required 5% landscaping for the site. The landscaping on the property shall be maintained. Any new signage on the property shall meet the requirements of Title 11. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. Outside storage shall only be permitted within the fenced area indicated on the approved plan. 2. A 6’ tall chain link fence with slats shall be installed around the storage area for screening. 3. Cargo containers shall be allowed within the storage area, so long as all the regulations of 7-7- 106 are met, which includes obtaining building permits. 4. Landscaping on the property shall be maintained and kept weed free. 5. Any new signage for the associated businesses shall meet the regulations of Title 11 and shall be permitted. 6. Requirements of all affected departments and agencies shall be met. 7. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Brock Anderson presented. The applicant, Aaron Iverson, who lives at 4627 S Beet Dr., Salt Lake City, Utah, was present and talked about the tenants needing to park cars in the lot overnight. Motion: Commissioner Wood motioned to approve C-23-2024. Commissioner Durfee seconded. A voice vote was taken and all members voted in favor of the motion. 5) C-24-2024 CDC Maintenance, LLC (Outside Storage) 2256 S. 5700 W. M Zone (2.2 acres) The applicant, CDC Maintenance, LLC, is requesting conditional use approval for 2256 S. 5700 W. This property is zoned M, Manufacturing and the West Valley City General Plan designates this area as Light Manufacturing. The surrounding zone is LI, Light Industrial on all sides. The surrounding uses include vacant land to the north and south owned by UDOT as surplus, to the west is Mountain View Corridor and Trail, to the east is trucking and salvage related businesses. Minutes of Planning Commission Public Hearing January 15, 2025 Page 9 of 14 This parcel was previously zoned LI, Light Industrial but was re-zoned to M, Manufacturing in 2023-2024 under Z-2-2023. That rezone was subject to a Development Agreement. That agreement set forth some development standards for the site as well as the building. It also stated that (2) Prior to any use of the property, a conditional use permit shall be obtained, and all required improvements shall be installed. At this time there is no specific tenant, but CDC would like to get the site developed so it can be occupied. They are exploring either a warehouse tenant or heavy truck service. Either use could potentially have outside storage of heavy trucks, trailers parts or materials in conjunction with those uses. Storage on the lot would not be used for any tires, junk, salvage or wrecked vehicles, towing or impound. The developed portion of the lot will all be paved with asphalt or concrete. The south side of the lot is shown as future development. It is therefore not part of this approval and can not be utilized until the appropriate approval process is completed. Landscaping will be installed for this site that includes the entire frontage along Mountain View Corridor, which is a High Image Arterial, as well as the entire frontage along 5700 West. There must be an overall minimum of 5% landscaping for the site, which includes all developed areas. There are screening requirements for outside storage that include masonry along High Image Arterials. The area that would be designated for outside storage is located between the building and Mountain View corridor and is very visible from the roadway as well as the trail system. Since the use is somewhat fluid, Staff recommends that the masonry wall requirement be imposed for any outside storage uses. The screening must be along the entire west frontage and well as along the north and south sides to the building edge. The typical fencing height is 6’. If there will be storage of materials over 6’ in height then the wall shall be extended to 8’ and material, other than heavy trucks and trailers, shall not exceed the height of the wall. There shall be no outside storage permitted along the east/front of the building. If the use changes and screening is not required for that new use all fencing just needs to comply with City Code. The remaining items in the Development Agreement must be satisfied including the exterior elevations of the building completed per Exhibit C as submitted to the Commission. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. Outside storage is only permitted in the paved and screened areas of the site as outlined in the approved site plan. Minutes of Planning Commission Public Hearing January 15, 2025 Page 10 of 14 2. Outside storage may include heavy trucks and trailers including new parts like hoods, bumpers and fenders. There shall be no tires, junk, salvage or damaged trailer/truck storage and the site shall not be used as a Vehicle Recycling Facility or Towing/Impound. 3. Screened areas may include incidental storage for Warehouse purposes like trailers and materials but the site may not be used for Heavy Manufacturing, which is manufacturing outside of the building. 4. Masonry screening per City Code is required for outside storage uses. At a minimum, the screening must be along the entire west frontage and the north/south sides to the building edge. 5. All other site fencing, or fencing for other uses, shall comply with City Code. 6. The undeveloped south portion of the site shall not be utilized until appropriate approvals are in place. 7. Landscaping along the entire east and west frontages shall be completed per City Code including Mountain View Corridor, High Image Arterial. 8. Must meet the requirements of all 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. Discussion: Jody Knapp presented. The applicant, Scott Richardson, was present online, 1109 Motion: Commissioner Porter motioned to approve C-24-2024 subject to 10 conditions, the latter condition being “no storage above the fence”. Commissioner Woodruff seconded. A voice vote was taken and all members voted in favor of the motion. 