Planning Commission Public Hearing

COMMUNITY & ECONOMIC DEVELOPMENT DEPARTMENT WEST VALLEY CITY PLANNING COMMISSION MINUTES July 10, 2019 The meeting was called to order at 4:00 p.m. by Chair Meaders at 3600 Constitution Blvd., West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, David McEwen, Clover Meaders, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Steve Pastorik, and Brenda Turnblom WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were seven people in the audience. Application #: GPZ-3-2019 Applicant: Jesse Jensen Address: 4612 West 3500 South Request: General plan change from low density residential to general commercial and zone change from R-1-8 to C-2 Property Size: 1.0 acre Dr. Jesse Jensen has submitted a General Plan/zone change application for a 1.0 acre parcel located at 4612 West 3500 South. The property is currently zoned R-1-8 (single unit dwelling residential, minimum lot size 8,000 SF) with a General Plan designation of low density residential (3 to 4 3600 Constitution Blvd. West Valley City, UT 84119-3720 Phone (801) 966-3600 Fax (801) 963-3559 West Valley City Planning Commission July 10, 2019 Page 2 units/acre). The proposed zone is C-2 (general commercial) and the proposed General Plan designation is general commercial. Surrounding zones include R-1-8 to the north, east and west and C-2 to the south. Surrounding land uses include homes to the north and west, a City park to the east and commercial to the south. The subject property is currently vacant; however, in 2014 a home that was previously on the property was demolished. The applicant is proposing to develop the property into a dermatologist office. According to the applicant, the building would be 1 story. The applicant has also indicated that he is willing to enter into a development agreement to restrict more intensive commercial uses. The Land Use Chapter of the General Plan includes five guiding principles. The third of these principles is: “Instead of rezoning more ground for retail, the City should encourage new retail development on existing vacant ground zoned commercial and on aging and/or underdeveloped retail areas.” While this application would allow more retail, staff believes the requested General Plan/zone change is appropriate for the reasons outlined below:  The applicant has agreed to restrictions on intensive commercial uses. This could be accomplished through a development agreement by limiting the uses to those allowed in the C-1 (neighborhood commercial) zone. Rezoning the property to the C-1 zone is not an option because of the minimum required C-1 district size of 2 acres. For reference, a copy of the commercial and manufacturing use table is included with this report to compare the uses allowed in the C-1 and C-2 zones.  There are commercial uses across the street on the south side of 3500 South and to the west by roughly 300’ on the north side of 3500 South. The City’s animal shelter is just over 300’ to the east.  The subject property does not meet the criteria required to rezone a property to the RM (multiple unit dwelling residential) zone.  The only access to the property is from 3500 South, meaning there would be no direct traffic impacts to the neighboring residential.  Along 3500 South, property is predominantly zoned C-2 between 5000 West and the City’s eastern boundary. West of 5000 West, C-2 zoning is centered around the intersections at 5600 West and 7200 West.  Given the limited size and width of the subject property, the most likely development under the existing zone would be a three lot subdivision with two of the lots being flag lots. Staff Alternatives: 1. Approval. This application should be approved subject to a development agreement that restricts the land uses allowed on the subject property to those allowed in the C-1 zone. 2. Continuance. This application should be continued for reasons determined during the public hearing. 3. Denial. Discussion: Commissioner McEwen asked if this property would be eligible for automotive uses if it were to change hands in the future. Steve Pastorik answered that uses allowed in both the C1 and C2 zones would be allowed and uses only allowed in the C2 zone would be prohibited. West Valley City Planning Commission July 10, 2019 Page 3 Motion: Commissioner Lovato moved to approve GPZ-3-2019 subject to a development agreement. Commissioner McEwen seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – GPZ-3-2019 – Approved Application #: ZT-8-2019 Applicant: West Valley City Request: A zone text change to define boarding homes and to add regulations for boarding homes and dwelling units. In recent years staff has seen more interest from property owners in constructing or remodeling buildings that are called single unit dwellings but tend to resemble boarding homes, duplexes or some other use. While it seems clear to staff that some other use is intended, the City’s codes as they relate to single unit dwellings aren’t, in staff’s opinion, always strong enough to clearly distinguish between these different uses. The purpose of this ordinance revision is to better distinguish single unit dwellings from other uses like boarding homes and duplexes. Included with this report are examples of floor plans of proposed buildings that appear to be something other than a single unit dwelling. These plans feature one or more of the following characteristics: more than one kitchen; bathrooms with more than one toilet and/or shower; the majority of the space is reserved for bedrooms with little space reserved for a living room, family room and/or den space; and the use of two or more doors in areas that would normally have only one door. To explain why this is a concern for staff, one need only look to the various zoning designations within the City to see the intent to have lower density residential areas that are distinct from areas for higher density residential and commercial. Allowing uses like duplexes and boarding homes in areas zoned for single unit dwellings can lead to the negative impacts described below.  