Planning Commission Public Hearing

WEST VALLEY CITY PLANNING COMMISSION MINUTES August 11, 2021 The meeting was called to order at 4:00 p.m. by Chair Meaders in the City Council Chambers at West Valley City Hall 3600 Constitution Boulevard, West Valley City, UT 84119, and using Zoom at https://zoom.us/j/95328405803. WEST VALLEY CITY PLANNING COMMISSION MEMBERS David McEwen, Clover Meaders, Brent Fuller, Mathew Lovato, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Jody Knapp, and Kirsten Hunt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were 4 people in the audience. Z-5-2021 Brent Beutler 3532 South 5450 West Zone change from R-2-8 to R-1-8 0.43 acres Brent Beutler has requested a zone change on a 0.43-acre parcel at 3532 South 5450 West from R-2-8 (Two Unit Dwelling Residential, minimum lot size 8,000 square feet) to R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet). Surrounding zones include R-1- 8 to the east and south, R-2-8 to the north, and RM (Multiple Unit Dwelling Residential) to the west. Surrounding uses include homes to the north, east, and south and a future car wash to the west. The subject property is designated as mixed use in the General Plan, which anticipates office and residential uses. Development Proposal The subject property includes a home that was built in 1941. According to the applicant, he would like to subdivide the property into two lots, keep the existing home on the south lot, and build a new home on the north lot. While the existing lot is large enough in area to be subdivided at 18,513 square feet, there is not sufficient lot width to allow for two lots without a development agreement exception. The applicant is requesting that the lot width be 58’ for the south lot and 74’ for the north lot. For reference, the minimum lot width in the R-1-8 zone is 80’. The existing zoning would allow for a twin home or duplex on the subject property if the existing home was demolished. The owner would prefer to build a second home and is willing to downzone the property if the lot width exception is granted. Development Agreement A development agreement is required for this project. Section 7-11-213 of the West Valley City Zoning Ordinance states: “All new Subdivisions involving a rezone of property, or a PUD, shall participate in a Development Agreement that addresses housing size, quality, exterior finish materials, Streetscapes, Landscaping, etc.” For the development agreement, the applicant is proposing to use the same standards that were used for a recent development agreement for property at 6865 West 4100 South. These standards are attached for reference. Staff Alternatives:  Approval. The application should be approved. The recommendation for approval is made subject to a development agreement including the following standards: o The lot width of the two resulting lots may be reduced to 58’ and 74’. o The home built on the new lot shall follow the standards proposed by the applicant.  Continuance.  Denial. Discussion: Steve Pastorik presented the application. Steve explained that if the Commission approves this proposal, there is a development agreement that includes the frontage exception. Motion: Commissioner McEwen motioned to approve Z-5-2021 subject to a development agreement including the two standards outlined in the staff report. Commissioner Fuller seconded the motion. Vote: Commissioner McEwen Yes Commissioner Lovato Yes Commissioner Fuller Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner Winters Yes Chairperson Meaders Yes Unanimous - Z-5-2021 – Approved S-3-2021 Weston Fields Subdivision Phase 2 – Preliminary Plat 6840 West 4100 South R-1-8 and RE Zones 38 Lots 13 Acres 2.9 U/A BACKGROUND: Mr. Shaun Johnson is requesting preliminary plat approval for the 2nd phase of the Weston Fields Subdivision. The east portion of the subdivision is bordered by various phases of the Brookfield Subdivision and phase 1 of Weston Fields, while the west portion of the subdivision is bordered by property owned by Northrop Grumman, the Union Pacific Railroad and phase 1 of Weston Fields. The subdivision is located at approximately 6840 West 4100 South and is zoned R-1-8 and RE. STAFF/AGENCY COMMENTS: Public Works: Authorization required of ditch/water users for any abandonment, relocation, piping or any other modification to existing ditches or irrigation systems. Follow recommendations outlined in the soils report. Evaluate concerns related to grading and drainage. Property slopes downward from south to north. Individual lot grading plans may be required for certain lots as determined by the overall grading and drainage plan. 6-foot masonry wall to be constructed along 4100 South. Contact Salt Lake County for approval regarding street names and subdivision names. Installation of fencing along railroad per City Ordinance. All streets shall meet City standards related to curb, gutter, sidewalk, and asphalt. Building Division: Follow recommendations in the Geotechnical Report Utility Companies: Standard Utility Easements required. Granger Hunter Improvement District: Developer will need to coordinate all matters regarding water and sewer services. Fire Department: Project to meet all fire codes relating to this type of development. Hydrants to be shown on plat. ISSUES: Overall Subdivision design: The subdivision consists of 38 lots on 13 acres. This equates to an overall density of 2.9 units per acre. This phase contains two separate areas each having different zoning. The eastern portion of the subdivision is zoned R-1-8 and consists of 22 lots. The average lot size in the R-1- 8 zone is 9,380 square feet. For the portion that is zoned RE, there are 16 lots with an average lot size of 15,022 square feet. All lots meet the frontage and area requirements of the R-1-8 and RE zones. Access: The subdivision will gain access from 4100 South and from existing stub streets in phase 1 of the Weston Fields Subdivision to the east. Although future residential development to the west is not anticipated, the developer is providing a stub street between lots 204 and 205. The street cross section used throughout the subdivision will be a 54-foot right-of-way which includes a 5- foot sidewalk and 5-foot park strip. In addition to the internal streets, the developer will be dedicating and improving 33-feet along 4100 South. Grading/Drainage: The proposed subdivision slopes downward approximately 30 feet from the railroad to 4100 South. The drop however, is over a large distance of approximately 900 feet. To address the grade difference between lots, individual lot grading plans may be required prior to the issuance of a building permit. Individual lot retention will be required to help alleviate potential runoff problems from one lot to the next. The City Engineering Division will thoroughly review the grading and drainage plans as the subdivision moves through the review process. Should there be problems or concerns with regards to existing or proposed grades, staff will address these with the developer and builder during final plat review. During the course of final plat review, the engineering office will work with the developers engineer to understand how the site will be contoured and what retaining methods if any, will be used to ensure slope stability between residences. There is a proposed storm drain detention basin in phase 1 to the east. Said basin will accommodate storm water generated from both phases of the subdivision. During the review process in phase 1, it was determined that the basin would become part of a platted lot with an easement for City access. This will allow for better maintenance and upkeep of the basin by the property owner of that lot. Groundwater: The developer has submitted a soils report for both phases of the Weston Fields Subdivision. The report indicated that there was no ground water encountered to a depth of 14 feet. Therefore, it is anticipated that all homes will have basements. Fencing: The west boundary of the subdivision is adjacent to agriculturally zoned property. City ordinance will require a 6-foot chain link fence to be installed along the west boundary of those lots. Similar fencing will be installed along the railroad. There will also be a 6’ tall masonry wall along 4100 South. Since the City recently installed a consistent style masonry wall along 4100 South between Bangerter Highway and 5460 West, staff recommends the same style of masonry wall be installed for this subdivision. Railroad: An existing rail line is located at the south boundary of the subdivision. While developing the Park Vista Subdivision to the north of 4100 South, a letter was submitted to the City when that property was proposed for rezoning. The letter expressed concerns by Union Pacific about new residential development near the rail line. Primarily, the concerns are noise, vibration, trespassing along the railroad etc. Staff has conveyed this information to the developer. During the rezone application, the City Council required as part of the development agreement, that a note be placed on the plat that that identifies the subdivision as being next to a rail line and will be subject to sounds associated with an active rail line. Overpressure Zone: The proposed subdivision is located in the outer ring of the overpressure zone. City ordinance will require that certain construction standards, specifically special windows be installed on all new dwellings. This condition will be addressed with the building permit for all single-family dwellings. STAFF ALTERNATIVES: A. Grant preliminary approval for the Weston Fields Subdivision Phase 2 subject to the following conditions: 1. That the subdivision be guided by the recorded development agreement and certain setbacks provided in the agreement. 2. That the developer contact the Salt Lake County Auditor’s Office regarding the subdivision name and all street names associated with the development. 3. That compliance be made with Granger Hunter Improvement District, i.e., water line extensions, connections, water rights and fire protection. The developer shall resolve all matters pertaining to these services prior to final plat review. 4. That the developer coordinate all matters associated with irrigation or open ditch systems with the City Engineering Division. 5. That all streets be dedicated and improved to a 54-foot half width and constructed in accordance with plans and profiles approved by the City Engineering Division. 4100 South shall be dedicated and improved to City standards.  6. That the developer comply with all provisions outlined in the development agreement. 7. That the developer provide a detailed grading and drainage plan. Said grading plan shall identify areas of concern with regards to existing slopes. The grading plan will need to illustrate how the site will be contoured and what retaining methods if any, will be used to ensure slope stability. Measures shall be taken early on to eliminate potential grading problems between lots. These plans will need to be reviewed and approved by the City Engineering Division during final plat review. 8. That the required 6-foot chain link fence be installed along agriculturally zoned property and railroad. 9. That a note be placed on the final plat indicating that this subdivision is located next to an active Railroad and dwellings will be subject to noise, vibration and other impacts associated with this location. 10. That a 6-foot solid concrete masonry wall be installed along 4100 South. Said wall design and color will be reviewed during final plat review but will need to match the masonry wall installed by the City along 4100 South between Bangerter Highway and 5460 West. 11. That new homes comply with provisions of the Overpressure Zone. B. Continue the application to address issues raised by the Planning Commission. Discussion: Steve Lehman presented the application. Steve noted that when the City Council approved the rezoning of the subject location, they added a condition that a note is placed on the subdivision plat. This note would state that the subdivision is located next to a railroad and may be impacted by noise and vibrations and viewing the railroad tracks from their home. Shaun Johnson, the applicant, said that he has enjoyed working with the City and looks forward to completing this project. Lisa, a neighbor, stated that phase 2 is directly behind her home and asked when development will start for this phase. Mr. Johnson said that they hope to begin improvements this fall. He stated the asphalt would not go in until 2022 when the plants reopen, and the homes should go in Spring of 2022. Lisa asked if they would develop each phase separately or at the same time. Mr. Johnson said they would start with phase 1 and move directly into phase 2. Motion: Commissioner Fuller moved to approve S-3-2021 subject to the 11 conditions in the staff report.  Commissioner Winters seconded the motion. Vote: Commissioner McEwen Yes Commissioner Lovato Yes Commissioner Fuller Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner Winters Yes Chairperson Meaders Yes Unanimous - S-3-2021 – Approved PUD-2-2021 Heather Villas PUD 6087 West Parkway Blvd. RM Zone 84 Units 13.8 Acres 6.1 Units/Acre BACKGROUND Mr. Ken Milne is requesting preliminary approval for a residential community to be known as Heather Villas PUD. The subject property was rezoned in April 2021 from the A zone to the RM zone. The subject property is bordered on the north by Parkway Blvd, the east by vacant land owned by UDOT and the south and west by existing single family residential housing. STAFF/AGENCY COMMENTS: Public Works Department:  Authorization required of ditch/water users for any abandonment, relocation, piping or any other modifications to existing ditches or irrigation structures.  Contact Salt Lake County Auditor’s Office for approval of street names and subdivision names.  Dedication and improvements required along Parkway Boulevard.  Ensure that grade difference at property line is minimalized.  Revisions to plat required.   Flood control and drainage issues to be coordinated with Public Works.  Research and determine status of existing 6100 West access road. Utility Companies:  Standard Utility Easements required. Magna Water District:  Project is subject to all requirements and design standards of the water district. Fire Department:  Proposed fire hydrant locations need to be shown on subdivision plat.  Project shall meet all provisions of Fire Code relating to this type of development.  Will require the developer to paint and/or post no parking in those areas where the street dead ends. Building Division:  Soils report will be required. ISSUES: Project Overview: The Heather Villas PUD is a residential community for senior living which will consist of 84 units on 13.8 acres. This equates to an overall density of 6.1 units per acre. A club house is also proposed for the site and will be located near the entrance to the project. Residential units will be one story in height. All units will have a loft option that would add approximately 900 square feet to each dwelling if selected by future buyers. The developer is proposing units that are 1587, 1717, 1918 and 2024 square feet in size. All units will have a large two-car garage of approximately 680 square feet. Building architecture is very similar to that shown to the Planning Commission during the rezone application but has been refined. Materials will be stone, fiber cement siding and stucco. All units will have a private patio that is accessible from the dining and master bedroom areas. The developer is proposing a minimum of 2 and potentially 3 different color schemes to be used throughout the project to add variety. As mentioned previously, all townhome units will have a large two-car garage for parking. All units will have a driveway that will be sufficient in depth to allow parking. In addition to the garage and driveway spaces, the developer is providing guest parking in and through the project as well. At the present time, the site plan is showing a total of 386 parking spaces which equates to 4.5 spaces per unit. Staff believes that some of the guest spaces at the end of the drive alleys may need to be eliminated to provide more open space to meet the 50% requirement. Staff will address this concern later in the report. Even with the elimination of those spaces, the project will have more than enough resident and guest parking spaces. Other topics related to this project: Access: Access to the subdivision will be gained from Parkway Boulevard. An existing but unimproved right-of-way extending south from Parkway Boulevard and located along the west boundary of the subdivision has been in existence for many years. This right-of-way has provided access to two existing single-family dwellings for this same time. All indications are that this right-of-way is private. The developer is having his title company research the chain of ownership which will need to be resolved prior to final plat submittal. The developer has discussed the proposed method of access with the residents who live down the lane. It is anticipated that property wherein the right-of-way is located will need to become part of the subdivision. Access to the existing residents would continue to be gained from a fully improved road which would have a perpetual access easement for the existing residents. In addition, Mr. Milne has expressed to them that they would not be responsible for maintenance or repair of the road. That would be handled by the HOA. The project has a looped street system which will satisfy the fire department for access and maneuverability. The right-of-way width for the main road will be 50 feet with sidewalk on one side. All interior roads will be private as well and will need to have a minimum asphalt width of 26 feet. Per City policy, gutters are not allowed to be counted towards the asphalt width. Staff will coordinate this with the City Engineering Division and developer. A sidewalk is proposed around the interior of the project that will extend out to Parkway Boulevard. Building Setbacks: Setbacks for this project are illustrated on the site plan. According to the RM zoning standards, the perimeter setbacks are required to be 20 feet. According to the site plan, setbacks along the perimeter of the development range in size from 20-25 feet. As the site continues to be reviewed and refined, setbacks may change, but a minimum of 20 feet is required. For those units that may have a loft and are taller than 25 feet, which is unlikely, but possible, an additional setback would be required for those buildings if located along the perimeter boundary of the subdivision. Site Amenities: The developer is proposing 3 amenities for this project. At the present time, the applicant is proposing a club house of approximately 3,400 square feet to include a gathering room with kitchen, theater room, fitness room and mail room. A walking path around the perimeter of the development is also included. A pickle ball court is planned on the east side of the clubhouse. Although not an amenity listed in the development agreement, each unit will have a private courtyard or patio space with access from the kitchen and master bedroom. Grading: The site is relatively flat. However, staff has some concern with the grades along the south and southwest corner of the property. The engineering division will review the existing grade and proposed grading plan to ensure that water runoff will not be a problem for adjacent properties. Staff understands that some elevation change is to be expected for drainage and sewer requirements, but staff’s expectation is that the site will have a similar grade as it does today when finished. The grading plan is currently being reviewed, and findings and recommendations to address the concerns noted above will be made available to the developer. Landscaping: While landscaping is generally addressed at the final plat stage, staff would like to mention a few things at this point in the review process. The overall open space requirement is 50%. Staff will work with the developer to define what is needed for the landscaping percentage and what areas can be counted toward that number. As mentioned earlier, staff believes that some of the guest spaces at the end of the drive courts may need to be eliminated to meet the 50% requirement. Staff will work with the developer to ensure that the 50% number is achieved. In some instances, the engineer preparing these numbers may not fully understand what is and is not considered open space. A landscaping and irrigation plan will need to be submitted prior to final plat review. As part of this project, a portion of Parkway Boulevard will be dedicated and improved. Staff will work with the applicant to provide a landscape plan for the area along Parkway Boulevard and the entrance to the subdivision. An entry feature will be required and reviewed during the final plat application. Fencing: During the rezoning process, the developer agreed to install a 6-foot wood grained vinyl fence around the project. The design of this fence has yet to be selected. This condition will be evaluated during the final plat application. Entry Feature: The development agreement also specifies that an entry feature will be installed. The developer is working on this item but has yet provided an illustration of what is being planned. The entry feature will be installed near Parkway Boulevard. Staff will work with the developer as this project moves forward. The entry feature can be shown to the Planning Commission during a future study session. Lighting: The project site will require both street lights and internal pedestrian lighting. It is anticipated that the developer is proposing to use is a 14-foot street light very similar to the City’s acorn light along the street portions. The developer is still deciding how to light the sidewalk areas and open space areas within the project. An overall lighting plan will be provided during the final plat application. Garbage Collection: The development has been designed with a good street pattern. The hammerhead areas do create some safety concerns especially backing out. The developer will need to coordinate with a waste management company for the collection of garbage. It may be that those units in the drive alleys that the owners need to wheel their cans to the main road. This will be a topic of discussion between the developer and waste management company. STAFF ALTERNATIVES: A. Grant preliminary approval for the Heather Villas PUD subject to the following conditions: 1. That the developer resolve all staff and agency concerns. 2. That the Planned Unit Development be subject to the development agreement reviewed and approved during the rezoning process. 3. That Parkway Boulevard be dedicated and improved according to plan and profiles approved by the Public Works Department 4. That the developer provide an overall landscape plan to be reviewed during the first phase of the final plat process. Said landscaping plan shall provide measures to ensure water conservation techniques will be used in accordance with City ordinances. 5. That all requirements of the West Valley City Fire Department be satisfied as outlined in the report. 6. That the developer resolve any issues regarding irrigation ditches and irrigation water that may be in use. 7. That compliance be made with Magna Water regarding water line extensions, connections, water rights and fire protection. 8. That the subdivision name and street names be approved by the Salt Lake County Auditor’s Office.  9. That building setbacks and height be in accordance with the site plan reviewed by the Planning Commission. Slight modifications to those setbacks may be made if necessary as determined by subsequent site plan review, but a minimum setback of 20 feet is required along the perimeter. If buildings exceed 25 feet in height, the buildings shall be setback per City ordinance. 10. That specialty lighting be provided throughout the entire development. Said lighting will be reviewed during the final plat. 11. That the project site contain 50% open space. 12. That a soils report be submitted prior to final plat submittal. 13. That the developer research the status of the existing right-of-way. This matter will need to be addressed prior to the submittal of the final plat. 14. That the grading and drainage plan be reviewed by the City Engineering Division. Measures shall be taken to eliminate significant grade differences at any property line and fill shall be limited to help with the same. B. Continuation, in order for the developer to address issues raised during the public hearing. Discussion: Steve Lehman presented the application. Steve explained that 6100 West would be the primary access to the subject location. He stated there is a question if this is a private road or dedicated. Steve explained that if this road is dedicated to the County or the City, they would need to vacate the right-of-way to make the access private. Steve stated that Mr. Milne has met with his neighbors, and they will still share the 6100 West access via an access easement. However, they will not be responsible for the maintenance of the road. Steve said that the same neighbors are currently using propane as a heating source and septic tanks. Mr. Milne will provide a lateral service for natural gas and sewer. Commissioner McEwen asked if there are parking spaces near the clubhouse. Steve said there are approximately ten parking spaces next to the clubhouse. Ken Milne is excited to start on this project and feels it will meet if not exceed the standards of Newton Farms development. Motion: Commissioner Winters moved to approve PUD-2-2021 subject to the fourteen staff alternatives. Commissioner McEwen seconded the motion.  Vote: Commissioner McEwen Yes Commissioner Lovato Yes Commissioner Fuller Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner Winters Yes Chairperson Meaders Yes Unanimous - PUD-2-2021 – Approved C-16-2021 GMC Specialty Services/CMG Demolition (Outside Storage) 2160 S. 3270 W. M Zone (.95 acres) The applicant, Mandi McKahan, representing GMC Specialty Services, LLC dba CMG Demolition is requesting conditional use approval for outside storage at 2160 S. 3270 W. This property is zoned M, manufacturing and the West Valley City General Plan designates this area as light manufacturing. The surrounding zone is M, manufacturing on all sides. The surrounding uses include light industrial/outside storage to the north and west (Rasmussen Equipment), office uses to the south and east (Zions Bank). This building was originally built in 1975 and was most recently used as a Zions Bank office. They have since left the site and GMC would like to locate their offices here and utilize the west side of the lot for outside storage. They are a dumpster rental and demolition company. The yard would be used for dumpster storage and associated equipment as outlined in their use description. The only time a full dumpster will be on site is for staging only, meaning the landfills are closed for the day and the truck comes back to park. This does happen on occasion, but the dumpster is tarped and left on the truck and never set on the ground. It is dumped the following business day. There would be no outside storage of construction debris or any hazardous materials brought to this site. The outside storage area shall be limited to the west side of the site and screened from public view. The applicant proposes a chain link fence with slats. The site is surfaced with asphalt to accommodate parking as well as the outside storage. There is existing landscaping on the south and east sides of the building. The were previously very large overgrown evergreen tress that have ben removed. Two of those trees were replaced however the other trees no longer exist. Therefore, staff recommends that a total of 7 trees be planted in these setbacks. The area is narrow and there are overhead power lines so smaller a smaller tree type should be chosen. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. The approved use for this application is for outside storage. The site shall not be used for junk, demolition debris or hazardous materials storage. 2. The outside storage area must be paved with asphalt and the appropriate parking and access shall be maintained throughout the site. 3. Outside storage is only permitted on the west side of the site as outlined in the approved site plan and must be screened from public view. 4. The existing landscaping on site must be maintained and a total of 7 trees shall be planted in the setback areas on the south and east side of the building. 5. Must meet the requirements of all affected departments and agencies. 6. 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 application. There was no further discussion. Motion: Commissioner Woodruff motioned to approve C-16-2021 subject to the six staff alternatives. Commissioner Fuller seconded the motion Vote: Commissioner McEwen Yes Commissioner Lovato Yes Commissioner Fuller Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner Winters Yes Chairperson Meaders Yes Unanimous - C-16-2021 – Approved C-17-21 R5 Development - Eagle Point (Light Industrial Complex) 3076 S. Decker Lake Dr. M zone, 1.0 acres The applicant, R5 Development, is requesting conditional use approval for a multi-tenant Light Industrial complex at 3076 S. Decker Lake Dr. The zoning for this property is M, Manufacturing and the General Plan designation is Entertainment. This property is also located in the Decker Lake Station Overlay Zone. The surrounding zone is RM, multi-unit residential to the east (future apartments), C-2 to the south (Maverik Center) and M to the north and west (Hotels). The proposed use for this property is a light industrial building. The building will be approximately 14,000 square feet and will contain 4 tenant spaces. The building will be constructed of stucco with a brick wainscot and steel canopy accent features. There will be large glass overhead doors on both sides of the building (north and south) to accommodate a variety of light industrial uses. The overhead doors on the south side of the building are currently designed to be walk up only but the site and landscape plan could be modified in the future if a tenant wants drive-up access there as well. The building design must comply with the Commercial Design Standards. Adequate parking has been proposed to accommodate a mix of light industrial and office type uses. Staff has recommended possibly reworking the layout of the site to avoid parallel parking stalls that abut standard stalls as well as parallel stalls along the main access entrance for this entire development. Staff will continue to work with the applicant to ensure the parking provided can accommodate the proposed uses and that the layout is appropriate. The landscaping along 3100 South, which is a High Image Arterial, will be provided as required on site. The area adjacent to 3100 South is UDOT right-of-way and is not part of this project. Staff recommends that there be some site coordination with the residential development to the east so the entrance and parkstrip is developed in a similar manor. The existing landscape strip on the north side is being modified to accommodate parking and the applicant is requesting to eliminate the trees along the east side of the site. The residential development is proposing trees on 30’ centers and a vinyl fence so that would satisfy the requirements for both sites. There will be no exterior dumpsters provided for this building. The dumpsters will all be located inside the building to accommodate access and circulation. There will be wall signs and a monument sign is also proposed for this development. All signage must meet the standards set forth in Title 11. Staff will continue to review traffic circulation, pedestrian connections and landscaping requirements to ensure all requirements in the City Code are met. Staff Alternatives Approval subject to any issues raised at the public hearing as well as the following conditions: 1. The building must be completed per the approved plans, including glass overhead doors, and be designed in accordance with the Commercial Design Standards.  2. The site shall be landscaped per the approved plans including parkstrip improvements along 3100 South. 3. This property is subject to the Decker Lake Station Overlay Zone standards (section 7- 14-100) and must comply with the use restrictions set forth in the City Code. 4. The dumpster shall be located within the building or be completely screened and secured within a 6’ masonry enclosure that matches the building. 5. There may be one monument sign and wall signage. All signage must comply with the West Valley City Sign Ordinance. 6. Must meet requirements of all affected departments and agencies. 7. 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 application. Commissioner McEwen asked if the applicant is really planning to store the dumpster inside the building. Jody said that is what they have in their plans, and if they decide to put the dumpster outside, they will need to build an enclosure. She said that the site is tight already, and there isn’t much room for enclosures. Brian Haskell, the applicant, said he is excited to get moving on this project and will work with the City and UDOT to make sure it is up to the City’s standards. Motion: Commissioner McEwen motioned to approve C-17-2021 subject to the six staff alternatives. Commissioner Fuller seconded the motion. Vote: Commissioner McEwen Yes Commissioner Lovato Yes Commissioner Fuller Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner Winters Yes Chairperson Meaders Yes Unanimous - C-17-2021 – Approved PLANNING COMMISSION BUSINESS Approval of Minutes from June 2, 2021 Study Meeting Approval of Minutes from June 9, 2021 Regular Meeting Approval of Minutes from June 16, 2021 Study Meeting Approval of Minutes from June 23, 2021 Regular Meeting Motion: Commissioner McEwen voted to approve the four sets of minutes. Commissioner Winters seconded the motion with the additions to correct the date in the heading of the June 2, 2021 document and to add the subdivision and conditional use applications that are on the June 2, 2021 agenda. Vote: Commissioner McEwen Yes Commissioner Lovato No Commissioner Fuller Yes Commissioner Woodruff Yes Commissioner Wood Yes Commissioner Winters Yes Chairperson Meaders Yes Majority – Meeting Minutes – Approved There being no further business, the meeting adjourned at 4:45 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant