Planning Commission Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING MINUTES MAY 24, 2023 The meeting was called to order at 4:00 p.m. by Chairperson Fuller 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, Brent Fuller, Mathew Lovato, Darrick Porter, Martell Winters, Cindy Wood, and Harold Woodruff ABSENT Mathew Lovato WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Jody Knapp, Brock Anderson, Steve Lehman, and Kirsten Hunt WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Deputy City Attorney AUDIENCE There was 9 people in the audience GP-1-2023 Russell Platt 1251 West 3300 South General Plan change from Mixed Use with High Density Residential to Mixed Use with Very High Density Residential 13.0 Acres Russell Platt is requesting a change to the General Plan from Mixed Use with High Density Residential (12 to 20 units/acre) to Mixed Use with Very High Density Residential (over 20 units/acre) on 13.0 acres of property located at 1251 West 3300 South. This application also includes a request to replace a development agreement for this property that was entered into back in 2002. The subject property is currently zoned MXD (Mixed Use). Surrounding zoning includes C-2 (General Commercial) to the west, north, and portion of the east and RMH (Residential Mobile Home) to the south and the remaining east portion. Surrounding uses include vacant land owned by the City’s Redevelopment Agency to the north, a used car lot to the west, and mobile home parks to the east and south. The property is currently developed as the Village at River’s Edge Apartments which include 244 apartments and 21,054 square feet of commercial space on the ground floor of four of the buildings on the north end of the property. In the southeast corner of the property is a 40-unit condo building that is not included with this application. The current density of the apartment development is 18.8 units/acre. Development Proposal The applicant is proposing two significant changes to the existing Village at River’s Edge development that are highlighted on the attached concept plan. The first proposed change is to remodel buildings A1-A4 (buildings in blue on the concept plan) to replace the existing commercial space with 30 new apartments. The second change is to fill the wetland area along the east side of the property and develop 17 rental townhome units within 4 new buildings (buildings in purple on the concept plan). The addition of 47 new units increases the density from 18.8 units/acre to 22.4 units/acre. This is why the General Plan change is sought. Included with this report are renderings for the proposed townhomes as well as renderings showing how the existing mixed use buildings would be remodeled to convert the ground floor commercial space into apartments. Also included are proposed standards for a new development agreement. The existing development agreement is included for reference. The table below includes some metrics for comparison between the current mixed use development and the proposed residential development. Existing Development Proposed Revisions Studio Units 0 12 1-Bedroom Units 48 54 2-Bedroom Units 136 148  3-Bedroom Units 60 60 Townhomes (4-Bedroom) 0 17 Total # of Units 244 291 Density 18.8 units/acre 22.4 units/acre Commercial Space 21,054 sq. ft. 0 sq. ft. Apartments The applicant is proposing three different types of new apartment units – 12 studio units, 6 1- bedroom units, and 12 2-bedroom units. The studio units would be 475 sq. ft, the 1-bedroom units would be 725 sq. ft., and the 2-bedroom units would be 912 sq. ft. The minimum areas in the Zoning Ordinance for stacked units are 400 sq. ft. for studio units, 600 sq. ft. for 1-bedroom units, and 850 sq. ft. for 2-bedroom units. The new units will have 9-foot ceilings, solid surface countertops, two tone paint, 96% efficient furnaces, and vinyl plank flooring in all rooms except the bathrooms. The applicant is also proposing to fix stucco cracks and repaint all of the existing apartment buildings, the clubhouse, and the adjoining condo building which is not under the same ownership. In addition, the applicant has included management standards with his proposal. The applicant provided the following reasons for converting the commercial space to apartments: “The retail space on the first floor of four of the buildings has not been successful. There has been an unfortunate amount of public disturbance requiring police attention. By converting the retail space to new residential units it will mitigate the need for police monitoring, making the apartment community and extended communities safer places.” Townhomes Each of the 17 rental townhomes will include a 2-car garage, 2,000 sq. ft. of finished area, rooftop decks, 9-foot ceilings, solid surface countertops, 96% efficient furnaces, and vinyl plank flooring in all rooms except the bathrooms. The applicant provided the following reasons for filling the wetland area and adding rental townhomes: “The wetlands area has been a destination place for the homeless community to camp, by cleaning it up and using the area for townhomes and new amenities the area will be more easily monitored and maintained.” Amenities The existing apartment development includes an outdoor swimming pool, hot tub, walking paths, covered picnic/BBQ area, 50% open