According to the Salt Lake County Assessor, there are 750 duplexes within West Valley City. Of these, 80% are owned by someone whose mailing address is off-site, making them investment or rental properties. By contrast, 12% of single unit dwellings in the City are owned by someone whose mailing address is off-site. Allowing de facto duplexes in areas that are intended for single unit dwellings will likely decrease homeownership as duplexes within the City tend to be investment properties. The benefits of homeownership are summarized in this quote from Forbes.com: “…homeownership provides social benefits beyond pure financial and economic benefits. Research on the subject has found that, other things being equal, children of homeowners do better in school (higher test scores and lower anti-social behaviors). Lower West Valley City Planning Commission July 10, 2019 Page 4 crime and lower drug usage were among the findings for the children of homeowners. Homeowners are more likely to be involved in community civic engagements, local elections, and volunteer work compared to renters –again with other things being equal. Health outcomes are also better with homeowners. A recent study from the Boston Federal Reserve found that the income of homeowners’ children rises if home values rise, speculating that housing equity permits more human capital investment. This study reinforces the need for sustainable homeownership and not unsustainable homeownership.” (https://www.forbes.com/sites/lawrenceyun/2016/08/12/why-homeownership- matters/#1c7700b7480f)  Road networks, utilities and on-site parking within single unit dwelling neighborhoods are designed assuming a single family or household will live in each home. If uses like duplexes and boarding homes become the norm in single unit dwelling neighborhoods, it will tax the road networks, utilities and on-site parking beyond what they were designed to support.  Structures built under single unit dwelling codes but used as another use can create fire hazards. Last year, significant damage was caused by an electrical fire at a home where individual rooms were being rented out and individuals were cooking in the rooms. The proposed ordinance is summarized below:  The terms “bathroom”, “bedroom”, and “boarding house” are defined.  The definition for the term “dwelling unit” is modified.  Standards are added for dwelling units. These standards are intended to keep a single dwelling unit as a single dwelling unit regardless of whether that unit is a detached home, a townhome or an apartment unit.  Boarding homes are added as a conditional use in the SH (Supportive Housing) zone. Staff has discussed this issue with the City Council and they wanted to have a zone where boarding homes would be allowed.  Parking standards are added for boarding homes. This was specifically requested by the City Council.  While not part of the Zoning Ordinance, a penalty is proposed as part of the Business License Ordinance for making false statements on a license application. During the study session, the Planning Commission expressed concerns over the language used in subsection 4 of Section 7-2-126. The primary concern was that the current language would prevent a door from being installed at the top or bottom of stairs leading to a basement. The second approval alternative listed below addresses this concern. Staff Alternatives: 1. Approval. This ordinance should be approved to maintain the integrity of the City’s single unit dwelling neighborhoods. 2. Approval. This ordinance should be approved subject to the following revision. Subsection 4 of West Valley City Planning Commission July 10, 2019 Page 5 Section 7-2-126 should be changed to: There shall be no more than one door between a Bedroom and any kitchen, living room, dining room or family room that is on the same floor as the Bedroom. For example, an occupant of a dwelling unit must be able to move from a Bedroom to a kitchen, living room, dining room or family room on the same floor as the Bedroom by going through only one door. 3. Continuance. This application should be continued for reasons determined during the public hearing. 