Planning Commission Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION MINUTES APRIL 27, 2022 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://us06web.zoom.us/j/88955119737. WEST VALLEY CITY PLANNING COMMISSION MEMBERS David McEwen, Clover Meaders, Brent Fuller, Mathew Lovato, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT Darrick Porter 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 4 people in the audience PUD-2-2022 Westview Townhomes - Preliminary 2876 South 5655 West RM Zone 64 Units 5.5 Acres 11.5 Units/Acre BACKGROUND Mr. Cameron Scott, representing David Weekley Homes is requesting preliminary approval for a residential development to be known as the Westview Townhomes. The subject property was rezoned in October 2020 to the RM zone. A development agreement was approved at that time allowing for both a townhome development and Hotel adjacent to 5600 West. The proposed development is bordered on the north by the Balmoral Townhomes, the east by a future Hotel and the south by existing commercial development and storage units. Mountain View Corridor borders this property to the west. 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 name.  Grading and drainage plans to be reviewed along with Low Impact Development options as the project moves forward.  Revisions to plat required.  Follow recommendations in Soils report. Utility Companies:  Standard Utility Easements required. GHID:  Project is subject to all requirements and design standards of the water district. Fire Department:   Proposed fire hydrant locations need to be shown on final subdivision plat.  Project shall meet all provisions of Fire Code relating to this type of development.  26 feet of asphalt required for private street. Minimum 20 foot clear for drive courts. Building Division:  Will need to provide a soils report. ISSUES: Project Overview: The Westview Townhomes is a proposed planned unit development consisting of 64 units on 5.5 acres. This equates to an overall density of 11.6 units per acre. Proposed townhomes will be two-story units with a combination of 3 and 4 plex units. There will be one 5 plex unit at the far west end of the development. Per the development agreement, the minimum square footage will be 1,500 square feet. The proposed units will be 1530 to 1740 square feet. Basements are not proposed here due to a high water table. Per the development agreement, all units will have a two-car garage accessed from a drive court with each unit having a full driveway. The project site will also have 12 guest parking spaces for a parking ratio of 4.2 spaces per unit. This project is vested under older standards and exceeds the parking ratio of past developments. The architecture for this project is traditional. The materials will be brick, stone, stucco and fiber cement siding. The developer is proposing to use 2 different color styles and a mix of building materials to vary one building from another. The colored variations will need to be substantial enough so that one color does not dominate the project. The unit type here is an alley loaded product. The front door is located on a common green. Each unit will have a courtyard that will be fenced for an element of limited privacy. Staff will work with the applicant on the courtyard designs as the project moves forward. Other matters related to this project: Access: Access to the subdivision will be gained from 5655 West. Said street is a public access easement that serves both the proposed townhomes and hotel to the east. Plans show a gated entrance, but the developer is still debating that. An entrance feature will be required and will be evaluated during final plat review. All streets and drive courts within the development will be private. The main access into the development will have 26 feet of asphalt, curb and gutter and sidewalk on both sides of the right-of-way. The drive courts extending north and south from the main access road  will be 20 feet per the Fire Code. Guest parking will be located on the south side of the main road. 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. Although basements are not planned, a soils report will be required for construction purposes. Building Setbacks: Setbacks for this project are illustrated on the site plan. Staff is comfortable with the setbacks as illustrated. Setbacks along the south side of the development is 20 feet and the north side adjacent to the Balmoral townhomes is 15 feet. Buildings on the north side are approximately 20 feet from the right-of-way and approximately 7 feet on the south side. Staff would recommend that the southern buildings be shifted south a few feet to have a minimum setback of 10 feet to the right-of-way. Setbacks between buildings where the courtyards are located will be 36 feet. 