space, a playground, 60 garage spaces, covered carport a parking, and a clubhouse. The clubhouse includes a kitchen and gathering room, a fitness center with changing rooms and showers, and a business center. Proposed new amenities include an additional playground, an additional picnic area, two pickleball courts, and new landscaped open space where part of the wetland was. The applicant is also proposing new pedestrian walkway site lighting identified on the concept plan. Landscaping Lawn areas that are in poor condition will be replaced. Narrow lawn areas will be replaced with xeriscaping. Trees that have died will be replaced with trees or shrubs depending on the space available. Parking There are currently 626 total parking spaces on the site with 60 of the 626 being within garages. The proposed changes would result in 668 total parking spaces. The tables below show the parking requirements for the existing uses and the proposed uses. In summary, there is excess parking under both the existing and proposed development. Existing Development Residential Unit Type # of Units Required Stalls/ Required Stalls Unit 1-Bedroom 48 1.5 72 2-Bedroom 136 1.75 238 3-Bedroom 60 2 120 Totals 244 430 Commercial Uses Total Area in Sq. Ft. Required Required Stalls Stalls/1,000 SF Office and Retail 21,054 4 84 Overall Project Total Required Stalls Total 514 Proposed Development Residential Unit Type # of Units Required Stalls/ Required Stalls Unit Studio 12 1.3 16 1-Bedroom 54 1.5 81 2-Bedroom 148 1.75 259 3-Bedroom 60 2 120 Townhomes 17 4.75 81 Totals 291 557 Issues Business Turnover According to the applicant, the commercial space in the first floors of the mixed use buildings has not been successful. To help the Planning Commission evaluate this statement, staff has included with this report a spreadsheet of the license history for the commercial space on the subject property that is sorted based on the start date of the license. The current licensed businesses on the property, which are highlighted in yellow in the spreadsheet, include a medical office, cell phone store, dental office, a hair salon with permanent cosmetics, a laundromat, a nail salon with permanent cosmetics, and a barber shop. Since the project was completed there have been 35 business licenses terminated or closed and 9 with a delinquent status, meaning they have not renewed their license. In some cases, individuals working in hair salons, nail salons, and permanent cosmetic establishments have obtained their own licenses. Most of the prior licensed uses were similar to the current licensed uses. Crime In the applicant’s justification for the changes, he mentioned that the commercial space led to public disturbances that required police attention. He also mentioned that the wetland area attracted transient persons. The table below compares the 2021 volume of police calls for service for large (150 or more units) apartment developments within the City. At first look, the Village at River’s Edge development has the highest call volume along with E Gate. However, a few factors should be considered to put this number in context. First, the Village at River’s Edge numbers include calls to the adjoining condos as well as the commercial space. The other apartment developments don’t include condos or commercial space. When the Police Department enters the address for a call on an apartment, they sometimes but not always indicate the unit number of the apartment. If you sum up all of the calls to buildings with commercial use that do not have an apartment unit number in the address, the total was 203. So, it appears that a significant number of calls were in response to the commercial uses. Second, the Village at River’s Edge apartments are the closest apartments within the City to the homeless shelter just east of the City’s border in South Salt Lake. Ever since the homeless shelter opened in South Salt Lake, the City has seen a significant increase in transient activity particularly in commercial areas closest to the shelter. Name of Apartment Address # of 2021 Police Calls/ Development Units Calls for Unit Service Aspenwood 4139 S 4080 W 178 346 1.94 Boulder Pines 4040 S 1535 W 160 261 1.63 Crossroads 2240 W 3800 S 240 559 2.33 E Gate 2982 S Decker Lake Dr. 304 904 2.97 Enclave 3810 S Redwood Rd. 486 1,152 2.37 Hidden Point 3854 W Rockwood Way 216 393 1.82 Liberty Commons 2783 S High Commons Way 209 206 0.99 Overlook 2930 W 4700 S 304 334 1.10 Pinnacle at Highbury 5281 W Lake Park Blvd 290 408 1.41 Residences at Fairbourne 2900 W Lehman Ave. 225 346 1.54 Station Ph 1  Sandalwood 2606 S Anna Caroline Dr. 278 524 1.88 Shadowbrook 3860 S Redwood Rd. 300 757 2.52 The Redwood 4000 S Redwood Rd. 437 934 2.14 Tuscany Cove 3856 W 3500 S 251 530 2.11 Valley Park 3600 S Orion Circle 212 157 0.74 Village at River’s Edge* 1251 W 3300 S 284 843 2.97 *Includes 244 apartments, 40 condos and commercial space Wetlands The proposed townhomes and new amenities are located on a wetland area. Filling this wetland area will require approval from the US Army Corps of Engineers. Summary In summary, the applicant is requesting an amendment to the General Plan and the existing development agreement to convert 21,054 square feet of commercial space to 30 apartment units and to fill a wetland area to build 17 rental townhomes. Included with this request are commitments from the applicant to build the new units to certain standards; build new amenities; repair/enhance the existing landscaping; repair and paint the stucco exteriors of the apartments, clubhouse, and adjoining condos; add additional site lighting; and adhere to management standards. Staff Alternatives: 1. Approval. This application should be approved subject to a development agreement that includes the commitments made by the applicant as well as a requirement to include a new landscape plan for the entire apartment development as part of the permitted use application for the rental townhomes. 