4. Denial. This ordinance should be denied as it is too restrictive. Motion: Commissioner Winters moved to approve ZT-8-2019, Staff Alternative 2. Commissioner Lovato seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – ZT-8-2019 – Approved ZSA-2-2019 AFCU West Valley 3500 South Subdivision - Amended 3249 West 3500 South C-2 Zone 2 Lots 4.8 Acres BACKGROUND Anderson Wahlen & Associates, representing America First Federal Credit Union, is requesting an amendment to the AFCU West Valley 3500 South Subdivision. The purpose for the amended plat is to adjust the south property line to create additional space for vehicle parking. ISSUES: The AFCU West Valley 3500 South Subdivision was recorded in May 2018. The subdivision consisted of 2 lots on 4.8 acres. The new AFCU building was completed just a few months ago and is open for business. West Valley City Planning Commission July 10, 2019 Page 6 The Credit Union however, has realized that parking is insufficient for this location. The number of employees parking at this location compared to the other location on 3650 South is more in number, thus a deficiency with parking at this location. The proposal is to adjust the common lot line and shift it to the south to create a space that would accommodate approximately 12 more vehicle. Lot 2 will be reduced in size and will continue to remain vacant for the foreseeable future. Both properties within the subdivision are zoned C-2 which is a general commercial zone allowing a variety of commercial land uses. The original lot 1 consisted of 1.29 acres. The amended lot 1 will consist of 1.35 acres. The lot line will move to the south of is present location. The credit union will be required to come back for an amended site plan to address grading and drainage and landscaping. Staff has one concern with the proposed adjusted lot line. At the southwest corner of lot 1, the property line jogs approximately 16 feet by 43 feet. Staff believes that the Credit Union does not want to extend the masonry wall further to the south along the west boundary. The wall was a requirement of the site plan approval for the credit union. The off-set creates a very odd corner for the future development of lot 2. While we don’t know how this lot will develop, the configuration of that corner will be nonetheless difficult to work around. Staff recommends that the property line be squared up to eliminate this problem. Access to this property will continue to be from 3500 South and from a shared access with lot 2 at 3200 West. STAFF ALTERNATIVES: 1. Approve the amended subdivision plat for the AFCU West Valley 3500 South Subdivision subject to a resolution of staff and agency comments and to square up the southwest corner of lot 1. 2. Continue the application to address concerns raised during the Planning Commission hearing. Applicant: Jake Tate, Anderson Long and Associates 2010 North Redwood Road Salt Lake City, Utah 84116 Discussion: Chair Meaders asked if the property line will be squared up. Steve Lehman said, knowing the jog in the property line could potentially become an access point from 3500 South, squaring up the property line is no longer an issue. Commissioner Woodruff asked if lot 2 needs access from 3500 South in order to become multi- family. Steve Pastorik said both access and frontage on 3500 South are needed for multi-family zoning. Jake Tate said frontage on 3500 South makes the property more valuable and marketable. Motion: Commissioner Fuller moved to approve SA-2-2019 subject to the resolution of staff and agency comments. Commissioner Lovato seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes West Valley City Planning Commission July 10, 2019 Page 7 Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – ZSA-2-2019 – Approved ZSA-3-2019 Hunter Heights Estates Subdivision (Amending lots 4, 5 and 6 Hunter Heights Subdivision) 5255 West 3990 South R-1-8 Zone 2 Lots .43 Acres BACKGROUND Mr. Ayoob Abbaszadeh, is seeking approval to amend and re-subdivide portions of lots 4 & 6 and all of lot 5 Hunter Heights Subdivision. The proposed plat amendment has been submitted to create one new additional building lot. The subject property is bordered on the north by an LDS Church, the east, south and west by existing residential housing. STAFF/AGENCY COMMENTS: Granger Hunter Improvement District:  Project will need to run availability for water and sewer.  Subject to design and review inspections. Utility Agencies:  Subject to all standard easement locations. Public Works:  Authorization required of ditch/water users for any abandonment, relocation, piping or any other modifications to existing ditches or irrigation structures.  Will need to coordinate new drive approach if existing approach does not work.  Will need to replace any damage to public improvements that may occur during construction of the new dwelling.  Revisions to final plat are required.  Will require Building Official to determine basement depth. West Valley City Planning Commission July 10, 2019 Page 8 ISSUES:  The proposed plat amendment will result in the creation of 2 lots from a larger lot in the Hunter Heights Subdivision. The original subdivision was recorded with the Salt Lake County Recorder’s Office in 1959. Over the years a number of property line adjustments have taken place with a majority of those lots on the south side of 3990 South. The legal description of the current property is the East 11.8 feet of lot 6, all of lot 5 and the West 53.15 feet of lot 4 Hunter Heights Subdivision.  When staff was approached about the possibility of creating a new lot, the first thing that noticed was that the property lacked the necessary frontage by 2 feet. Staff informed Mr. Abbaszadeh that a variance would be needed in order to subdivide the property. Mr. Abbaszadeh submitted a petition to the Board and was granted the variance allowing the subdivision to move forward.  