6) C-25-2024 Self-Storage Conversion of Existing Office 2850 S Decker Lake Dr M Zone (4.81 acres) The applicant, Tod Workman, is requesting conditional use approval for a self-storage facility. The property is zoned M, Manufacturing, and the West Valley City General Plan designates this area as commercial light manufacturing. The surrounding zoning is M to the north, east and south, and RM to the west. Adjacent land uses include mostly office, with the H2O Lofts townhome project to the west. The subject property was approved for a three-story office building in 1994. Office uses have occupied the building ever since it was built. The current property owner would like to convert the building from an office use into a self-storage facility, modifying only the interior of the Minutes of Planning Commission Public Hearing January 15, 2025 Page 11 of 14 building. The applicant intends to initially begin with the first floor and convert the space into approximately 33 storage units of varying sizes. There will be no major modifications to the interior of the building, including no changes to the ceiling, lighting, HVAC, etc. Prefabricated metal partitions with security wire and roll-up doors will be installed two feet below the existing ceiling. No modifications to the building’s exterior will be made at this time. There is a large amount of parking on the property that will remain vacant. No other uses other than customer and employee parking shall occur in the parking lot, and the pavement shall be maintained. The property is fully landscaped, and the landscaping exceeds the required 5% landscaping for the M Zone. Any dead landscaping shall be replaced, and the existing landscaping shall be maintained. The applicant is proposing two new wall signs on the building. Any new signage on the property shall meet the requirements of Title 11. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. The interior of the building shall be allowed to be converted to a self- storage facility, with no changes made to the exterior of the building at this time. 2. The parking lot shall be maintained and shall be used only for customer and employee parking. 3. Landscaping on the property shall be maintained and kept weed-free. 4. Any new signage on the site shall meet the regulations of Title 11 and shall be permitted. 5. Requirements of all affected departments and agencies shall be met. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Brock Anderson presented. Commissioner Wood asked if the applicant is proposing any residential. She also asked what the hours would be. The applicant, Roman Fraser, who lives at Alpine, Utah, was present. He addressed that the current keyless entry already onsite will be used. During office hours the office will be manned. Motion: Commissioner Woodruff motioned to approve C-25-2024 subject to the 5 conditions with one additional condition being no move-ins or move-outs between the hours of 10:00 pm. and 6:00am. Commissioner Durfee seconded. A voice vote was taken and all members voted in favor of the motion. 7) CA-11-2024 Kobalt Construction (Outside Storage) Minutes of Planning Commission Public Hearing January 15, 2025 Page 12 of 14 2412 South 3400 West M Zone (1.0-acre total/.42 acres outside storage) The applicant, Kobalt Construction, is requesting conditional use amendment approval for outside storage of equipment and vehicles associated with a construction company at 2412 S. 3400 W. This property is zoned M, manufacturing and the West Valley City General Plan designates this area as Light Manufacturing. The surrounding zone is Manufacturing on all sides. The surrounding uses include warehouse/office and manufacturing uses. The site was originally developed and occupied by Keller Construction (C-67-1984). They have since left the site and a business license application was submitted for Kobalt Construction. During a site visit for that license, it was discovered that at some point the outside storage area for this lot had been expanded. Therefore, the conditional use amendment process was triggered. The storage area is located on the south side of the building. This is a corner lot, and the area has been designed so that there is an entrance off 3400 West that then loops through the parking lot and opens up to a secured and screened area that is also paved that is used for vehicle storage. There is also cargo containers used for storage in this area. The lot then leads to a storage lot for equipment and trailers. Initially they had proposed paving this entire area but due to tracked equipment they have requested to pave the access lane and leave the sides as crushed asphalt for flexibility and maneuvering. This yard then will have an exit out to 3400 West so the surfacing design will be evaluated by Public Works to ensure that no debris is tracked out to the City right-of-way. That access is also being evaluated for spacing requirements. The yard is currently secured with a 6’ chain link fence with slats and barbed wire. This fencing will need to be relocated back out of the setback area. The 20’ landscaping setback will also be installed. Kobalt has requested some flexibility in the fencing location for better maneuverability in the yard. The fencing may possibly encroach the landscaping slightly (2-3 feet) but they must also maintain the clear-view, especially since this will be the exit for the equipment area. Staff will work with Kobalt during the formal plan review to resolve these items. There is an additional tenant that occupies space in the northwest side of the building. It appears they operate intermittently. That business is not part of this application. They do not have approval for any outside storage and their license is being reviewed separately. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. Outside storage is permitted on the south side of the building as outlined in the report and will be indicated on an approved site plan. Minutes of Planning Commission Public Hearing January 15, 2025 Page 13 of 14  2. The storage area shall be screened from public view. The screening material may be slated chain link. All slats must be of the same material and color for the screening of this area. 3. Must meet the requirements of all affected departments and agencies, including but not limited to WVC Fire and Public Works. 4. 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 Johnston, who lives at 2412 S 3400 W West Valley City, Utah, was present. He didn’t have anything to add to the presentation. There were no questions or comments. Motion: Commissioner Wood motioned to approve CA-11-2024. Commissioner Porter seconded. A voice vote was taken and all members voted in favor of the motion. PLANNING COMMISSION BUSINESS: The Commission considered the Minutes of the Study Meeting held October 16, 2024, the Study Meeting held December 4, 2024, and the Public Hearing held December 11, 2024. There were no changes, corrections or deletions. Commissioner Winters moved to approve the Minutes of the Study Meeting held October 16, 2024, the Study Meeting held December 4, 2024, and the Public Hearing held December 11, 2024. Commissioner Woodruff 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 of the West Valley City Planning Commission meeting of Wednesday, January 15, 2025, Commissioner Porter moved to adjourn the meeting at 4.54 PM. I hereby certify the foregoing to be a true, accurate and complete record of the proceedings of the Study Meeting of the West Valley City Planning Commission held Wednesday, January 15, 2025. Respectfully submitted, Julie Davis Julie Davis, Admin Assistant Minutes of Planning Commission Public Hearing January 15, 2025 Page 14 of 14