2. Continuance. This application should be continued for reasons determined during the public hearing. 3. Denial. This application should be denied as the Mixed Use zone was intended to have a mix of uses. Discussion: Steve Pastorik presented the application. He noted that during the study meeting last week, there was a conversation about having the design of the proposed structures match that of the existing buildings. Steve then presented three different concept plans. First was the original plan submitted by the applicant depicting a pitched parapet roof. The following image included suggestions from the staff, showing a more modern, flat parapet roof. Finally, Steve presented the concept plan to be considered by the Commission today. He then discussed the staff alternatives that are outlined in the staff report.  Commissioner Winters asked if the development agreement states that the applicant needs to acquire approval from the US Army Corps of Engineers regarding wetlands. Steve explained that since they are not part of the City, they would not be part of the development agreement. However, it is a requirement, and the applicant has been in contact with them. Russell Platt, the applicant, said he is excited to have the opportunity to enhance this gateway into West Valley City. He asked if the Commission had any questions for him. Commissioner Wood asked if the proposed courtyard in front of the existing commercial space was recently added to their plans. Mr. Platt said that apartments would replace the commercial space, and he wanted that area to be more residential-friendly. He explained that it would be a safe space for pets and create a buffer in front of the apartments. Mr. Platt noted that they would like to improve the buildings that belong to the condo development, making the area more aesthetically pleasing. However, the decision is up to them. Joe Colosmo, the property owner, explained that there had been a significant increase in police calls since 2019. He stated that the commercial space and the adjacent homeless shelter were the main contributors to the rise in police calls. Mr. Colosmo believes that adding a fence along 1200 West and developing the wetland space would decrease the number of police calls in the future. Motion: Commissioner Winters motioned to approve GP-1-2023 subject to a development agreement with the addition of streetlights along 1200 West. Commissioner Wood seconded the motion. Vote: Commissioner Porter Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Winters Yes Chair Fuller Yes Unanimously – GP-1-2023 – Approved S-3-2023 Godfrey Industrial Park Subdivision No. 3 2400 South 5900 West M Zone 4 Lots 108 Acres BACKGROUND Scott Godfrey is requesting preliminary plat approval for the Godfrey Industrial Park Subdivision No. 3. The proposed subdivision will also amend lots 1 and 2 of the Godfrey West Subdivision. The property is located at approximately 2400 South 5900 West and is bordered by property zoned Manufacturing. ISSUES: At the present time, the subdivision boundary consists of a number of parcels and two recorded lots within the Godfrey West Subdivision. The proposed subdivision is being requested to consolidate these parcels and existing recorded lots into a new 4 lot subdivision to be known as the Godfrey Industrial Park Subdivision No. 3. As mentioned earlier, two lots in the Godfrey West Subdivision will be amended by this plat. The reason these are being included in this subdivision is to benefit from a new street proposed to be located on the north side of these lots. An existing building on lot 1 has already been constructed, and staff is working the site plan for the second building adjacent to Beagley Road and 5900 West. Access to the subdivision will be gained by Beagley Road, 5900 West, the SR-201 South Frontage Road and from a new cul-de-sac extending west from 5900 West at 2400 South. All roads except the new cul-se-sac are existing. The cul-de-sac will be a dedicated right-of-way having a width of 66 feet and a length of just over 700 feet. The road will consist of curb and gutter on both sides and sidewalk on the north side. The only portion of the subdivision lacking improvements is along the south side of the SR-201 South Frontage Road. The developer will need to coordinate improvements at this location with the Engineering Division. Said improvements will join up with improvements installed as part of the Lee Creek Subdivision to the east. The subdivision plat will be subject to FEMA Flood Zone requirements. The developer is working with the Engineering Division and Salt Lake to resolve and establish guidelines related to those requirements. In addition, portions of the subdivision are located in a perceived wetland area. Future studies will need to be done with the Army Corps of Engineers to determine if these wetlands are jurisdictional. While these identified areas do not affect the subdivision plat, they may affect future buildings. This item will be better addressed during permitted and/or conditional use applications as lots within the subdivision develop. STAFF ALTERNATIVES: 1. Approve the Godfrey Industrial Park Subdivision No. 3 subject to a resolution of staff and  agency comments mentioned in the analysis. 