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%. According to the development agreement, this application is allowed to proceed with 45% landscaping. The project site contains a large open space at the west end of the development and one at the eastern boundary. Both of these spaces are visible and at the forefront when residents and/or guests arrive at this project. The site has good spacing along the perimeter and drive courts will have landscaping between driveways. The space between driveways measures between 6 and 8 feet. Usually, these spaces are smaller and landscaping is more difficult to maintain. Having a wider space is much more desirable. Site Amenities: The developer is required to provide 4 amenities per the development agreement. However, the developer is providing 5 amenities for this project. Amenities proposed for this development are courtyards for each dwelling, a tot lot, sports court, walking path around the entire perimeter and a pavilion near the tot lot. The site has good connectivity from each of the units to the trail system which is a great amenity for the community. Fencing: Fencing along the east boundary and at the south boundary adjacent to the car wash will be a 6-foot masonry wall. A 6-foot fence which matches the material and style of the fence along the north property line will be installed along the west boundary and along the south boundary west of the storage units. Entry Feature: This project will require an entry monument. There are a number of locations at the entrance that would work for said monument. The developer is working on this item but is still in the planning stages. 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 and/or at such time that the final plat is submitted. Lighting: The project site will street lighting along the main street as well as internal pedestrian lighting for the open space areas. Units will have garage lights that are on a photo cell to better light the drive courts. The developer is still deciding on a light type, and staff will continue working with the developer on this matter. A lighting plan will be required to ensure that appropriate spacing and locations work. Site Construction: To ensure that the private streets are constructed in accordance with standards proposed by the developer, staff will require a 3rd party inspection to ensure that these rights-of-way are constructed appropriately. In addition, upon the completion of all on site improvements, an independent engineering firm will certify that all improvements are completed as shown on the approved plans. STAFF ALTERNATIVES: A. Grant preliminary approval for the Westview Townhomes 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 multiple family design standards outlined in the City ordinance, and the development agreement negotiated during the rezoning process. 3. That a soils report be submitted prior to final plat review.  4. That the developer provide an overall landscape plan to be reviewed during the final plat submittal. 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. 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. 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. Also, that the buildings located along the southern portion of the primary right-of-way be shifted south approximately 3 feet so as to achieve a 10 foot setback along the street. 10. That a lighting plan be submitted and reviewed during the final plat. 11. That the project site contain 45% open space. 12. That an entry feature be installed per the development agreement. Said feature shall be reviewed at final plat. 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, or material taken out for the basements shall be taken off site to help with the same. 14. That the developer be required to have a 3rd party inspection to ensure that rights- of-way are constructed according to their plan and profiles. In addition, upon the completion of all on site improvements, an independent engineering firm will need to certify that all improvements are completed as shown on the approved plans. B. Continuation, in order for the developer to address issues raised during the public hearing. Discussion: Steve Lehman presented the application. He explained that the applicant proposes meeting the requirements outlined in the development agreement. Steve stated that he reviewed the architecture with Brock Anderson, and the applicant has done a good job of addressing staff’s comments. He said there might need to be a few minor revisions when the final plat is reviewed. Steve pointed out that the staff report states the buildings located along the southern portion of the primary right-of-way be moved south approximately 3 feet to achieve a 10-foot setback along the street. When reviewing this with the applicant, the adjustment would reduce the percentage of open space, placing them below what is required per the development agreement. He noted that adjusting the right-of-way was a staff suggestion and not a requirement. Chair Meaders asked Steve if it was the last sentence of the ninth staff condition that would be removed. Steve said that is correct; the sentence starts with the word Also. Commissioner Wood asked if anything was located between the west of the subject property and the Mountain View Corridor. Steve said that the hill accessing the corridor sits there. Cameron Scott, the applicant, said that he did not have anything to add to Steve's report. However, he would like to help clarify a few things. Mr. Scott pointed out where the tot lot would be located on the site plan. He stated that he plans to remove the six-foot privacy fence to provide more open space. Mr. Scott explained that he would like to dogleg the fence where the two monument signs are proposed. Councilmember Will Whetstone asked Steve what the proposed width is for the main road and the drive courts. Steve said the main road would be 26 feet of asphalt and the drive courts 20 feet, both of which meet the Fire Code. Motion: Commissioner Wood motioned to approve PUD-2-2022 subject to the 14 staff conditions with condition 9 being amended as discussed during the meeting. Commissioner Lovato seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Woodruff Yes Commissioner McEwen Yes Chairperson Meaders Yes Commissioner Wood Yes Commissioner Winters Yes Unanimously – PUD-2-2022 – Approved PUD-3-2022 Sonrise Townhomes 3550 South 4400 West RM Zone 33 Units & 2 parcels 5 Acres BACKGROUND Mr. Russ Tolbert is requesting preliminary approval for the Sonrise Townhomes. The subject property is zoned RM and has a development agreement approved in April 2021. The development agreement does not address specific requirements as they usually do, but only that the project be built in accordance with the City’s multiple family design standards. The property was already zoned RM, but the City wanted to preserve the multiple family design standards when there was threat that State Law would restrict our ability to do so. The proposed development is bordered on the north by the Westhampton PUD and existing commercial, the east by 4400 West, the south by the Trinity United Methodist Church and the west by storage units in the M zone. 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.  Access shall align with Miera Lane on 4400 West.  Improvements including curb, gutter, sidewalk and asphalt tie-in will be required along 4400 West.  Revisions to plat required.  Coordinate grading and drainage with the City Engineering Division.  Soils report will be required. Utility Companies:  Standard Utility Easements required. GHID:   Project is subject to all requirements and design standards of the water district. Fire Department:  Proposed fire hydrant locations need to be shown on final subdivision plat.  Project shall meet all provisions of Fire Code relating to this type of development.  26 feet of asphalt required for private street. Minimum 20 foot clear for drive courts. Building Division:  Will need to provide a soils report for basement elevations. ISSUES: Project Overview: The Sonrise Townhomes is a proposed planned community proposed to be located on the same property as the Sonrise Baptist Church. The overall project will consist of 33 units on a total of 5 acres, with 3.5 acres comprising the townhome portion itself. This equates to a density of 9.5 units per acre. Proposed townhomes will be two-story units with a combination 3, 4 and 6 plex units. The square footage of units is rather large at 2,538 square feet with 760 square feet on the main level, 1025 square feet on the second level and 750 square feet in the basement. All units will have a two-car garage with a full driveway. The architecture for this project is being proposed as a traditional farm style architecture. The materials will be brick, stone, and fiber cement siding and stucco. The developer is proposing to use two color schemes with white and gray as the predominant colors. Accent colors of black will be added for windows, doors and garage doors. As mentioned previously, all townhome units will have a two-car garage for parking. In addition to the garage, each unit will have a driveway for additional parking. The project will include an additional 24 spaces for guest parking, bringing the total parking ratio to 4.5 spaces per unit. The project is being proposed as a front load product. The back of the units (which actually look like the front of the units) will face on to the common green with a patio space adding to the feel of the community. Other matters related to this project: Access: Access to the subdivision will be gained from 4400 West. The main entrance to the project will be required to align with Miera Lane to the east. The existing church parking lot will be relocated to the west side of the church but will have a number of parking spaces on the south side as well. The reconfigured parking lot will be required to undergo a separate site plan review by the City. All private roads meet with required widths and turnaround capability for the Fire Department. While sidewalk is shown in limited locations along the primary road, staff will require that a sidewalk be added to one side or the other for the entire length of the access road. Units will have internal sidewalks from the patio spaces fronting on the common green which will connect with the main sidewalk for better pedestrian connectivity per ordinance. All streets and drive courts within the development will be private. The main access into the development will have 26 feet of asphalt, curb and gutter and sidewalk on one side as mentioned above. The drive courts extending north and south from the main access road will be a minimum of 20 feet in width. 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. Building Setbacks: Setbacks for this project are illustrated on the site plan. The front setback adjacent to 4400 West is 25 feet as is the western most setback adjacent to the storage units. Setbacks on the south are 10 feet and the setback on the north is 10 feet for the western units and 20 feet for those units adjacent to the future parking lot. 