Lot 1 is approximately 9,600 square feet and has a frontage of 80 feet. Lot 2 is approximately 9,360 square feet and has a frontage of 78 feet. Both lots exceed the area requirements of the R- 1-8 zone. Th existing dwelling on what will become lot 1 will remain and will be sold to a new owner. The applicant is doing interior improvements to the existing home at the present time.  Street improvements such as curb, gutter, and sidewalk already exist. There is an existing drive approach along the frontage of lot 2. Staff does not know if this approach will work for the new dwelling. If not, the builder of the new home will need to coordinate its relocation with the City Engineering Division. STAFF ALTERNATIVE: 1. Grant preliminary approval for the Hunter Heights Estates Subdivision (amending lots 4, 5 and 6 of the Hunter Heights Subdivision subject to a resolution of staff and agency concerns. 2. Continue the application to address issues raised during the Planning Commission meeting. Applicant: Ayoob Abbaszadeh P.O. Box 58623 Salt Lake City, Utah 84158 Discussion: Ayoob Abbaszedeh said this is a huge lot with a single-family home on one side. He feels it makes sense to divide it into two lots. Motion: Commissioner McEwen moved to approve SA-3-2019. Commissioner Lovato seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes West Valley City Planning Commission July 10, 2019 Page 9 Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – ZSA-3-2019 – Approved S-5-2019 Newton Farm Subdivision – Phase 3 Preliminary Plat – (Vacating lot 114 and amending lots 113 and 115 Newton Farm Subdivision Phase 1B) 3740 South 6450 West RE Zone 15 Lots 6.2 Acres 2.4 U/A BACKGROUND Ken Milne is requesting preliminary subdivision approval for the Newton Farm Phase 3 Subdivision. This property was previously under the ownership of the Mildred Defa Family Trust. The request for subdivision approval includes the vacation of lot 114 in Newton Farm Subdivision Phase 1B along with an amendment of lots 113 and 115 in said subdivision. The proposed subdivision also includes a vacation to all of 6470 West Street. The property was rezoned a few months back from the A zone to the RE zone. As part of the rezone, a development agreement was approved by the Planning Commission and City Council. STAFF/AGENCY CONCERNS: Fire Department:  Fire hydrants to be installed in accordance with the Uniform Fire Code. Granger Hunter Improvement District:  Project will need to run availability for water, sewer and fire protection.  Subject to design and review inspections. Utility Agencies:  Subject to all standard easement locations. Public Works:  Authorization required of ditch/water users for any abandonment, relocation, piping or any other modifications to existing ditches or irrigation structures. Concerns related to tail West Valley City Planning Commission July 10, 2019 Page 10 water exiting property to the south.  Revisions to plat are required.  Look at the potential to eliminate a storm drain easement along the north boundary.  Soils report will be required.  Request to vacate 6470 West approved provided appropriate measures are taken to manage storm water generated from the street and the installation of curb, gutter and sidewalk along the frontage of the existing street access. Building Inspections: Soils report will be required. ISSUES:  Mr. Milne is proposing a preliminary plat for the 3rd phase of the Newton Farm Subdivision. The subdivision will consist of 15 lots on approximately 6.2 acres. This equates to an overall density of 2.4 units per acre. Lot sizes range from 10,115 square feet to 19,900 square feet. The average lot size in the subdivision has been calculated at 15,256 square feet.  Access to the subdivision will be gained from Newton Farm Drive to the north. To gain access to this phase of the subdivision, the developer is proposing to vacate lot 114 to make room for the new street. Along with this vacation, lots on both sides of lot 114 will be amended to absorb the remaining property from lot 114. Lot 113 will increase in size by approximately 4,800 square feet and lot 115 will increase by approximately 1,800 square feet. There is a slight offset between Alder Circle and Rowan Cove which exceeds the City’s standard of 5 feet. However, because both streets are cul-de-sacs, the City Traffic Engineer has approved this design.  An existing stub street on the south (6470 West) is proposed to be vacated along with the subdivision application. Neither resident living along this street wants the connection to be made, and the location of the stub adds little or no value to the proposed subdivision. In addition, the slope of this road if extended, would start to be a concern to the City Engineering Division.  All roads will be constructed to the City’s current standard of 54 feet. An existing sewer easement exists along the north side of the existing property. This easement was put in place with the development of the Clearstone Estates Subdivisions to the west. The easement was not needed when Newton Farm Subdivision was developed, but remained in place as staff was unsure how the Defa property would develop. Since Mr. Milne purchased the property and will be making a connection with Newton Farm Drive, the storm drain easement is no longer needed.  The subject property has been farmed for many years, and as a result, has an extensive irrigation system with multiple ditches. The developer will be required to ensure that any and all irrigation water is managed appropriately. This will be coordinated with the City’s Engineering Division. At the time of this report, it is known that the developer will be responsible to pipe certain ditches, while others can be eliminated. West Valley City Planning Commission July 10, 2019 Page 11  The applicant will be required to submit a soils report prior to final plat review. The report will need to be reviewed by the City Building Official and City Engineer. Ground water was not encountered in previous phases of Newton Farms and the same is expected here. While staff does not believe ground water will be a problem, the size of this project will warrant a soils report.  The subdivision is located adjacent to agricultural properties along the east side of the proposed subdivision. City ordinance will require that a 6-foot chain link fence be installed in these locations. In addition, a note will need to be placed on the plat identifying these areas as properties in agricultural use, and may be subject to sights, sounds and odors common to this type of use.  There is some concern with regards to the slope of the property. The property has a downward slope from south to north of approximately 15 feet. As mentioned previously, this is another reason why the developer is choosing to vacate 6470 West. If the road were to make a connection to Alder Circle, the slope would be approximately 6%. The maximum slope of a city street is 8%. Staff has also advised the developer to manage property grades from one lot to the next to help eliminate grading problems that could occur between lot owners. STAFF ALTERNATIVES: A. Grant preliminary subdivision approval for the Newton Farm Subdivision phase 3 subject to the following conditions: 1. That compliance be made with Granger Hunter Improvement District regarding water line extensions, sewer connections and fire protection. 2. That the subdivision name and interior street names be approved by Salt Lake County Addressing Division. 3. That an appropriate ground water and soils investigation be made by a certified engineer. Said report shall be completed prior to the submittal of a final plat. 4. That street dedication and improvements be in accordance with plan and profiles approved by the City Engineering Division. 5. That all matters pertaining to the existing irrigation system be addressed with the Public Works Department and water users as outlined in the analysis. 6. That the developer resolves all staff and agency concerns. 7. That 6-foot chain link fencing be installed along all agriculturally zoned lots and that a notation referencing the agricultural use be placed on the plat as well. 8. That this subdivision complies with all provisions of the development agreement. 9. That careful consideration be given to future grading of this property. Said grading shall be done in such a way that it eliminates potential problems between neighboring properties. West Valley City Planning Commission July 10, 2019 Page 12 10. That the developer coordinate street improvements regarding lot 312 with the City Engineering Division. B. Continuation to address issues raised during the public hearing. Applicant: Ken Milne, Arcadia Properties P.O. Box 710 Draper, Utah 84020 Discussion: Commissioner McEwen asked about access to the Newton Farm Subdivision. Steve Lehman said there is enough vehicular connectivity into Newton Farm from the Clearstone subdivisions and from 6400 West. With the type of development the City has asked for within the RE zone and considering the cost and size of the homes proposed to be built in the Newton Farm Subdivision, a cul-de-sac is very desirable. However, this design does limit pedestrian connectivity from the south. Ken Milne said being on a cul-de-sac provides the ability to build larger homes with more privacy. Commissioner McEwen asked about fencing along the east lots where properties are zoned A. Ken Milne said 6’ vinyl fencing that is embossed to look like wood will be used. Motion: Commissioner Lovato moved to approve S-5-2019 subject to the ten items listed in the staff report. Commissioner Winters seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – S-5-2019 – Approved CA-3-2019 201 Commerce Center – Building #5 4387 West 2100 South M Zone (11.7 Acres) The applicant, Steve Layton with DLM Development, is requesting a conditional use amendment for an office/warehouse building at 4387 West 2100 South. This property is zoned M, Manufacturing, and the West Valley City General Plan designates this area as Light Manufacturing. This project is part of the 78 acre 201 Commerce Center project so it will be surrounded to the east by existing 201 Commerce Center and the north will be similar uses and buildings as the project further develops. The use to the south is the Quartzdyne manufacturing facility and to the west is land that is also owned by the West Valley City and is part of the Stonebridge Golf Course. West Valley City Planning Commission July 10, 2019 Page 13 When this project was initially approved in 2008 (C-36-2008) the design included 19 buildings of various sizes with a total square footage of 1,189,256. At this time the applicant would like to take what was buildings 15, 16 and 17 (approx. 156,000 square feet) and build one large building with a total square footage of 200,345 square feet. The building will be constructed to match the two existing buildings on site (6 and 7). It will be tilt up concrete panels painted three colors that are used to create a wainscot and column appearance along all sides of the building. The office portions of the building are enhanced with large windows, relief in the roof line and architectural awning features above the entrances. This facility is not required to meet the Commercial Design Standards due to the use being limited to a manufacturing zone. The general breakdown of the uses include approximately 20% office uses (40,000 sqft) and 80% warehouse (160,000 sqft). The uses will be monitored as building permits and business licenses are submitted so the parking will be evaluated periodically to ensure that the site is in compliance with the ratio of uses. The landscaping required on site is 5% and the applicant has provided 14%. All areas that are considered landscaping must have a minimum of 50% live plant material. The east edge of the property includes a grass swale with a 2’ wide concrete gutter, a shrub row to screen the parking and trees planted every 30. This design was part of the original approval for the overall center for LEED (Leadership in Energy and Environmental Design) requirements in the storm water category. The north side is potentially a future roadway. That design is being coordinated with Public Works and will be part of the subdivision process. The setback in that area will be bermed with a shrub row and trees planted every 30’. The west side of the site is the truck access so it will be more secured and have restricted access. This area is adjacent to the Golfcourse so staff recommends that trees be planted along this setback as well spaced every 30’. The required shrubs for this area could be distributed to more visible locations throughout the site which include the landscaping along the perimeter of the building and enhanced areas by the office spaces. Signage was reviewed with the previous overall project submittal as well as with the Agreement for Disposition of Land (ADL) with the City Council. The approval included wall signage for the buildings, monument style directory signs throughout the site and one pole/development sign on the 2100 South frontage. All signage shall comply with the requirements set forth in the Sign Ordinance and require a building permit. A lighting plan must be submitted that complies with the standards set forth in the West Valley City Code. Several dumpsters are located throughout this area and they will all be secured within a 6’ masonry enclosure and additional landscaping has been proposed around these facilities to help further screen them from view. Any mechanical equipment proposed on site or on the building shall also be properly screened from view per the standards set forth in the West Valley City Code. Staff Alternatives: Approval, subject to the resolution of any issues raised at the public hearing and the following conditions. 1. The building and site must be constructed per the approved plans. 2. There must be adequate parking on site for the proposed tenant mix. West Valley City Planning Commission July 10, 2019 Page 14 3. The landscaping must be completed per the approved plan and in accordance with applicable standards in the West Valley City Municipal Code, including one tree every 30’ trees along the western boundary. 4. All signage must comply with the West Valley City Sign Ordinance. 5. All lighting shall be designed per Title 7 and installed in accordance with the approved lighting plan. 6. All dumpster locations shall be completely secured with a 6’ masonry enclosure. 7. All mechanical equipment on site must be properly screened. 8. Must meet requirements of all effected departments and agencies. Continuance, to allow for the resolution of any issues raised at the public hearing. Applicant: Steve Layton 9090 South Sandy Parkway Sandy, Utah 84070 Discussion: Commissioner Lovato asked if the changes to the Ordinance for exceptions to the dumpster enclosures was approved by City Council. Jody Knapp said the ordinance was approved by the City Council last night. Steve Layton said he views this as a generational property. This development will be done well because the owner plans on holding it for a significant amount of time. Motion: Commissioner Winters moved to approve CA-3-2019 subject to the eight items listed in the staff report. Commissioner McEwen seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner McEwen Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – CA-3-2019 – Approved West Valley City Planning Commission July 10, 2019 Page 15 Approval of Minutes from June 26, 2019 (Regular Meeting) Approved Approval of Minutes from July 3, 2019 (Study Meeting) Approved Vote for Planning Commission Chair/Vice Chair for the 2019/2020 fiscal year. Motion: Commissioner Winters moved to keep Clover Meaders as Chair and David McEwen as Vice Chair for an additional year. Seconded by Commissioner Lovato, the motion passed unanimously. There being no further business, the meeting adjourned at 4:32 p.m. Respectfully submitted, _____________________________________ Brenda Turnblom, Administrative Assistant