2. Continue the application for reasons determined in the Planning Commission meeting. Discussion: Steve Lehman presented the application. Norm Dahle, representing the applicant, said that Steve did a good job outlining what they are proposing. He stated they intend to develop the intersection ending in an 800 liner foot cul-de-sac. Mr. Dahle noted they are working with Magna Water to ensure the improvements meet West Valley City standards. He said they are determining what work is needed to dedicate the road to the City. Scott Godfrey, the applicant, thanked the City for their hard work and dedication to improving issues related to the transient population. Motion: Commissioner Woodruff motioned to approve S-3-2023, the Godfrey Industrial Park Subdivision No. 3 subject to a resolution of staff and agency comments mentioned in the analysis. Commissioner Porter seconded the motion. Vote: Commissioner Porter Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Winters Yes Chair Fuller Yes Unanimously – S-3-2023 – Approved C-9-2023 Hunt Electric (Outside Storage) 1784 West 2300 South M Zone (1.02 acres) The applicant, Hunt Electric, is requesting conditional use approval for outside storage at 1784 West 2300 South. This property is zoned M, manufacturing and the West Valley City General Plan designates this area as Light Manufacturing. The surrounding zone is Manufacturing on all sides and the surrounding uses include warehouse/light industrial. Hunt Electric operates a satellite warehouse facility here in one of the four existing suites. They have inventory that comes and goes on a regular basis as well as vehicles that they would like to keep outside in a secured area. Therefore, they have submitted an application for approval of outside storage at this site. The storage area is located behind the building in a 60’ x 24’ area that is paved and enclosed with a chain link fence. A site review was conducted and there are several landscaping and site maintenance violations. The building was originally built in 1972. There are some plans on file however, there is not a detailed landscape plan. Staff conducts a site inspection when a new business license application is submitted, which is the case for this application. Also, when sites have multiple tenants the site issues are typically resolved with the property owner and not the tenant. The maintenance issues will be addressed with the property owner, however, in this situation, since there is not a detailed landscape plan on file, Staff recommends that some of the landscape issues be addressed and reviewed with this conditional use. Photos have been provided and show the current condition of the site. Staff recommends that a minimum of (3) three trees be planted in the setback along 2300 South in the area between the access points. For the remainder of the site all landscaped areas need to be maintained free of weeds and contain 50% live plant material as outlined in the City Code. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. Outside storage is only permitted within the fenced area and located on the improved hard surface portions of the site as outlined in the site plan submitted with this application. 2. All landscaped areas need to be maintained free of weeds and contain 50% live plant material as outlined in the City Code. 3. There shall be a minimum of (3) three trees be planted in the setback along 2300 South in the area between the access points. 4. Must meet the requirements of all affected departments and agencies. 5. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Jody Knapp presented the application. Spencer Adams said he is the Executive Manager of the property in question. He noted that where this is a multitenant building, it is challenging getting everyone to maintain their portion of the property. Mr. Adams noted that the pothole has been fixed and the landscaping company is there once a week.  Glenn Fisher explained that he is the owns 10,000 square feet of the building to the north. He stated that the south portion of the building needs the most repair and he has contacted those business owners expressing this concern. Mr. Fisher said he is expecting to see significant improvement withing the next 30 days. Motion: Commissioner Porter motioned to approve C-9-2023 subject to the five staff alternatives outlined in the staff report. Commissioner Winters seconded the motion. Vote: Commissioner Porter Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Winters Yes Chair Fuller Yes Unanimously – C-9-2023 – Approved C-10-2023 Castlewood Development 2940 West 3650 South Conditional use approval for a 330-unit apartment development 3.02 acres The Planning Commission approved a conditional use permit for this project on June 8, 