Planning Commission Public Hearing

WEST VALLEY CITY PLANNING COMMISSION MINUTES October 27, 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 Harold Woodruff WEST VALLEY CITY PLANNING DIVISION STAFF Steve Lehman, Brock Anderson, Jody Knapp, and Kirsten Hunt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were 5 people in the audience. ZT-6-2021 West Valley City A zone text change to allow inoperable vehicle parking for an automobile service use under certain conditions City staff is proposing an ordinance amendment to allow inoperable vehicle parking for automobile service uses under certain conditions. Under the current ordinance, any parking of inoperable vehicles outside an automotive service use for more than 24 hours would be considered outside storage. The use of outside storage is prohibited in the C-2 zone, which is where many automotive service uses are located. Since some automotive service uses do need to wait on occasion for parts, staff is recommending this ordinance change to allow limited parking of inoperable vehicles in conjunction with an automotive service use under the following conditions:  Inoperable vehicles shall not be located within any minimum required parking stalls and drive aisles and shall not block any traffic flow.  Inoperable vehicles shall be screened from any adjacent streets by a building.  Inoperable vehicles shall have no visible exterior damage.  Inoperable vehicles must be located on asphalt or concrete. Staff Alternatives: 1. Approval. The ordinance should be approved as proposed by staff. 2. Continuance. 3. Denial. Discussion: Jody Knapp presented the application for Steve Pastorik. There was no further discussion. Motion: Commissioner Winters motioned to approve ZT-6-2021. Commissioner McEwen seconded the motion. Vote: Commissioner Fuller Yes Commissioner Winters Yes Commissioner Lovato Yes Chairperson Meaders Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner McEwen Yes Unanimously – ZT-6-2021 – Approved GPZ-14-2021 Brad Reynolds Construction 3554 South 3200 West General Plan change from General Commercial to Medium Density Residential and a zone change from C-2 to RM 3.2 acres Brad Reynolds Construction has submitted a General Plan/zone change application for a 3.2 acre property located at 3554 South 3200 West. 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 Medium Density Residential (7 to 12 units/acre). Surrounding zones include R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet) to the south and west, C-2 to the north and a portion of the east and RM and R-4 (Four Unit Dwelling Residential) for the remaining east portion. Surrounding land uses include duplexes to the west; single family homes to the south; condos, two office buildings, a day care, and a car wash to the east; and a fast food restaurant and credit union to the north. The property is currently vacant. The applicant is proposing a 37-unit, 2-story townhome development. The proposed density of the project is 11.5 units/acre. Each unit would have a two-car garage and 18 of the units would have a driveway large enough to park two vehicles in. The proposed minimum unit size is 1,550 sq. ft. above grade and all units would include a finished basement of 750 sq. ft. The attached concept plan and application materials from the applicant provide details on and support for the proposed project. By way of background, Brad Reynolds Construction developed The Villages at 27th, which is a 147-unit townhome development at 4500 South 2700 West. In reviewing this application, staff suggests that there are two primary questions to answer: 1. Is this the right location for a townhome development? 2. Assuming the location is appropriate, does the quality of the project further City goals? These two questions are explored below. Is this the right location for a townhome development? According to the City’s zoning ordinance, zone changes to the RM zone can only be considered by the City if the following four conditions are met: 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 1. acre. For properties with existing Structures proposed to be redeveloped, the property  must be a minimum of 20,000 square feet and the Density must not exceed 20 units per acre. For properties that are west of Redwood Road and within one-half mile of the West Valley Central light rail station, the Decker Lake light rail station or the Redwood Junction light rail station, the Density may exceed 20 units per acre; 2. The property shall meet any one of the following four requirements: (i) have access and Frontage on a Street with a planned Right-of-way width of at least 80 feet (for properties under two acres) or 100 feet (for properties two acres or larger) as indicated on the Major Street Plan; (ii) be adjacent to existing multifamily residential development on two sides; or (iii) be located west of Redwood Road and within one-half mile of the West Valley Central light rail station, the Decker Lake light rail station, or the Redwood Junction light rail station; or (iv) if the property is vacant, was vacant as of January 19, 2021, will be an exempt housing development under 24 CFR 100.304 or successor regulation with a density no greater than seven units per acre, and have access and Frontage on a Street with a planned Right-of-way width of at least 80 feet; 3. A Development Agreement must be proposed with the zone change application that addresses Dwelling Unit sizes, exterior materials, architecture, Landscaping, and project Amenities; and 4. A traffic impact study prepared by a registered traffic engineer is required for projects with 100 or more Dwelling Units. On the first and second conditions, the property is within one-half mile of the West Valley Central light rail station. 