Planning Commission Public Meeting

WEST VALLEY CITY PLANNING COMMISSION MINUTES November 13, 2019 The meeting was called to order at 4:00 p.m. by Chair Meaders at 3600 Constitution Blvd., West Valley City, Utah. WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Mathew Lovato, Clover Meaders, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT David McEwen WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Steve Lehman, Steve Pastorik, Brock Anderson and Kirsten Hunt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill AUDIENCE There were 8 people in the audience. C-21-2019 Ojeda’s Auto 2545 S Decker Lake Ln M Zone (0.95 acres) The applicant, Leticia Ojeda of Ojeda’s Auto is requesting conditional use approval for an auto repair and auto wholesale business at 2545 S Decker Lake Ln. The zoning for the property and the surrounding areas to the north, south and west is M, Manufacturing. The adjacent parcel at the north-east corner is zoned RM, Multi-Unit Residential. The West Valley City General Plan designates the area as commercial light manufacturing. Adjacent uses include a variety of light manufacturing and industrial businesses, as well as the Lake Park 4-plex development to the east. The applicant operates a business that purchases automobiles in need of repair. The repairs, which include bodywork, framework and painting, will be done on-site, and then the cars are sold wholesale to dealers. Individual customers are not coming to the site for repairs, and cars are not sold from the site. The business will operate out of the southern portion of the building. The applicant indicates that all business is conducted indoors, and no vehicles will be stored outside. Parking will be in the front of the building. The garage door for vehicular access is on the east side of the building. A neighboring property owner is concerned about cars, boats and other items being placed in the drive aisle between the subject building and the building to the south (see attached). There shall be no inoperable vehicles parked around the building, and all drive aisles shall be unobstructed. All vehicles brought to the site for repair shall be kept inside and outside storage of any kind is prohibited. Along the east property line is an existing 6’ chain link fence. City ordinance requires a 6’ masonry wall along property lines that border residential zones or uses, and on existing sites this requirement is triggered by the issuance of a new Conditional Use Permit on the developed, nonresidential lot. There is an 85’ section that should have a masonry wall installed next to the adjacent 4-plex. However, the code also allows the Planning Commission to approve a waiver or substitution for the wall requirement when future commercial use of the neighboring residential property is recommended in the General Plan. The General Plan recommends commercial light manufacturing for the Lake Park development. Staff sent the application to the Police Department for review, since there was another instance on an adjacent property where a masonry wall was required but was not installed over safety and visibility concerns. The Police Department visited the subject property and submitted a letter recommending no solid wall here, as it would prevent them and other law enforcement agencies from effectively doing their job in the area. Since there is an existing fence in place, and the General Plan recommends non-residential land use, staff suggests that the Planning Commission waive the masonry wall requirement. Page 1  The fence appears to be in good condition, but any sections that need repair shall be fixed and any non-fencing materials shall be removed. There is a 4’ area adjacent to the fence that is dirt and gravel. The original approved plan for the site calls out a 4’ planting area. Landscaping shall be installed again in this area and there shall be at least 50% coverage of live plant material. The dumpster on the property and any signage shall comply with City Code. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. Automotive work shall only be conducted within the building and shall not be done outside or in any parking areas. 2. There is to be no outside storage of any kind permitted for this use, which includes inoperable vehicles or vehicles brought to the site for repair. 3. All vehicular drive aisles and maneuvering areas shall be kept open and unobstructed. 4. The masonry wall requirement shall be waived, and the existing 6’ chain link fence shall be maintained according to 7-2-114. 5. The dumpster shall comply with the requirements in 7-2-118. 6. 