2022. However, due to financing issues, the developer did not complete the conditional use approval process with staff and did not begin the project. Since conditional use permits automatically terminate within 12 months of Planning Commission approval when a building permit has not been obtained, the applicant is reapplying for the conditional use permit before the prior approval is terminated. Castlewood Development is requesting conditional use approval to redevelop 3.02 acres at 2940 West 3650 South into a 330 unit, 2 to 7 story, Class A apartment development. The proposed unit mix for the project is 42 studio units, 201 one-bedroom units, and 87 two-bedroom units. The majority of the property (2.94 acres) is zoned CC (City Center) and the balance (0.08 acres) is zoned R-2-8 (Two Unit Dwelling Residential, minimum lot size 8,000 square feet). The entire building is within the CC zone. The property is designated as very high density residential (over 20 units/acre) or office for most of the property and promenade/plaza for the remaining north portion in the Fairbourne Station Vision, which is part of the City’s General Plan. The property is currently vacant as the office development previously on the property was demolished in 2014. According to the Public Works Department, 3650 South will be improved between 3200 West and 2700 West in 2024 or 2025. Planned improvements include consistent curb, gutter, and sidewalk along both sides of the street as well as a left turn lane in the middle of the street. Once these improvements are made, no on-street parking will be allowed. Project Review The first section below outlines the purposes in the CC zone and how this development accomplishes these purposes. The second section addresses the main ordinance standards (it is not a comprehensive list) applicable to this development. City Center Zone Purposes The following is a list of purposes from the CC Zone (underlined) as well as a brief description of how the apartment development meets the stated purpose:  Create a recognizable center or downtown for West Valley City. At 7 stories, this apartment development will add to the unique, urban environment in Fairbourne Station.  Encourage and direct development that supports transit. High density residential development is one of the best land uses for supporting transit.  Encourage infill and redevelopment near the future transit station by City Hall. The apartment building replaces an office development demolished in 2014 and is approximately 650’ from the West Valley Central TRAX station and 400’ from the bus hub.  Reinforce the use of public transportation by locating higher-intensity development, including employment-oriented businesses and higher density residential uses, adjacent to transit stops. This project is creating higher intensity development by replacing a low intensity, 1 to 2 story office development with 330 residential units.  Encourage mixed-use development to reduce automobile dependency and roadway congestion by combining trips and locating destinations within walking and biking distances – all interconnected with transit. This is the third residential building in Fairbourne Station that will complement the hotel, medical office building, police headquarters, and professional office building.  Provide a mix of housing types, costs and densities. This project will provide a variety of studio, 1-bedroom, and 2-bedroom layouts with varying rents. At 109.3 units/acre, the proposed density of this project exceeds that of Phase 1 of the Residences at Fairbourne Station at 78.7 units/acre and of Phase 2 of the Residences at Fairbourne Station at 69.8 units/acre.  Promote architectural and site design treatments that enhance the visual appearance of development within the Zone. After a minor change and clarifying notes are added, the proposed elevations meets or exceeds the City’s architectural requirements. Parking The parking ordinance allows the Planning Commission to reduce the parking standard for multi- family residential from 2 spaces per unit to 1.3 spaces per unit for studio units, 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 CC Zone also allows a 10% reduction to parking requirements. The applicant has submitted the attached parking study in the form of a memo from Hales Engineering to support the proposed amount of parking. The table below summarizes the parking calculations for this development. Unit Type # of Units Parking Ratio # of Stalls Required Required Studio 42 1.3 55 1-Bedroom 201 1.5 301 2-Bedroom 87 1.75 152 Totals 330 508 Minus 10% City Center Zone reduction (51) Total parking required after allowed reductions 457 Total parking proposed within structure 457* Outdoor visitor stalls 3 *This number could be higher once construction drawings are finalized. Amenities For a project of this size, the ordinance requires a minimum of five amenities from the list in the ordinance with at least three of the five being major amenities. This project has six major amenities (outdoor swimming pool, courtyards, clubhouse/community room, rooftop patio, fitness room, and community game room/recreation room) and seven minor amenities (outdoor fire pit/fireplace, hot tub, building lobby, package locker system, indoor bicycle storage, electric vehicle charging stations, and outdoor covered pavilion with tables and a grill). Unit Sizes The ordinance requires a minimum of 400 square feet for studio units, 600 square feet for 1- bedroom units, and 850 square feet for 2-bedroom units. The proposed minimum unit sizes are 520 square feet for studio units, 604 square feet for 1-bedroom units, and 930 square feet for 2- bedroom units. Given the mix of unit layouts, many units will exceed these proposed minimums. Landscaping and Recreation Space The ordinance requires a minimum of 10% of the site area as landscaping and a minimum of 40% of the site area as landscaping and recreation space. The landscaping percentage for this project is 10.9% and the combined landscaping and recreation space percentage is 54.8%. Architecture After reviewing the elevations and renderings, staff had a few minor comments and clarifying questions for the applicant. Once these comments and questions are addressed, the elevations and renderings will meet or exceed the City’s design standards. Other Commitments In addition to addressing the architectural comments/questions mentioned above, the applicant has committed to the following improvements:   Fencing will be installed around all ground floor patios and will include a gate to provide residents with private outdoor space. The applicant is working to determine the fence material.  The existing chain link fence along the west side of the property shall be replaced with a 6’ vinyl fence.  The applicant will work with the City’s Parks Department to align the grade of the site with that of the adjoining park. This may require some regrading on the City’s park property, which the applicant has indicated she is willing to do along with any repair of landscaping disturbed because of the regrading.  A sidewalk connection will be provided on the east side of the property to the sidewalk running along the north side of the adjoining library property.  To avoid having pets relieve themselves on the City’s promenade park, the applicant has agreed, at the City’s Parks Department suggestion, to include a pet relief area with artificial turf, a garbage can and a plastic bag dispenser. This will hopefully help prevent damage to the sod in the park as well as constant waste pickup. The applicant also secured an easement from the adjoining condo association to the west to allow access to 3000 West. Staff Alternatives 1. Approval. This application should be approved subject to the following conditions: a. The applicant shall incorporate the items committed to, which are outlined in this report. b. All requirements in the City’s Zoning Ordinance, including the Multi-Unit Residential Design Standards, shall be met. c. Utility meters shall be placed either inside the building or on the east or west side of the building. d. As required in the City Center zone, all above ground utilities shall be relocated underground. e. The applicant shall obtain any and all necessary approvals from the City before performing any work on the City’s adjoining park. f. A vehicular connection shall be made between 3000 West and 3650 South. g. The transformers along the west side of the building shall each be screened in accordance with the landscape plan. 2. Continuance. This application should be continued for reasons determined during the public hearing. Discussion: Steve Pastorik presented the application. He explained that the applicant had obtained an easement providing access to 3000 West, and there would be a second access to the south. Public Works has plans to improve Lancer Way. Steve noted that they would be exceeding the required number of amenities.  Commissioner Winters asked if they would be required to have a certain number of visitor parking stalls. Steve said that number is factored into the overall parking requirement. Commissioner Winters asked if visitors would have access to the inside parking area. Steve said he believes so, but the applicant can speak to that. Hayley Pratt, the applicant, said Steve is very knowledgeable and great to work with, and his report covered everything. Mrs. Pratt explained that there would be a bay of stalls on the first floor for visitors and future residents. She pointed out that residents could give their guests access to that parking. Motion: Commissioner Wood motioned to approve C-10-2023 subject to the seven staff alternatives outlined in the staff report. Commissioner Winters seconded the motion. Vote: Commissioner Porter Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Winters Yes Chair Fuller Yes Unanimously – C-10-2023 – Approved PLANNING COMMISSION BUSINESS Approval of Minutes from April 5, 2023, Study Meeting (Continued from the May 10, 2023 public hearing.) Approval of Minutes from April 12, 2023, Regular Meeting (Continued from the May 10, 2023 public hearing.) Approval of Minutes from April 19, 2023 Study Meeting Approval of Minutes from April 26, 2023 Regular Meeting Motion: Commissioner Wood motioned to approve the four sets of meeting minutes. Commissioner Porter seconded the motion. Vote: Commissioner Porter Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner McEwen Yes Commissioner Winters Yes Chair Fuller Yes  Unanimously – Meeting Minutes – Approved There being no further business, the meeting adjourned at 4:47 pm. Respectfully submitted, Kirsten Hunt, Administrative Assistant