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. The points below may help the Commission answer the first question.  The subject property was rezoned from R-4 to C-2 in 1985 in anticipation of a Smith’s grocery store that never materialized.  At the time of the rezone in 1985, the property included what is now American First Credit Union and therefore had frontage along 3500 South.  The property is served by four UTA bus routes (35, 41, 232, and 240) and is within one- half mile of the West Valley Central light rail station and bus hub.  Average annual daily traffic (AADT) on this segment of 3200 West was 12,000 in 2019. A 3-lane arterial can handle a traffic volume of 13,000 at a level of service D. According to the Institute of Transportation Engineers, townhomes generate 5.81 trips per day.  There are commercial services like convenience stores, restaurants, a credit union, and a drug store within walking distance of the site. Does the quality of the project further City goals? If the Commission believes that townhomes are appropriate here, the quality of the proposal should then be considered. Dwelling Unit Sizes The ordinance requires a minimum area of 1,400 square feet above grade for a three-bedroom townhome. The proposed minimum unit size is 1,550 square feet above grade. Each unit will have three bedrooms. The applicant is also proposing finished basements with 750 square feet. 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 fiber cement siding and stone. For the 5-unit building, the stone percentage is 31.8% and the fiber cement siding percentage is 68.2%. For the 4-unit building, the stone percentage is 29.2% and the fiber cement siding percentage is 70.8%. While the fiber cement siding does exceed 60% of the exterior, the proposed buildings incorporate both horizontal and vertical fiber cement siding with varying colors. The City has granted an exception to the 60% rule via a development agreement when different applications of fiber cement siding are used. As an alternative, the applicant could introduce a third material like stucco or increase the stone percentage. Architecture Based on a preliminary review of the proposed building architecture by staff, the proposed units meet or exceed the City’s design standards. Landscaping/Recreation Space Townhome developments require at least 50% of the site as landscaping and recreation space. According to the applicant, 50.2% of the site would be landscaping and recreation space. Project Amenities For a project of this size, the ordinance requires one amenity. The proposed project includes two amenities from the ordinance – a tot lot/playground and walking/exercise trail. The applicant is also proposing the following additional features:  a 6’ masonry wall along the north side of the property;  vinyl fencing along the west and south sides of the property;  townhome interiors with 9’ ceilings, two-tone paint, and granite or quartz countertops in kitchens and bathrooms;  at least 3 different exterior color schemes for the townhome buildings; and  25’ setbacks along the east and west sides of the property. Other Considerations The overall proposed parking ratio is 3.1 stalls/unit when including the garages, driveways, and other surface stalls. Other recently approved townhome developments have higher parking ratios. For example, The Villages at 27th has 3.7 stalls/unit, Erin Hills PUD at 3567 South 5600 West has 3.2 stalls/unit, and Alpizar Townhomes has 3.5 stalls/unit. To provide more parking and maintain the landscaping and recreation space, staff suggests removing two of the units without driveways and replacing them with additional surface stalls. Doing so would increase the parking ratio to 3.5 stalls/unit. In the southwest corner of the property there is limited frontage on 3270 West. This road was constructed in the early 1960s with the intention of eventually extending north. However, the duplexes that are located west of the subject property were built in the late 1970s and effectively block the extension of 3270 West to the north. Given the location of the duplexes and the limited, undeveloped frontage available on 3270 West, staff recommends that the development agreement state that a cul-de-sac or road extension, which would normally be required on property adjoining a stub street, not be required in this situation. Staff Alternatives: 1. Approval. This General Plan/zone change application should be approved subject to a development agreement that incorporates the standards proposed by the applicant with the following revisions recommended by staff: a. Two of the units without driveways shall be removed and replaced with additional surface parking. b. 3270 West shall not be required to terminate in a cul-de-sac or extend through the property. c. The fiber cement siding shall have a mix of horizontal and vertical patterns as well as color variation to offset the need to add another material to meet the maximum of no more than 60% of one material. 