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%.  According to information provided by the applicant, they will be short approximately 3%. The applicant is asking for an exception due to the large size of the units and by adding an additional amenity in the project. As such, this size development is required to have 1 amenity, but the developer is proposing 2 amenities and would be willing to add additional enhancements for the requested if required by the Commission. At the present time, the applicant is proposing a tot lot/play area and a pavilion with picnic tables. Staff has discussed this with the applicant and informed them that the Planning Commission can reduce the percentage of open space based on the amenities, size of units and other considerations. One such consideration would be that the existing church will remain and does have an abundance of open space. Site Amenities: As mentioned previously, the developer is required to provide 1 amenity for this project but is proposing 2. For this project, Mr. Tolbert is providing an open space that includes a large play area with playground equipment. The second amenity will be a pavilion with picnic tables. An entrance feature will be located on the south side of the townhome project and will be reviewed during the final plat process. Lighting: The project site will require both streetlights along the main drive as well as internal pedestrian lighting. The developer is still deciding how to light the sidewalk areas and open space areas within the site. Staff will continue working with the developer on this matter. A lighting plan will be required to ensure that appropriate spacing and locations work. 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 hammerhead area wheel their cans out to a safer location. This will be a topic of discussion between the developer and waste management company. Site Construction: To ensure that the private streets are constructed in accordance with standards proposed by the developer, staff will require a 3rd party inspection to ensure that these rights-of-way are constructed appropriately. In addition, upon the completion of all on site improvements, an independent engineering firm will certify that all improvements are completed as shown on the approved plans. STAFF ALTERNATIVES: A. Grant preliminary approval for the Sonrise Townhomes 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 multiple family design standards outlined in the City ordinance, and the development agreement. 3. That a soils report be submitted to address ground water prior to final plat submittal. 4. That the developer provide an overall landscape plan to be reviewed during the final plat submittal. 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 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. 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. 10. That lighting be provided throughout the development. Said lighting will be reviewed during the final plat. 11. That the project site meet with the percentage approved by the Planning Commission. 12. That an entrance feature be installed at the entrance to the project. Said feature shall be reviewed by staff during the final plat review process. 13. That 4400 West 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.  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, or material taken out for the basements shall be taken off site to help with the same. 15. To ensure that the private streets are constructed in accordance with standards proposed by the developer, staff will require a 3rd party inspection to ensure that these rights-of-way are constructed appropriately. In addition, upon the completion of all on site improvements, an independent engineering firm will certify that all improvements are completed as shown on the approved plans. B. Continuation, in order for the developer to address issues raised during the public hearing. Discussion: Steve Lehman presented the application. Russ Tolbert, the applicant, said that Hallmark Homes has been building in this city for several years. He feels these homes will attract small families. Mr. Tolbert said they have plans to hall dirt off the site and make it as flat as possible. He thinks that being located next to the church is an added amenity. Commissioner Wood asked the applicant what the price range was for these townhomes. He said that the price would range between $450,000 and $500,000. Christopher Thompson, the Pastor of the adjacent church, said that they sold the subject property to help expand the church, adding a children's wing. Mr. Thompson said he would be proud to live in one of the proposed townhomes. Motion: Commissioner Lovato motioned to approve PUD-3-2022 subject to the 15 staff conditions outlined in the staff report. Commissioner McEwen seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Woodruff Yes Commissioner McEwen Yes Chairperson Meaders Yes Commissioner Wood Yes Commissioner Winters Yes Unanimously – PUD-3-2022 – Approved C-8-2022 Godfrey West Valley Phase II 2466 S 5900 W M Zone (16.54 acres) Sansone Group is requesting conditional use approval for a warehouse building at 2466 S 5900 W. This property is zoned M, Manufacturing, and the West Valley City General Plan designates the area as Light Manufacturing. The zoning is also M for adjacent parcels to the north, east and west. The zoning to the south is Agriculture. The surrounding area is undeveloped to the north and south. There is a Rocky Mountain Power Corridor to the east, and warehouse uses to the west. The proposed development is the second phase of a larger Sansone project. Phase I was approved in February of last year. That building is currently under construction. The Phase II proposal includes a 289,100 sq. ft. warehouse building, which will accommodate up to four tenants. The building will be constructed primarily of tilt up concrete. This facility is not required to meet the Commercial Design Standards due to the use being limited to a manufacturing zone, however, there are three design-related requirements outlined in the development agreement for the property (see attached), which the proposed building meets. There are two new roads currently under construction adjacent to the site. Beagley Road is being extended to the east and 5900 West is being constructed on the east side of the site. There will be an access to the site from Beagley Road, which was approved on Phase I of the project. The applicant is proposing one additional entrance in the north-east corner of the property on 5900 West, however, the Public Works Department has indicated that the proximity of the access is too close to 2400 South. The applicant will need to work with Public Works for the location of a second access. The proposal places customer and employee parking on the east side of the building and the truck and trailer loading and parking on the west side of the building, which is a mirror image of Phase I. There is a drive aisle proposed on the south side of the building that connects the Phase I access from Beagley Road to the customer and employee parking on the east side of the building. The applicant is proposing 192 customer and employee parking stalls on the site. The exact number of parking stalls required is based on the proposed uses and square footages in the building, which will be monitored as Tenant Improvement permits are reviewed. The Lee Creek drainage channel runs along the east edge of the site. The landscaping requirement in the M zone is 5%. The landscaped area between Beagley Road and the drive aisle needs to incorporate a 3’ berm for screening. The area south of the truck court shall be screened with similar plant material as provided in Phase I. The code requires 20’ of landscaping, which incorporates a 3’ berm, between 5900 West and the proposed parking area. The Lee Creek Channel running along the east edge of the property will have native vegetation, and then the applicant is proposing a 10’ formal landscaped area between that and the parking. At the narrowest point, there is about a 50’ setback from the property line to the parking. Staff suggests that in lieu of the berm requirement and 20’ of formal landscaping, the applicant provides shrubs that will grow 3’ tall and that are spaced closely enough to create a hedge row to screen the parking area. Street trees shall be provided along the entire frontage, with one tree provided every 30’. No signage is being proposed at this time. Any future signage on the property or building will need to comply with Title 11. Staff Alternatives: Approval, subject to the resolution of any issues raised at the public hearing and the following conditions. 1. The building and site shall be constructed per the approved plans. 2. All requirements of the Development Agreement on the property shall be met. 3. There shall be adequate parking on site for the future tenant mix. 4. The landscaped area between the drive aisle and Beagley Road on the South side of the building shall include a 3’ berm for screening. 5. The landscaped area south of the truck court shall incorporate similar landscaping for screening that was approved for Phase I. 6. In lieu of 20’ of formal landscaping and a berm between 5900 West and the parking, the applicant shall provide a 10’ wide formal landscaped area next to the Lee Creek Channel that includes shrubs 3’ in height, spaced closely enough that they will grow to create a hedge row for screening. One street tree shall also be provided every 30’ along the frontage. 7. All other landscaping shall be completed in accordance with applicable standards in the West Valley City Municipal Code. 8. Signage shall comply with the West Valley City Code. 9. All requirements of effected departments and agencies shall be met. 10. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Brock Anderson presented the application. There was no further discussion. Motion: Commissioner Woodruff motioned to approve C-8-2022 subject to the 10 staff conditions outlined in the staff report. Commissioner Fuller seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Woodruff Yes  Commissioner McEwen Yes Chairperson Meaders Yes Commissioner Wood Yes Commissioner Winters Yes Unanimously – C-8-2022 – Approved C-9-2022 Brad Jones Outside Storage 2181 S 7200 W M Zone (2.0 acres) Brad Jones is requesting conditional use approval for outside storage for a landscaping products business. The property is zoned M, Manufacturing, and the West Valley City General Plan designates this area as heavy manufacturing. The surrounding zoning is also M. Adjacent land uses include other outside storage and light industrial businesses. The properties located on the west side of 7200 West are located in Salt Lake City. The applicant operates a landscape products yard where he processes and recycles materials to re-sell. This includes things like gravel, decorative rock, sand, topsoil, and compost. The landscape products are processed and then stored in large material bays. Per 7-7-119, outside storage areas are to be screened from public view. There is existing chain link fencing along the west and south property lines. The applicant is proposing to install slats in the fencing in these areas. The north side is not fenced but is adjacent to property that may come before the Commission to review for outside storage. If that property receives approval for outside storage, and their site is screened along 7200 West, then the subject property would not need to provide any screening along the north property line. However, if the adjacent property does not screen the west side of their site, then the subject property shall install a fence with slats to screen the north side. Surfacing for outside storage uses is also evaluated by the Planning Commission. The applicant is proposing to pave the access and all parking and maneuvering areas. A large area in the north- east corner of the property will remain unimproved for materials processing. The applicant has indicated this area needs to remain as it is because of the tract equipment that is used for sifting and processing the different material. There are two existing buildings on the property. The applicant would like to use one building as an office/retail space and the other as a storage building. The applicant will need to work with the Building Inspections Division to ensure the buildings are properly permitted and meet all applicable building codes. The applicant has also noted that he may want to have some retail sales out of the building. All parking areas on the property need to be paved, and the number of parking spaces required for the site will be based on the square footages of the buildings and the proposed uses in the buildings. The property is required to have 5% landscaping on the site. The Public Works Department has indicated that additional right-of-way dedication is required along 7200 West. The  applicant needs to provide at least 20’ of landscaping from the new right-of-way line along 7200 West. This area shall include at least 50% live plant material and shall include at least 1 tree for each 30’ of frontage. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. Slats shall be required in the existing chain link fence for screening on the west and south sides. The north side shall be screened with fencing if the adjacent property to the north does not provide screening on their site. 2. All areas for vehicular maneuvering or parking shall be surfaced with asphalt or concrete. 3. The buildings shall meet all requirements of the Building Inspections Division. 4. The required number of parking stalls shall be based on the building square footages and proposed uses in the buildings. 5. There shall be at least 5% landscaping on the property, with at least 50% live plant material in all landscaped areas. 6. There shall be at least 20’ of landscaping from the new right-of-way line along 7200 West with one tree provided for each 30’ of frontage. 7. Requirements of all affected departments and agencies shall be met. 8. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Brock Anderson presented the application. Brad Jones, the applicant, said that they are working with the designer to modernize the existing structures and bring them up to code. He stated that they intend to meet the 5% landscaping requirement. Commissioner Wood stated that the last line in the applicants’ letter of intent states landscaping products would be made and sold as part of the business. She asked Mr. Jones what products he was planning to make. Mr. Jones said they would take old landscaping and recycle it, creating dirt and rocks to be sold and reused. Commissioner Wood asked if the bushes, shrubs, and flowers they intend to sell would be brought in or grown on-site. Mr. Jones said they would be brought in. Commissioner Lovato asked Brock who is responsible for maintaining the landscaping between the road and the fence. Brock said that is a public right-of- way, and that improvements will be required here which will clean up the site.  Chair Meaders reopened public comment. Brad Jones said that he would maintain the landscaping. He said where he would be operating a landscape business, poor landscaping would make it difficult to bring in and keep customers. Motion: Commissioner Lovato motioned to approve C-9-2022 subject to the 8 staff conditions outlined in the staff report. Commissioner Woodruff seconded the motion. Vote: Commissioner Fuller Yes Commissioner Lovato Yes Commissioner Woodruff Yes Commissioner McEwen Yes Chairperson Meaders Yes Commissioner Wood Yes Commissioner Winters Yes Unanimously – C-9-2022 – Approved There being no further business, the meeting adjourned at 4:46 p.m. Respectfully submitted, Kirsten Hunt, Administrative Assistant