50% live plant material shall be installed along the east property line. 7. Any new signage shall meet all regulations contained in Title 11 of the West Valley City Code. 8. All requirements of affected departments and agencies shall be met. Continuance, to allow for the resolutions of any issues raised at the public hearing. Applicant Discussion: Leticia Ojeda explained that the business will be inside the building. There were no questions from the Commissioners. Nigel Swaby who lives at 25455 Decker Lake, stated he is the agent representing the owner of the property and he is in support of this business running in this location. There were no questions from the Commissioners. Motion: Commissioner Winters moved to approve C-21-2019. Commissioner Lovato seconded the motion. Page 2  Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Meaders Yes Commissioner Porter Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous – C-21-2019 – Approved At the request of the City Council, City staff has prepared a zone text change application to create the Residential Sustainability (RS) zone. The purpose of this zone is to encourage single unit dwelling development that generates its own power, is highly energy efficient, conserves water and is long lasting. The proposed ordinance revision is attached to this report. Several sections of the code are being amended or added as part of this revision. The list below summarizes these changes by section:  Section 7-1-103: Amends the definition of the term “Residential Zones” to include the proposed new RS zone.  Section 7-5-101: Adds the RS zone to the list of zones that applicants can request a zone change for.  Section 7-6-101: Adds the RS zone to the list of zoning districts.  Section 7-6-201: Adds the RS zone to the Agricultural and Residential use table. If this ordinance is approved, the same uses allowed in the R-1 zones would be allowed in the RS zone.  Section 7-6-202: Adds the RS zone to the Agricultural and Residential standards table. If this ordinance is approved, the same standards required in the R-1-8 zone would also be required in the RS zone. Such standards include the minimum lot size, minimum lot width, setbacks, height restrictions, etc.  Section 7-6-210.5: This new section outlines the proposed standards in the RS zone.  Section 7-11-214: Clarifies that homes within the RS zone are not required to meet the minimum house sizes of 2,000 sq. ft. for ramblers and 3,000 sq. ft. for multi-levels. The proposed RS zone standards are listed below along with a brief explanation for the standards highlighted in grey: Page 3 (1) The maximum district size for the RS zone shall be 5 acres. The Council wanted to maintain larger areas for the RE zone. (2) No property shall be rezoned to the RS zone without a development agreement that includes the following requirements as minimum standards: a. All homes shall include a Tesla Solar Roof that generates all of the electricity needs of the house. This standard will reduce energy consumption from the grid while keeping homes aesthetically appealing. b. All homes shall include wall insulation for all exterior walls with a minimum R- Value of R-30. All homes shall include ceiling insulation for the entire ceiling with a minimum R-Value of R-60. This standard will decrease energy use for heating and cooling. c. For heating, all homes shall include only a high-efficiency gas furnace with an Annual Fuel Utilization Efficiency (AFUE) rating of 95% or higher, radiant heating or electric heating. This standard will decrease energy use for heating. d. For water heating, all homes shall include only a tankless water heater. This standard will decrease energy use for water heating. e. All homes shall include Energy Star rated appliances only that are provided by the developer or homebuilder including refrigerator, dishwasher, clothes washer and clothes dryer. This standard will reduce the energy and water consumption of appliances. f. An electric car charger shall be installed in the garage of all homes. The charger shall meet or exceed the features of a Tesla Wall Connector. This standard will encourage the use of electric vehicles. g. For toilets, Bathroom faucets and showerheads, all homes shall include only Water Sense fixtures. This standard will reduce water consumption. Page 4  a. Landscaping shall be installed by the developer in the Front, Side and Rear Yards and shall be meet the following standards: These standards will reduce water consumption without sacrificing aesthetics. i. The maximum amount of lawn shall be 35%. ii. No lawn shall be allowed in park strips or other areas narrower than 8 feet. iii. Lawn areas shall be free of obstructions and shall not be used on slopes exceeding 33 percent. iv. An EPA WaterSense irrigation controller shall be installed. v. Drip or bubbler irrigation shall be used in all non-lawn areas. vi. A minimum of 4 inches mulch depth shall be used in all non-lawn planter beds. vii. Within Front Yards and Side Yards adjacent to public or private Streets, a minimum of 50% live plant material shall be installed. b. The development agreement shall include commitments on the quality of the interior finishes of all homes. This provision was added to signal the Council’s desire for high quality homes. (3) The minimum square footage of finished, above-ground, habitable floor space for homes shall be 1,400 square feet. Basements are permitted but are not required. This standard will reduce energy consumption and help offset the cost of the sustainability features by allowing a smaller home. (4) A 2-car garage shall be required for all new Single Unit Dwellings. The minimum interior dimensions of a garage shall be 20 feet by 20 feet. This standard will help offset the cost of sustainability features by allowing a smaller garage. Page 5  (5) promote long lasting homes that maintain a quality appearance long into the future. Exterior materials for all new homes shall be a minimum of 80% brick. The remaining 20% shall be brick, stone, fiber cement siding, or stucco. This standard is included to (6) The roof of each home shall have a minimum pitch of 10:12 for the main roof and 8:12 for subordinate roofs such as sheds and dormers. This standard is included to promote attractive homes that are distinct from other areas of the City. No property is proposed to be rezoned to the RS zone. This ordinance simply creates the RS zone in the Zoning Ordinance. Anyone requesting the RS zone would be voluntarily agreeing to follow the standards outlined in the zone. Staff Alternatives: Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Danny Gitteraz spoke about how he likes this proposal; however, his big concern is the acreage of only 5 acres. He stated that if we possibly put in a subdivision as opposed to separate homes this could help cover the initial startup costs. This would require more land and more residents. The commissioners decided that there should be more conversation about this proposal. Applicant: City Council Motion: Commissioner Fuller motioned for Z-15-2019 to be continued for further discussion. The motion was seconded by Commissioner Winters. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Continued – Z-15-2019 – Approved Page 6 S-7-2019 Technology Drive Commercial Subdivision 3540 West Technology Drive M Zone 2 Lots 5.2 Acres BACKGROUND: Legacy Properties LLC is requesting preliminary plat approval for the Technology Drive Commercial Subdivision. The subject property is occupied by an existing office/warehouse building and a large parking lot to the south. Surrounding properties to the north, east, south and west are zoned manufacturing. ISSUES: The proposed subdivision is being requested in order to divide the existing parcel into 2 lots. It is anticipated that future uses here will be light manufacturing, and office uses. Access will be gained from Technology Park Way and Technology Drive. Lot 1 will consist of 3.9 acres, while lot 2 will consist of 1.2 acres. Sufficient frontage will exist for each of the platted lots along Technology Park Way to work independent of each other. However, an existing access easement is already in place between the two lots if needed. A public utility easement will also be noted on the plat along each lot’s frontage. When asked what the purpose of the subdivision was, the applicant stated that the large parking area on the south is not needed for the existing building. The applicant stated that the division would allow this property to develop with a new land use which could better utilize this space. At a future date, staff will review either conditional use and/or permitted use applications. At that time, staff and agency comments will be more thoroughly addressed as part of the site plan review process. The subdivision plat will contain easements and other information applicable to the division of property. Page 7 STAFF ALTERNATIVES: 1. Approve the Technology Drive Commercial Subdivision subject to a resolution of staff and agency comments. 2. Continue the application to allow the developer an opportunity to address the Planning Commissions concerns. Motion: Commissioner Winters motioned for S-7-2019 to be approved subject to items on the staff report. The motion was seconded by Commissioner Lovato. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous– S-7-2019– Approved SMI-7-2019 Sage Valley Subdivision – Amending Lot 1 JMYL Subdivision 1770 West 4100 South RM 2 Lots 10.6 Acres BACKGROUND: Stay WVC LLC, is requesting a plat amendment of lot 1 JMYL Subdivision. The JMYL Subdivision was recorded with the Salt Lake County Recorder’s Office in January 2019. The original subdivision plat consisted of 7 lots on 13.5 acres. This application will amend lot 1, to create an additional lot. The new lot will be developed at a future date for the townhomes approved as part of the overall project. Page 8 ISSUES: While the majority of lots within the subdivision have access to Redwood Road and 4100 South, the new lot, or lot 1 will have access only on 4100 South. While cross access and parking easements will exist in and through the overall project, the required access for this lot is along 4100 South. During the review of this application along with the apartment building, the City Engineering Division expressed concern over the location of the access and its proximity to the existing Jiffy Lube access. The Engineering Division is recommending that these two access points be consolidated into one. The new lot is approximately 2 acres in size. To ensure that the size and configuration works for the future town homes, staff asked that a conceptual plan be submitted showing that the site will work. Although the site plan review for the town homes will occur later, the proposed configuration of this lot will work based on the concept plan. This application simply creates the lot for the town homes. A subsequent review and plat will be submitted and reviewed by the Planning Commission at a future date. At that time, building materials, elevations, landscaping etc., will be further explored. STAFF ALTERNATIVES: 1. Approve the Sage Valley Subdivision (Amending lot 1 JMYL West Valley Subdivision) subject to a resolution of staff and agency comments. 2. Continue the application for the developer to address the Planning Commission’s concerns. Motion: Commissioner Winters motioned for S-7-2019 to be approved subject to items on the staff report. The motion was seconded by Commissioner Lovato. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous– Z-15-2019 – Approved Page 9 SMI-8-2019 West Valley City Industrial Park Subdivision 7301 West 5400 South M Zone 1 Lot & 1 Parcel 22 Acres BACKGROUND: Dominion Engineering, representing MTP WVC Industrial Park LLC, is requesting preliminary plat approval for the West Valley City Industrial Park Subdivision. The subdivision plat will dedicate a new road along the west boundary of the subdivision. This road will provide future access to the remainder of the subject property, as well as properties to the south and west. Staker & Parson Companies gravel operation is located to the east, Hexcel and Alliant Techsystems are located to the north with vacant ground to the south and west. ISSUES: The proposed subdivision is being requested in order to create a 1 lot subdivision with a new Right- of-Way. It is anticipated that future uses here will be light manufacturing. The property owner had expected to plat the entire subdivision, but after contemplating the uncertainty about lot sizes and future uses, decided to plat one large lot. Once future uses are determined, staff will process an amended subdivision plat. Lot 1 will consist of 22 acres and as mentioned previously, will establish a new dedicated right- of-way. The new street will be located along the western boundary of the subdivision. Early in the process, there was some discussion that the road improvements would be shared between the two property owners. However, this proved to be a challenge due to multiple ownership to the west. MTP decided to construct the entire road on their property without any participation from the west property owners. However, due to the needed radius at 5400 South, and without any workable solution from the property owner to the west, the road needed to shift slightly to the east. This leaves a gap between the new road and property to the west. Per City ordinance, protection strips are not allowed. Staff has come up with a few solutions to this problem which are as follows: 1. The west property owner would agree to dedicate a small corner of their property to accommodate the radius. This would allow the road to be shifted to the west and would eliminate the gap between properties, thus eliminating a potential protection strip. 2. MTP would sign a deed for Parcel A to the western property owners thus eliminating the gap and potential protection strip. Page 10  3. The property owner to the west would provide a deed to MTP for the corner radius. This would allow the road to be shifted to the west, eliminating the gap and potential protection strip. Staff has met with one of the western property owners and they seemed amenable to any one of these options. This matter will continue to be worked on through the subdivision process. In staff’s opinion, this issue does not need to be resolved prior to action by the Planning Commission as this is a preliminary review. However, a resolution to the matter will need to be completed prior to City Council approval. The property owner will dedicate a small 20-foot section along 5400 South in the northeast corner of the plat. The new road will be dedicated to a width of 66 feet. Standard improvements along this right-of-way will be installed. The road will stub to the east and south to provide future connections as this property develops in the future. At a future date, staff will review either conditional use and/or permitted use applications. At that time, staff and agency comments will be more thoroughly addressed as part of the site plan review process. The subdivision plat will contain easements and other information applicable to the division of property. STAFF ALTERNATIVES: 1. Approve the West Valley City Industrial Park Subdivision subject to a resolution of staff and agency comments. 2. Continue the application to allow the developer an opportunity to address the Planning Commissions concerns. Discussion: The applicant Corbin Bewnion stated that 5400 S. is controlled by UDOT and he is concerned that they are going to limit the access in the future. Commissioner Winters asked what the used of this land is. Corbin replied that it is small industrial use. Motion: Commissioner Lovato motioned for SM-8-2019 to be approved subject to items on the staff report. The motion was seconded by Commissioner Winters. Page 11  Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous– SMI-8-2019– Approve CA-6-2019 Sprinter Truck Facility Expansion 5396 West 2400 South Lots 10 and 14 Warner Truck Center M Zone (5 Acres) The applicant, Dan VanZeben representing TruckPro LLC, is requesting a conditional use amendment for a Sprinter truck facility expansion at 5396 West 2400 South. The zoning for this area is M, manufacturing. The West Valley City General Plan designates this area as light manufacturing. The surrounding zone is manufacturing on all sides. The surrounding uses include office/warehouse and other light industrial or freight/trucking uses. The Sprinter project was approved on Lot 14 in 2016 under C-44-16. At this time, they would like to expand the building with an addition and construct a new building on Lot 10 to the north. The building addition is approximately 66’x115’ (7,590 sqft) and will add 3 additional service bays to the Sprinter shop. The exterior of the building will match the existing building and will meet the Commercial Design Standards. The new building is approximately 83’ x 84’ (6,972 sqft). That building will have a wash/detail bay as well as additional office space. This building will be designed to match the existing building and will also be required to meet the Commercial Design Standards. Parking is required to be provided based off the mixture of uses on site. Additional space has been provided, out of the setback areas, for truck inventory and display. Two display pads were approved adjacent to the existing building to encroach in that setback a maximum of 10’ in 2017 (C-27-17). Page 12 There must be a minimum of 5% landscaping for this entire site. This includes a 20’ minimum landscaped area along both frontages with a 2-3’ berm and one tree planted for every 600 square feet of gross landscape area. There will be a variety of decorative rock mulch and shrubs or groundcover provided for at least 50% live plant material coverage. Interior landscaping includes enhanced planter areas along the office portion of the building. There will also be a 5’ landscaped area along the west side of the site. These areas must contain 50% live plant material and trees planted at a ratio of 1/300 sqft. Some landscaping has been installed along the frontage of lot 10 but additional plantings will need to be added to meet the Ordinance requirements. No signage information has been provided for this application. If any signage is proposed in the future it must be done in accordance with Title 11 of the WVC Municipal Code. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. The building addition and new building design must meet the commercial design standards. 2. There must be adequate parking for the proposed building uses. 3. Vehicle display is not permitted in the required setback areas, except for the two display pads approved under C-27-17. 4. The landscaping shall meet all applicable West Valley City standards, shall include trees, decorative rock mulch and must include coverage of at least 50% live plant material. 5. All signage must comply with Title 11 of the WVC Municipal Code. 6. Dumpsters must be located within a 6’ tall masonry enclosure. 7. Must have approval from all other affected departments and agencies. 8. Subject to review upon valid complaint. Page 13 Continuance, to allow for the resolutions of any issues raised at the public hearing or to allow for a revised site plan/elevation to be submitted. Discussion: Dan VanZeben explained that he is wanting the expansion of the Sprinter Truck Facility and is aware of all the codes. He will follow all of the codes and would appreciate the committee approving this request. Commissioner Winters than stated that he appreciates the Sprinter Truck Facility expanding the city. Motion: Commissioner Lovato motioned for C-6-2019 to be approved subject to items on the staff report. The motion was seconded by Commissioner Fuller. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous– CA-6-2019– Approved CA-7-19 Bart Warner 5137 West 2400 South Lot 20 M Zone (7.11 Acres) The applicant, Bart Warner, representing TruckPro, LC, is requesting a conditional use amendment for at 5137 West 2400 South. The zoning for this area is M, manufacturing. The West Valley City General Plan designates this area as light manufacturing. The surrounding zone is manufacturing on all sides. The surrounding uses include office/warehouse and other light industrial or freight/trucking uses. In 2016, Mr. Warner received conditional use approval for truck and trailer parking at this location (C-43-16). The site plan also proposed a future 20,000 square foot building. The design and use of that building was not known at that time so the approval indicated that if the site further developed then it would be re-evaluated and reviewed for parking, landscaping and any additional requirements that may be necessary based off that submittal. Page 14 The entire site has now since been paved and will be used for a private vehicle storage lot for Amazon delivery drivers. The delivery vans will be stored on site and then the drivers exchange their personal vehicle for the delivery vans during their shift. All vehicles are parked on hard surfacing and there is no outside storage proposed on site. A 14’x50’ building is also proposed for this site. Initially, as outlined in the applicant letter, the building was to have office space. The building would therefore be required to meet the Commercial Design Standards based off the office use. An updated floor plan has since been submitted and indicates the building will only be used for restrooms and incidental storage so the Commercial Design Standards would not apply at this time. If the use or design of the building changes in the future that will be re-evaluated to determine the appropriate requirements. A building permit is required for the structure and it must be permanent and cannot be temporary. The applicant has indicated that the building will be locked with a key-pad access. The overall minimum required landscaping for the site is 5%. Landscaping has been provided along the frontage of this property and meets the 5% minimum requirement at this time. Signage information was not submitted with this application. If any signage is added in the future it must meet the requirements set forth in Title 11 of the West Valley City Municipal Code. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following conditions: 1. A building permit is required for the proposed building on site and it must be a permanent building and cannot be temporary. 2. The Commercial Design Standards shall not apply to a restroom/storage building for this site. If the use or building changes in the future it will be re-evaluated. 3. The overall minimum required landscaping for the site is 5%. All areas considered landscaping shall include a minimum of 50% live plant material and trees planted at a ratio of one tree for every 300 square feet of required landscaping. 4. All requirements of affected departments and agencies must be met, including but not limited to WVC Public Works. 5. This use is subject to review upon a valid complaint. Page 15 Continuance, to allow for the resolutions of any issues raised at the public hearing and to allow time for the applicant to submit more detailed information on the project. Discussion: Bart Warner explained how this situation is a bit different than most. The company bought back the land looking to hang onto it for the right fit. This project became costly and in order to pay for the upfront cost they decided to use this property as a parking lot for Amazon delivery drivers. The company is intending for this not to be the long-term goal for this property, however they will follow code for the bathrooms on the lot. Commissioner Wood asked how the company is going to control just anyone parking at this location. Bart explained that there are two rotating shifts and there is going to be a van in every bay during the shift change. He also stated that if this was to occur Amazon would have a tow truck come and tow the unauthorized vehicle out of the bay. Commissioner Wood then asked about the possibility of putting a gate in. Bart stated he would investigate that option. Motion: Commissioner Woodruff motioned for CA-7-2019 to be approved subject to items on the staff report. The motion was seconded by Commissioner Winters. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous– CA-7-19– Approved C-19-2019 Godfrey Trucking Master Plan 6129 W. 2100 S. M Zone (40 Acres) The applicant, Godfrey Trucking, is requesting a conditional use for a trucking facility at 6129 West 2100 South. This property is zoned M, manufacturing and the West Valley City General Plan designates this area as light industrial. The surrounding zone is M, manufacturing on all sides. The following application is a review of the overall 40-acre Godfrey Trucking site. The original files for these properties were reviewed and new information has been submitted regarding the current use of the site so that we could ensure that everything has been properly approved by Planning and Zoning. Page 16 Per business license records, Godfrey Trucking has been operating in this area since approximately 1969. There primary file for this use is C-29-88 and the subsequent amendments to this file. Mr. Godfrey has submitted an overall plan and detailed description of the various portions of the property for review. Please note areas referred to as gravel mean they are surfaced with recycled/crushed asphalt and concrete. Section 1: This area includes the main office for Godfrey Trucking. That portion of the site was approved in 1999. That includes landscaping and paved parking areas adjacent to the office. Section 2: The northern most portion of this section is included in the earlier approvals from C- 29-88. A new maintenance facility was recently approved under C-10-19. The majority of the site will be surfaced with asphalt as the maintenance facility is constructed. The remaining portions are recycled asphalt/concrete and used for longer term truck and trailer parking. Section 3: This area is the old Bland Landfill (C-130-77, C-54-81). Godfrey moved on to this area in approximately 1989. There is a large elevation change in this area due to the landfill. There is also a radio tower and fire hydrants. There are no plans to develop or modify this portion of the site due to the capped landfill that remains on site. There is a roadway that goes to the top and a gravel area that is primarily used as a “boneyard” for older trailers and long-term storage. If any dismantling, salvaging or disposal of fluids occur on site it must comply with all State, Federal and Local regulations. Section 4: This area was originally approved for a landscaping business. They occupied parcel 1 in 2001 and the northern portion of parcel 2 in 2007. That area was approved with a gravel surface since it was mostly material bins and landscape product storage. Those uses have since left the site and the area is now being used for truck/trailer parking. This area is adjacent to the right-of-way with high visibility so with this change of use they would be required to hard surface that area. Mr. Godfrey intends to construct a building(s) at this location so has requested to hard surface the access and maneuvering areas and would like the trailer storage areas to remain gravel. Parcel 1 will be completed in 2020 and parcel 2 in 2021. The remaining portion of section 4 extend to the far south boundary of the City and are surfaced with gravel and used for longer term trailer storage. Section 5: This area is used primarily for long term storage. A portion of this area was recently approved for office trailer storage under CA-4-19. The south end of this site is currently undeveloped. If storage extends to this area in the future grading and drainage plans and surfacing will be reviewed at that time. Section 6: This area received approval in C-29-88 for a gravel surface and truck/trailer parking which is the current use on the property. If that changes in the future and the property is further developed that use will be reviewed accordingly at that time. Page 17 General Landscaping: The site has frontage along the 201 South Frontage Road, which is listed as a High Image Arterial Street and is subject to the requirements set forth in 7-10. In 2016, a delay agreement was approved for the improvements along a portion of the frontage due to the impacts of the Mountain View Corridor project. The property lines have been adjusted with a recent subdivision and the drainage has been modified along the frontage so Staff will continue to work with Mr. Godfrey and UDOT to ensure the site meets the landscaping and frontage requirements when the Mountain View construction is complete. Staff will also monitor the landscaping for the entire site to ensure it complies the 5% minimum for the M Zone. Overall Drainage Plan: Staff has reviewed grading and drainage plans for portions of the site as they have been developed but Public Works has requested that a master grading plan be submitted for the entire property. Then as areas change and develop that overall master drainage plan can be modified and updated versus just reviewing things in small sections as they develop. Mr. Godfrey will be submitting that plan as Section 4 gets improved. Misc: As the property further develops and there is construction those development plans will be further reviewed. Gravel and pavement area changes will require grading and drainage plans. Construction of new buildings or changes of use may also require Planning Commission approval depending on the proposal. There has been some discussion about providing facilities for employees to stay in campers/trailers on the property in between trucking routes. At this time that is a use that is not allowed in this zone and is therefore something that cannot be approved. If this is a use Mr. Godfrey would like to pursue on the property, then that would be a separate application process that would need to be pursued. Page 18 Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. The site is approved as a truck transfer company with truck/trailer parking based off the approved master plan and above staff report. Use changes and development (buildings or changes to surfacing, etc.) require a plan and must be reviewed by the City to determine the appropriate process and requirements for those uses/changes. 2. Section 4 must have hard surfacing for the access and maneuvering areas and gravel may be used for the trailer storage areas. Parcel 1 will be completed in 2020 and parcel 2 in 2021. Plans must be submitted and reviewed for these improvements. 3. An overall master grading and drainage plan must be submitted along with the plans for the Section 4 improvements. 4. Landscaping will be monitored to ensure the site complies with the minimum 5% overall and that the standards in 7-10 are completed when the Mountain View Corridor improvements are complete as outlined in the Delay Agreement. The frontage on the east end of the site will be reviewed as those uses change/develop. 5. This site is not approved as an RV Park, campground or for any residential uses and are therefore prohibited. 6. The site/uses are subject to all applicable regulations and requirements of all affected State, Federal and Local Departments and Agencies including but not limited to any dismantling, salvaging or disposal of fluids that occur on site. 7. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Motion: Commissioner Winters motioned for C-19-2019 to be approved subject to the 7 items on the staff report. The motion was seconded by Commissioner Woodruff. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous– C-19-2019 – Approved Page 19  C-20-2019 Sage Valley Apartments 1776 W 4100 S RM Zone (8.56 acres) Dev Group is requesting conditional use approval to construct a 430-unit, six story, Class A apartment development. The property is zoned RM (Multiple Unit Dwelling Residential) and is designated as very high density residential in the City’s General Plan. The table below outlines the unit sizes and mix, as well as the minimum unit sizes required in the code. Unit Type # of Units Sq. Ft. Minimum Sq. Ft. Required by Ordinance 1 bedroom 155 675 550 2 bedrooms 180 937 800 2 bedrooms ground level 19 1,423 800 3 bedrooms 76 1,158 1,000 Total 430 Background This property was formerly the location of a K-Mart building, which had been vacant for some years. In April of 2018 the site received RM zoning approval, which included a development agreement for the project. The development agreement, which is attached, was amended last month. Project Review The proposed building is 6 stories. The first floor will be a parking garage, with ground- level, gatehouse, units on the exterior of the east, south and west elevations. The five- story apartment building above the garage will be comprised of two building sections, with each section having a center courtyard area. Page 20 Parking The parking ordinance allows the Planning Commission to reduce the parking standard for multi-unit residential from 2 spaces per unit to 1.5 spaces per unit for one-bedroom units and 1.75 spaces per unit for two-bedroom units if the Commission finds that the reduction is not detrimental to the surrounding area and will enhance the proposed development. The tables below outline the proposed parking for this project as well as ordinance requirements: Type of Parking Provided Number of Stalls Garage parking 500 Dedicated surface parking 215 Shared 27 Total parking provided 742 Parking ratio provided 1.73 spaces per unit Unit Type # of Units Parking Ratio # of Stalls Required Required 1 Bedroom 155 1.5 233 2 Bedroom 199 1.75 349 3 Bedroom 76 2 152 Totals 430 734 Architecture The building’s exterior includes brick, fiber cement siding, stucco, and metal panels. For building relief, the ordinance requires at least two treatments on the south side and at least one on all other sides. The building employs building offsets/projections and balconies on all four sides. For window treatments, the ordinance requires at least three window treatments on the south side and at least two treatments on all other sides. The building has a variety of window sizes and window trim on all four sides. For design treatments, the ordinance requires at least two design treatments on the south side and at least one treatment on all other sides. The building includes a variety of materials and colors and a decorative parapet on all four sides of the building. Page 21 Discussion: Commissioner Winters asked if there is a target value for the parking space that will be allotted. Brock responded that the code requires 2 spaces per unit, but that the Commission can reduce the parking ration based upon unit types in the building. The applicant, Mark Garza, stated that in this case the parking ratio is exceeded based upon the number of bedrooms in the building. He also stated that with the gatehouse addition the parking garage will not be seen from outside. Motion: Commissioner Winters motioned for C-20-2019 to be approved subject to the items on the staff report. The motion was seconded by Commissioner Woodruff. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Chair Meaders Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Wood Yes Commissioner Woodruff Yes Unanimous– C-20-2019 – Approved There being no further business, the meeting adjourned at 4:45 p.m. Respectfully submitted, Kirsten Hunt Administrative Assistant Page 22