2. Approval. This General Plan/zone change application should be approved subject to a development agreement that incorporates the standards proposed by the applicant. 3. Continuance. 4. Denial. This property should remain commercial. Discussion: Steve Lehman presented the application for Steve Pastorik. Steve Lehman said that the original proposal had a 3.1 stalls/unit parking ratio, causing staff concern about ample parking. Steve Pastorik spoke to the applicant about the parking concern, and a second site plan was submitted with one less unit, increasing the ratio to approximately 3.4 stalls/unit. Steve Pastorik did add his recommendation of removing another unit for additional parking. Steve Lehman noted that Steve Pastorik states in his staff report the use of fiber cement siding. He explained the code allows for up to 60% fiber cement siding, and the proposal is for 68 – 70%. Steve Lehman said the applicant is proposing horizontal and vertical cement siding with three color variations. He explained to  the Commission that they could grant an exception to the materials within the development agreement. Steve Lehman stated that the subject location has been vacant for quite some time, and a commercial use would be challenging where the subject property does not have frontage on 3500 South. Brad Reynolds, the applicant, addressed the Commission. Mr. Reynolds said around 18 years ago. He noticed the increase in demand for more affordable housing, keeping the same high-quality product. He stated this demand is what started his townhome developments. Mr. Reynolds said that he had had greater success with the longevity of fiber cement siding instead of stucco. Therefore, he has proposed a higher percentage of the fiber cement siding. Mr. Reynolds explained that he has been involved with commercial builds and does not feel that use would be successful in this location. Commissioner Winters stated that the main concern with the parking is overflow onto the street. He asked Mr. Reynolds if the visitor parking depicted in the site plan is labeled for that use only, and Mr. Reynolds said that typically the HOA would include that information in the rules for the property. Chair Meaders asked the Commission what their feelings are regarding the higher percentage of fiber cement siding instead of stucco. Commissioner Winters said he is okay with the fiber cement siding where there will be a variation of horizontal and vertical layouts with varying colors. Commissioner McEwen said that he is not concerned with the fiber cement siding, and he said that he does have concerns about the parking. Commissioner McEwen hopes that the addition of basements will provide enough storage space for the tenants, and they will use the garage for parking. Commissioner Lovato asked Steve if the access road is the typical 54 feet in width, and Steve said that the access is a private street with a width of approximately 26 feet with a sidewalk on both sides. Commissioner Lovato said 26 feet would not be enough room to park on the road, and Steve said that’s correct, especially where fire requires a 26-foot wide street. Commissioner Lovato stated that his only concern is where some townhomes do not have a driveway, there would be possible parking issues. Motion: Commissioner Lovato motioned to approve GPZ-14-2021 subject to a development agreement that incorporates the standards proposed by the applicant and the three recommendations by staff. Commissioner Wood seconded the motion. Vote: Commissioner Fuller Yes Commissioner Winters Yes  Commissioner Lovato Yes Chairperson Meaders Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner McEwen No Majority – GPZ-14-2021 – Approved PUD-4-2021 Cypress Cove Town Homes PUD 3540 West 4700 South RM Zone 12 Units 1.08 Acres 11 Units/Acre BACKGROUND: Mr. Adam Maher is requesting preliminary approval for a residential community to be known as the Cypress Cove Town homes. The subject property was rezoned in August 2021 from the RB zone to the RM zone. The subject property is bordered on the north, and east by existing single- family zoning, the south by 4700 South and west by the Cypress Credit Union. 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 4700 South. More specifically, regarding a curve return on to the access easement.  Ensure that grade difference at residential property lines are minimalized.  Revisions to plat required.  Where basements are required per the development agreement – a soils report will need to be submitted.   Connection with existing storm water facilities to be coordinated during the review process. Utility Companies:  Standard Utility Easements required. Granger Hunter Improvement 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 need to evaluate the depth of the east/west drive access. Building Division:  Soils report will be required. ISSUES: Project Overview: The Cypress Cove PUD is a residential community for consisting of 12 units on 1.08 acres. This equates to an overall density of 11 units per acre. The project site was rezoned in August 2021 from the RB (Residential Business) zone to the RM zone. Residential units will be two stories in height. Per the development agreement, the minimum dwelling size will be 1750 square feet with an average of 1900 square feet. All units will have a two-car garage of approximately 400 square feet and a driveway in front of the garage for guest parking. Building architecture is the same that was shown to the Planning Commission during the rezone application. Staff has reviewed the architecture in relation to the multi-family ordinances. After our review there are small modifications that will need to be made in order to comply with provisions of the ordinance. Materials will be brick or stone, stucco and fiber cement siding. Per the development agreement, each building will need to have a minimum of 20% brick or stone. The developer has provided one color scheme but will need to add additional colors per the ordinance. Other topics related to this project: Access:  Access to the subdivision will be gained from 4700 South and from 3600 West. Both access points are via a shared access agreement with the Cypress Credit Union. The developer will need to improve and replace any damaged improvements along 4700 South. Landscaping improvements to the right-of-way will also be made to this street through project approval. The project itself has an east/west drive alley that will serve the 6-plex and 3-plex. The length of the alley exceeds Fire Department standards of 150 feet, but the alley is only 165 feet – so staff is working with the Fire Department to see if an exception can be granted in this case. The pavement width of the private alley is 24 feet. This works provided the location of the fire hydrant is situated on the main access road. If it is determined that a hydrant is needed in the east/west drive alley, the pavement width would need to increase to 26 feet per the Fire Code. Building Setbacks: The rear setback along the north side of the development is required to be 20 feet. The setback along the east property is allowed to be 10 feet since it is a side yard. All other setbacks are per the site plan. It should be noted for two story buildings, the maximum height is 25 feet adjacent to existing residential uses. The height can increase, but then so would the setback. The development agreement calls for driveway depths to be a minimum of 18 feet – which would also correspond to the front yard setback. As the site continues to be reviewed and refined, setbacks may change, but the setbacks mentioned in the staff report would be the minimums required. Site Amenities: City Ordinance requires that at least one amenity be provided for this development. Per the development agreement, the applicant will be installing an outdoor fire pit and pavilion. Fencing: During the rezoning process, the developer agreed to continue the existing masonry wall along the north side of the development. A 6-foot vinyl fence will be installed along the east property line. According to the preliminary landscape plan, a new fence will also be installed along 4700 South – staff will need to confirm this with the applicant. A landscaping area outside of the fence will be installed to vastly improve the frontage along 4700 South. The developer will also need to remove the existing drive approaches along 4700 South. Grading: The site is relatively flat, so staff does not anticipate grading problems. The engineering division will review a grading and drainage plan that ensures 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. Measures shall be taken to eliminate  significant grade differences at any property line and fill shall be limited to help with this potential problem. Since basements are planned for this development, material removed for the basement shall be taken off site to reduce any build-up of natural grades. The developer will also be required to submit a soils report to establish basement depths. 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%. During the rezone, the developer received a reduction in the open space requirement to 46%. Staff will work with the developer to define what is needed for the project landscaping as this moves through the subdivision process. A preliminary landscaping plan has been submitted which looks appropriate for the site. Staff will work with the developer to refine this plan if needed. As part of this project, an entrance feature will be needed. A monument sign or similar will be located in this area – which staff expects to be at the entrance off 4700 South. Staff will work with the applicant as this project moves forward to define the feature and accompanying landscaping. Lighting: The project site will require streetlights along 4700 South consistent with current City lighting standards. Internal lighting will also be required. The developer can choose to use similar lighting, but on a smaller scale, or choose a different method to internally light the project. An overall lighting plan will be provided during the final plat application. Irrigation: According to the preliminary plat, the site does contain an irrigation ditch and what appears to be a headgate. The developer will need to coordinate this matter with the City Engineering Division and downstream water users as part of the resolution to the irrigation system. STAFF ALTERNATIVES: A. Grant preliminary approval for the Cypress Cove Townhomes PUD subject to the following conditions: 1. That the developer resolve all staff and agency concerns. 2. That the development be subject to the development agreement reviewed and approved during the rezoning process. 3. That 4700 South be improved according to plans approved by the City Engineering Division. This includes the removal of any existing drive approaches and damage to any existing improvements. 4. That the developer provide an overall landscape plan to be reviewed during 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 regarding access and fire protection. 6. That the developer resolve any issues regarding irrigation ditches and irrigation water that may be in use. 7. That compliance be made with Granger Hunter Improvement District 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 north perimeter and a 10 foot setback along the east 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 46% open space. 12. That a soils report be submitted prior to final plat submittal. 13. 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.  14. That an entry feature be provided for this development. Staff will work with the applicant as this project moves through the review process. B. Continuation, in order for the developer to address issues raised during the public hearing. Discussion: Steve Lehman presented the application. Steve pointed out that the roadway servicing the proposed development is 15 feet longer than the minimum requirement, and usually, the fire chief will grant an exception. Steve said that if a fire hydrant needed to be added to that same roadway the width of the road would need to increase to 26 feet in that location. He noted an added provision to lessen the grading of the subject property to prevent water run- off issues. Adam Maher, the applicant, addressed the Commission. Mr. Maher said that they have been working closely with staff to ensure all City requirements are met. He stated that any issues brought to their attention have been discussed and resolved. Mr. Maher thanked the staff for being so responsive and helpful. Commissioner Lovato said he appreciates the four stalls/unit parking ratio. Martin Christensen, an adjacent landowner, addressed the Commission. Mr. Christensen said that he is a forty-year resident and, over the years, has dealt with flooding. He would like the irrigation ditch to be closed, preventing future flooding. Mr. Christensen asked what the setback is between his property and the subject property, will there be a driveway along the fence line between both properties, and could the fence height be more than 6 feet. Adam Maher said he would also like to eliminate the irrigation ditch and has been working with the civil engineer to determine who has permission to do so. Commissioner Winters and Steve Lehman said they would talk to the applicant after this meeting to provide information to contact the responsible party. Mr. Maher said he would do what was necessary to meet the City’s requirements. Commissioner Fuller asked Mr. Maher if he had an answer regarding the driveway. Mr. Maher said there would not be a driveway in the location Mr. Christensen pointed out. He explained that the access to the north would be left as is and extend perpendicular to the east. Steve Lehman said if the irrigation ditch is not servicing anyone downstream, it could be abandoned, but if it still services residents, it would need to be piped. He said the City Council determined the fence height of 6 feet and added it to the development agreement. Steve stated that the setback requirement is 20 feet, and the site plan is showing 25 feet. Motion: Commissioner Lovato moved to approve PUD-4-2021 subject to the fourteen staff alternatives. Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Winters Yes Commissioner Lovato Yes Chairperson Meaders Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner McEwen Yes Unanimously – PUD-4-2021 – Approved SMI-6-11-2021 Valley Fair Mall Lots 1-8 Subdivisions 3513-3671 South Constitution Boulevard C-2 Zone 8 Lots 3.85 Acres BACKGROUND: Ted Didas, representing the Valley Fair Mall, is requesting preliminary approval for 6 individual subdivision applications. The purpose for the applications is to divide the outbuildings along 3500 South and 2700 West into individual lots. Because all of the applications are essentially the same, staff will prepare one staff report that addresses each subdivision. ISSUES: The proposed application is being submitted to create 6 individual subdivision lots. According to Brian Moss, Partner with Coventry Real Estate Advisors, creating new lots will provide the owner an option to sell stabilized properties separately from the larger mall asset that continues to evolve and requires redevelopment. He further states that the proceeds from potential sales of the lots will be utilized to pay debt and allow Coventry to continue to invest in the future development of the mall site, specifically the interior mall component. Staff inquired about parking and cross access and was informed that the newly created lots will be sold with shared parking and access agreements – similar to what has been done with In-N-Out Burger and Panda Express. The larger mall asset will stay with Coventry so that no restrictions on the redevelopment of the interior would be subject to approval from new property owners. According to Brian’s letter (attached as part of the packet) he states that, “retail’s general headwinds and the pandemic, specifically relating to interior malls have required owners of properties to spend meaningful time, think creatively and invest additional capital to ensure the mall components succeed.” He lists a number of ways the mall ownership has done this in his letter. Each lot will comply with provisions of the C-2 Zone. Specifically, each lot will meet or exceed 20,000 square feet which is the base minimum of the C-2 Zone. Four of the subdivision lots are single properties, with the other four lots comprising 2 subdivisions each having 2 lots. A question was asked during the study session regarding Granger Hunter Improvement services to the mall property and the creation of individual lots. A master easement agreement is in place to manage services provided by GHID. In addition, since the mall property is private, a master storm water easement is also in place. Staff recommends to mall ownership that any new tenants within these lots be made aware of the requirements and regulations regarding water leaving the individual building site. All of the existing buildings, landscaping etc., have been reviewed by Staff in previous applications. At this point, no changes to those buildings or sites are expected. The application simply allows the mall owner a future opportunity to sell these newly created lots and reinvest the proceeds back into the mall. STAFF ALTERNATIVES: 1. Approve the Valley Fair Mall Lots 1-8 Subdivision’s subject to a resolution of staff and agency comments. 2. Continue the application to address concerns raised during the Planning Commission hearing. Discussion: Steve Lehman presented the application. Steve explained that applications SMI- 6-2021 through SMI-11-2021 have been compiled into one staff report for this meeting. He stated the purpose of the six subdivisions is to allow the mall owners to sell individual lots and use that money to reinvest into the mall. Brian Moss, the applicant, addressed the Commission. Mr. Moss explained that the tenants occupying the proposed lots will not interfere with the operations of the Valley Fair Mall. He stated that the shared parking agreement is already in place and will continue to be followed. Motion: Commissioner Winters moved to approve SMI-6-2021 through SMI-11-2021 subject to a resolution of staff and agency comments. Commissioner McEwen seconded the motion. Vote: Commissioner Fuller Yes Commissioner Winters Yes  Commissioner Lovato Yes Chairperson Meaders Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner McEwen Yes Unanimously – SMI-6-2021 through SMI-11-2021 – Approved PLANNING COMMISSION BUSINESS Approval of Minutes from, September 15, 2021 Study Meeting Approval of Minutes from, September 22, 2021 Regular Meeting Discussion: Chair Meaders asked to have the minutes from September 15, 2021 edited to say that she called that meeting to order not Vice Chair McEwen. Motion: Commissioner Lovato motioned to approve the Minutes from September 15, 2021; and September 22, 2021 with the modification requested by Chair Meaders. Commissioner McEwen seconded the motion. Vote: Commissioner Fuller Yes Commissioner Winters Yes Commissioner Lovato Yes Chairperson Meaders Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner McEwen Yes Unanimously – Meeting Minutes – Approved There being no further business, the meeting adjourned at 4:58 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant