Planning Commission Public Hearing

WEST VALLEY CITY PLANNING COMMISSION MINUTES July 8, 2020 The meeting was called to order at 4:00 p.m. by Chair Meaders with an electronic meeting: Zoom at https://zoom.us/j/ 95328405803 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Clover Meaders, David McEwen, Martell Winters, Cindy Wood, Mathew Lovato, Darrick Porter and Harold Woodruff ABSENT Cindy Wood WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik and Steve Lehman WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were 4 people in the audience. GPZ-3-2020 Joe Salisbury 2892 S Decker Lake Dr. General plan change from commercial/light manufacturing to high density residential and zone change from A and M to RM 16.05 acres This application was continued during the Planning Commission meeting on June 24, 2020 at the applicant’s request The applicant has requested that his application be continued until the August 12 Planning Commission meeting to allow more time to modify his application. Staff Alternatives: 1. Continuance. This application should be continued to the August 12, 2020 Planning Commission meeting to allow the applicant time to revise his application. 2. Denial. This application should be denied preserving the land for job creating uses and to focus apartment development in areas that accomplish more citywide objectives. Discussion: Steve Pastorik stated the applicant is asking for a continuance to the August 12, 2020 public hearing. Motion: Commissioner Winters moved to continue GPZ-3-2020 to the August 12, 2020 public hearing. Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Woodruff Yes Commissioner Wood Yes Unanimous– GPZ-3-2020– Continued GPZ-6-2020 Russell Platt 4565 W 3500 S General Plan change from general commercial to high density residential and a zone change from C-2 to RM 3.07 acres Russell Platt has submitted a General Plan/zone change application for a 3.07-acre parcel located at 4565 West 3500 South. The property is currently zoned C-2 (general commercial) with a General Plan designation of general commercial. The proposed zone is RM (multiple unit dwelling residential) and the proposed General Plan designation is high density residential (12 to 20 units/acre). Surrounding zones include R-1-8 (single unit dwelling residential, minimum lot size 8,000 square feet) to the north and south and C-2 to the east and west. Surrounding land uses include a City park to the north on the north side of 3500 South, the North Jordan Canal and single unit dwellings to the south, self-storage units to the east and EZ Auto Sales and Advanced RV to the west. The site includes a building first built in 1956 that has since been expanded and remodeled. The property has been licensed as Pyramid Auto Sales since 2017. The applicant is planning to demolish the existing showroom, detail shop and auto mechanic shop and develop the property into a 50-unit townhome project. The density of the proposed project is 16.3 units/acre. The attached concept plan and letter from the applicant provide details on the proposed project. Also included are renderings of the proposed 3-story townhomes. The applicant has constructed similar townhomes within the Cobalt Landing development at 3595 South Redwood Road. More details about the proposal are covered below under the development agreement discussion. 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 three 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; 3. A Development Agreement must be proposed with the zone change application that addresses Dwelling Unit sizes, exterior materials, architecture, Landscaping, and project Amenities; and 4. A traffic impact study prepared by a registered traffic engineer is required for projects with 100 or more Dwelling Units. This application meets the first condition in that the property is over 20,000 square feet, includes structures proposed to be redeveloped and has a proposed density below 20 units/acre. For the second condition, the subject property has access and frontage on 3500 South, which has a planned right-of-way width of 115’. On the third condition, the applicant’s development agreement standards are addressed later in this report. The fourth condition does not apply because the project is under 100 units. As the Commission evaluates this application, there are essentially two questions to consider. The first question is are townhomes an appropriate use for this property? The second question is a follow up question to the first. If townhomes are an appropriate use, is the proposed quality sufficient to meet the goals of the City? The points below may help the Commission answer the first question.  There are no stub streets to the adjoining residential development to the south.  The property has relatively narrow frontage (125’) for a commercial property and is 662’ deep at its deepest point.  The online real estate database company Zillow shows neighboring home values to the south ranging from the mid $200s to the low $300s. According to the applicant, the sales price of proposed townhomes would range from $335,000 to $395,000.  3500 South is currently a five-lane arterial street that is serviced by UTA bus routes 35 and 35M. The Regional Transportation Plan adopted by the Wasatch Front Regional Council shows this section of 3500 South being widened to 7 lanes and transit service becoming more frequent sometime between 2031 and 2040.  Average annual daily traffic (AADT) on this segment of 3500 South was 30,000 for 2017. In 2004, AADT was also at 30,000 for this segment of 3500 South and has fluctuated between 25,000 and 30,000 since then. A five-lane arterial can handle a traffic volume of 26,500 at a level of service (LOS) C and 30,500 at an LOS D. According to the Institute of Transportation Engineers, townhomes generate 5.81 trips per day.  There are some commercial services like a convenience store, post office, dentist, Papa John’s Pizza and Family Dollar within walking distance (about ¼ mile) to the east and west along 3500 South.  Staff recently compared the property and sales tax revenue generated from small used car lots with the revenue generated from townhomes. Depending upon the density and value of the townhomes, townhomes will generate roughly the same amount of revenue or more. Staff is quick to point out that this is just one consideration and should not be the sole basis for a land use decision. If the Commission believes that townhomes are appropriate here, the quality of the proposal should then be considered. Dwelling Unit Sizes The proposed unit sizes are 1,750 square feet for the west units and 1,950 square feet for the east units. Each unit will have three bedrooms and a bonus room that can be used as an office, bedroom or all-purpose room. The ordinance requires a minimum area of 1,400 square feet for a three-bedroom townhome and 1,700 square feet for a four bedroom townhome. Exterior Materials The ordinance states the following concerning exterior materials: “All multi-unit residential Building exteriors shall be brick, stucco, stone, tile, metal panels or fiber cement siding. With the exception of brick or stone which may be used on the entire Building exterior, no single material shall comprise more than 60 percent of a Building’s  exterior. Where stucco, tile, metal panels or fiber cement siding are used, at least 20 percent of the Building’s exterior shall be brick or stone. Wood and vinyl may be used as trim, soffits and/or accent materials only.” The proposed materials are stucco, fiber cement siding and tile. Without a development agreement exception, a minimum of 20% brick or stone will be needed. Architecture The architecture will be subject to the City’s multi-unit residential design standards. Assuming this application is approved, a comprehensive review of the building plans will verify compliance with the design standards. Based on a preliminary review of the elevations by staff, there is an issue with the units along the east side of the property. The ordinance states: “No more than 50% of the first floor of the Primary Façade shall be devoted to garage doors or Carports. This percentage may be increased to a maximum of 60% for garage doors if: windows are used in the garage doors; the garages are recessed at least two feet from the rest of the Primary Façade or other enhancements are made to the garage doors. Examples of other enhancements include using decorative wood or breaking up the mass of two car garage doors by using two separate single car doors or by using panels or other treatments to make the door appear to be divided into two sections.” It appears that the garages make up more than 60% of the first floor of the primary façade of the front-loaded units. The applicant has included some features like windows in the garage doors, offsets between garage doors, cantilevered living space above the garages, multiple balconies and covered entries to deemphasize the garages. An exception to the 60% rule can be called out in the development agreement, or the City can simply stick to the 60% rule. Landscaping/Open Space Townhome developments require at least 50% of the site as open space. According to the applicant, the open space percentage is 57%, which includes the rooftop decks. Without the rooftop decks, the open space percentage is 45%. During the study session concern was expressed about the lack of green space at grade. As an alternative to the applicant’s proposal, the Planning Commission could recommend a development agreement provision that capped the number of units to 48. That would create more open space and break up the long row of units along the east side. Project Amenities The City’s multi-family residential design standards require projects with 50 to 75 units to include at least two amenities from a list included in the ordinance. The following amenities are ones proposed by the applicant that count toward the two required: courtyards, rooftop patios, tot lot/playground, walking trail, and BBQ and picnic facilities. Parking was also discussed during the study session. There are 174 parking spaces on the concept plan with 100 in garages, 40 in driveways and 34 in stalls along the west side of the street. The resulting parking ratio is 3.5 stalls/unit (2 stalls/unit is required). For comparison, the Erin Hills project on the southeast corner of 3500 South 5600 West was approved at 3.2 stalls/unit and the Cobalt Landing project just south of Paras Furniture on Redwood Road has a parking ratio of 3.9 stalls/unit. The City’s Major Street Plan shows the future right-of-way width along 3500 South as 115’. The current right-of-way half width is 40’. Staff recommends that the development agreement include a provision to require 17.5’ of right-of-way dedication along 3500 South. If the Planning Commission supports this application, the following development agreement provisions are recommended based on the applicant’s project description as well as suggestions from staff:  The maximum number of units shall be 50.  There shall be two different types of townhome units within the development – units with front-loaded garages and units with rear-loaded garages. The minimum size for the units with front-loaded garages shall be 1,950 square feet above grade excluding the garage. The minimum size for the units with rear-loaded garages shall be 1,750 square feet above grade excluding the garage.  All townhomes shall be built substantially like the renderings provided by the applicant. All requirements in Chapter 7-11 Part 4 of the Zoning Ordinance (multi-unit residential design standards) shall be met. This means that the proposed townhomes may need to be revised as part of the subdivision approval process to meet the ordinance standards. The following are two specific exceptions granted for this development: o Exterior materials for all townhomes shall be tile on the first level and fiber cement siding and stucco on the upper levels. o The garage door percentage of the first floor of the front-loaded garage units may exceed 60% as shown in the proposed renderings.  Project amenities shall include courtyards, rooftop patios on all units, a tot lot/playground, a walking path and BBQ and picnic facilities.  An entry feature shall be included at the entrance. The details of the entry feature shall be determined during the subdivision review process.  All units with front-loaded garages shall include a driveway with a minimum depth of 18’.  There shall be at least one parking space along the private street for each unit with a rear- loaded garage.  The developer shall dedicate right-of-way along 3500 South in accordance with the Major Street Plan, which shows the future right-of-way on 3500 South at 115’.  A vinyl fence or masonry wall shall be installed along the south property line.  A 6’ tall masonry wall shall be installed along those property lines adjacent to EZ Auto Sales where such a wall does not already exist.  Upon completion of all of the on-site improvements, the developer shall provide a letter to the City from an independent engineering firm which certifies that all of the on-site improvements are completed as shown on the plans approved by the City. For the purposes of this provision, on-site improvements shall include landscaping, irrigation, private streets, sidewalks, parking, lighting, entrance features, fencing, playground equipment, picnic tables and any other outdoor recreational amenity. Staff Alternatives:  1. Approval. This General Plan/zone change should be approved subject to a development agreement that includes the standards outlined in the staff report. 2. Approval. This General Plan/zone change should be approved subject to a development agreement that includes the standards outlined in the staff report with the following changes: a. The maximum number of units shall be 48. This will allow for more open space and more parking. b. The exterior material requirements in the ordinance shall be followed with no exception. c. The garage door percentage of the first floor of the front-loaded garage units shall not exceed 60%. 3. Continuance. 4. Denial. This property should remain commercial. Discussion: Steve Pastorik presented the application. He explained the applicant is asking for the change to residential due to the lot having a narrow frontage. Steve presented another project, Cobalt Landing, designed using the same developer to depict a similar finished project. Commissioner Fuller asked Steve if there is a concern of stairs leading up to a rooftop patio that is not enclosed. Steve explained the open rooftop patio would be on the front-loaded townhomes, consisting of 20 units. Upon approval of this application, the applicant would need to work with Building Inspections to see if this concept is doable. Chairperson Meaders asked Steve if there is any concern with one point of access to the townhomes. Steve explained the fire code states an attached housing development can have up to 100 units connected to one entrance. Russell Platt, the applicant, stated that everything with the Cobalt Landing project has already sold. Mr. Platt explained a high demand for this type of project, having modern architecture and patios with no obstructed views from each unit. Commissioner Woodruff stated his concern the long row of townhomes on the east side. He feels nothing is breaking up the units. Commissioner Woodruff asked Mr. Platt if all the townhomes have the same distance between them. Mr. Platt stated the townhomes all have 10 ft. between them. Commissioner Woodruff then asked Mr. Platt if they could eliminate two units allowing for more open space. Mr. Platt stated he would talk to his clients and see if that is a possibility. Steve Pastorik then asked Mr. Platt what the selling price for the Cobalt units are. Mr. Platt stated the larger units are selling for $400,000 and the smaller units at $375,000.  Motion: Commissioner Woodruff moved to approve GPZ-6-2020 per staff alternative 1, having a maximum number of units be 50. Commissioner Winters seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Woodruff Yes Commissioner Wood Yes Unanimous– GPZ-6-2020– Approved Z-4-2020 Jeffrey and Kristine Naylor 1078 West Parkway Avenue Zone change from A to BRP 0.8 acres Jeffrey and Kristine Naylor have requested a zone change for a portion of a parcel at 1078 West Parkway Avenue from A (agriculture, minimum lot size ½ acre) to BRP (business/research park). After excluding the east 37’, the property proposed for rezoning is 0.8 acre. The subject property is designated as business park in the West Valley City General Plan. Surrounding zones include A to the south, east and a portion of the north and BRP to the west and the remaining north portion. Surrounding land uses include the applicant’s home to the east, the Khadeeja Islamic Center to the south, Metro Business Park buildings to the west and a portion of the north, and a Salt Lake County park for the remaining north portion. The property is currently vacant. The applicant has submitted a concept plan that shows a 6,000 square foot cabinet assembly plant and warehouse building. Also included is a letter from the applicants. Since the proposed building will include a light industrial use, the City’s commercial design standards will apply. Curb, gutter and sidewalk will be required along the property frontage as part of the site plan approval process. Staff Alternatives:  Approval. The application should be approved as it complies with the General Plan.   Continuance.  Denial. Discussion: Steve Pastorik presented the application. There was a question from the study meeting of what equipment would be at the subject property. Steve stated there would be a chop saw and a table saw used on the subject property. Commissioner Winters asked if the improvements will connect to the adjacent property. Steve confirmed stating the improvements will butt up to the property on the west side. Motion: Commissioner McEwen moved to approve Z-4-2020 Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Woodruff Yes Commissioner Wood Yes Unanimous– Z-4-2020– Approved SMI-2-2020 TerraForm Commercial Subdivision 4700 South 5600 West M Zone 2 Lots 5 Acres BACKGROUND: Elliott Smith, representing Robert J. Defa et al, is requesting minor subdivision approval for the TerraForm Commercial Subdivision. The subdivision is located on the northwest corner of 4700 South and 5600 West. The subdivision is bordered on the north by vacant ground zoned Agriculture and the west by storage units. STAFF/AGENCY COMMENTS: As this application will be followed up by various site plan reviews, staff and agency comments will be better addressed at that time. The purpose for the commercial subdivision application is to simply divide the property into 2 lots for future development. ISSUES: The proposed subdivision is in a manufacturing zone located on the northwest corner of 4700 South and 5600 West. The subdivision will create two lots which will be developed in the future. Lot 1, or the corner lot, will be approximately 1 acre in size, with the remaining property, or lot 2, containing approximately 4 acres in size. The corner lot is being proposed for a new 7-eleven store which is currently being reviewed by staff. Access to the corner piece will be from both 5600 West and 4700 South. UDOT approval will need to be granted for the 5600 West access. Access to lot 2 will be gained from 4700 South. At the present time, there is no proposed use for that lot. Based on the site plan for the 7-eleven, it appears that access on 4700 South extends into a portion of lot 2. If this is correct, a cross access easement will need to be illustrated on the subdivision plat. As part of this application, the developer will be dedicating a portion of 4700 South. The intersection of 5600 West and 4700 South was built to a 53-foot half width. It is not anticipated that a 53-foot half width will be needed west of the 7-eleven. The applicant will need to coordinate with the City Engineering Division what dedication will be needed along 4700 South and where a possible transition should occur. The subdivision plat will simply provide the mechanism to divide the property as required by the applicant. The subdivision plat will contain easements and other information applicable to the division of property. Separate applications will be submitted for permitted and/or conditional use on the two new lots. STAFF ALTERNATIVES: 1. Approve the TerraForm Commercial Subdivision subject to a resolution of staff and agency concerns. 2. Continue the application for reasons determined in the Planning Commission meeting. Discussion: Steve Lehman presented the application. Commissioner Winters asked Steve if the Commission needs to address the public works requirements with this application. Steve explained that this does not need to be addressed at this time. Those  improvements would be addressed with the Conditional and or Permitted Use applications. He also stated that the subject property's access points would be spread out as far away from the intersection as possible. Elliott Smith, the developer for the subject property and representing the property owner, addressed Commissioner Winter's question. He explained the subject property was under contract a year ago and fell out of the contract due to UDOT not approving access off 5600 W. Mr. Smith stated revisions to the site plan were made. UDOT granted preliminary approval for access off 5600 W. Motion: Commissioner Fuller moved to approve SMI-2-2020 Commissioner McEwen seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Woodruff Yes Commissioner Wood Yes Unanimous– SMI-2-2020– Approved SMI-3-2020 Phil’s Farm Subdivision 4180 South 4625 West R-1-10 Zone 7 Lots 2.4 Acres BACKGROUND Scott Helm, representing Phil Condie, is requesting minor subdivision approval for the Phil’s Farm Subdivision. The property was rezoned recently from the A zone to the R-1-10 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 water exiting property to the south.  Revisions to plat are required.  Will need to coordinate the connection and transition from the existing right-of-way.  Soils report will be required.  Coordinate the abandonment of the existing sewer easement with GHID.  Coordinate storm drain line that ends in the existing field. Building Inspections: · Soils report will be required. ISSUES:  The applicant is requesting minor subdivision approval for the Phil’s Farm Subdivision. The subdivision will consist of 7 lots on approximately 2.4 acres. This equates to an overall density of 2.9 units per acre. Lot sizes range from 10,800 square feet to 15,960 square feet. The average lot size in the subdivision has been calculated at 12,580 square feet.  Access to the subdivision will be gained from an existing stub street in the Condie Park Estates No. 3 Subdivision to the south. The subdivision will then terminate in a cul-de-sac. The City’s right-of-way is typically a 54-foot width that includes curb, gutter, sidewalk and parkstrip. The right-of-way width coming in from the south does not have parkstrip. The City Engineering Division will allow the new  subdivision street to be built with an integral curb, gutter sidewalk design.  There is an existing sewer easement that cuts through what will be lot 2. As part of the subdivision design, the developer will move the easement to the north side of lot 3. A new sewer easement will be established and will be coordinated with Granger Hunter Improvement District. There is also an existing storm drain line that is located on the subject property. The developer will need to address this line and work with the Engineering Division for a solution.  The subject property has been vacant for years, but staff does not believe it has actively been irrigated. However, there is a ditch along the east side of the property that may need to be piped. The developer will coordinate any irrigation systems that may be part of this property with the Engineering Division.  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 the Condie Park Estates subdivision to the south. Staff does not believe ground water will be a problem, but a soils report will be required. STAFF ALTERNATIVES: A. Grant preliminary subdivision approval for the Phil’s Farm Subdivision 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 any 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 this subdivision complies with all provisions of the development agreement. 8. That the developer resolve issues related to the sewer and storm drain easements. B. Continuation to address issues raised during the public hearing. Discussion: Steve Lehman presented the application. Commissioner Winters recognized a stub street on the northeast side of the property. He asked Steve if this is part of the subject property. Steve stated the stub street is a private drive and not part of the subject property. Chris Poulsen, the applicant, said that Steve presented the application thoroughly, and he didn’t have anything to add. Motion: Commissioner Winters moved to approve SMI-3-2020 subject to the 8 staff alternatives. Commissioner McEwen seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Woodruff Yes Commissioner Wood Yes Unanimous– SMI-3-2020– Approved SMI-4-2020 Sadeghi Subdivision 4160 South 6000 West R-1-8 Zone 4 Lots .90 Acres BACKGROUND Mr. Vahid Sadeghi, is requesting minor subdivision approval for the Sadeghi Subdivision. The subject property was recently rezoned from the M zone to the R-1-8 zone. The proposed subdivision is bordered on the north by a new Maverik store, the east by existing residential and the south by Rushford Court and west by 6000 West. STAFF/AGENCY CONCERNS: Fire Department:   Existing Fire Hydrants will suffice for this project. 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.  Will need to replace any damaged improvements along 6000 West and Rushford Court if needed.  Revisions to the plat required.  Will need to coordinate subdivision name with County Auditor's Office.  Follow recommendations outlined in the soils report. Building Inspections:  Follow recommendations outlined in the soils report. ISSUES:  The developer is proposing a minor subdivision to be known as Sadeghi Subdivision. The subdivision will consist of 4 lots on .90 acres. Although zoned R-1-8, the minimum lot size is 8,700 square feet with the largest lot being 11,356 square feet. All lot area and frontage requirements of the R-1-8 zone have been met.  Access to the subdivision will be gained from Rushford Court. This street did not exist until a couple of years ago. It was constructed as part of UDOT’s Mountain View Corridor project. The subdivision to the east of the proposed subdivision used to gain access to 4100 South. However, this access was eliminated due to the interchange at Mountain View Corridor and 4100 South. Rushford Court was modified, and a new segment was built in front of the proposed subdivision. A future plat amending the Hunter Cove Subdivision to the east will be presented to the Planning Commission at a later date.  The subdivision slopes downward from south to north. The downward slope may allow walkout basements, which may help in the reduction of grading and drainage problems that might otherwise occur. A soils report was submitted for the property. Ground water was not encountered to a depth of 12.5 feet.  The subdivision is located to the south of the recently completed Maverik gas station. The property was not zoned for residential land uses at the time the City approved the Maverik store. Therefore, the masonry wall that was built adjacent to the residential homes to the east, was not built along the boundary of this property. The City does not require fencing on standard subdivision developments, but we assume that some type of fencing will be installed. Staff recommends that the developer coordinate fencing along the common property line with the Maverik owners. It is simply a suggestion to see what fencing options might be available to help reduce the potential for graffiti along the commercial side of the fence. STAFF ALTERNATIVES: A. Grant preliminary approval for the Sadeghi Subdivision 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 be approved by Salt Lake County. 3. That the developer follows recommendations outlined in the soils report. 4. That the developer resolves all staff and agency concerns. 5. That damage to any existing improvements along 6000 West and/or Rushford Court be repaired or replaced. Said repairs would need to be coordinated with the Engineering Division. 6. That the developer discusses fencing options with Maverik to help reduce the potential for graffiti along the commercial side of the fence. B. Continuance to allow the developer an opportunity to address issues raised during the public hearing. Discussion: Steve Lehman presented the application. Chris Poulsen also addressed the Planning Commission on this application. Chairperson Meaders asked Mr. Polson his thoughts on the fence options. Mr. Polson stated he would speak to the developer; however, he feels they are leaning toward a vinyl fence. Motion: Commissioner Lovato moved to approve SMI-4-2020 subject to the 6 staff alternatives. Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Woodruff Yes Commissioner Wood Yes Unanimous– SMI-4-2020– Approved There being no further business, the meeting adjourned at 5:00 p.m. Respectfully submitted, ______________________________ Kirsten Hunt Administrative Assistant