Planning Commission Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING MINUTES JULY 12, 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 David McEwen and Darrick Porter 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 were 50 people in the audience GPZ-5-2023 Connor Sheppard 2736 and 2856 S Corporate Park Dr and 5035 W Lake Park Blvd General Plan change from Medium Density Residential and Large Lot Residential to Mixed Use and a zone change from R-1-8 and A-2 to MXD 40.4 acres This application was continued at the applicant’s request during the Planning Commission meeting on June 28th. The applicant is having a neighborhood meeting with the residents of the adjoining Highbury neighborhood on July 10th. The applicant is again asking that this application be continued until the July 26th Planning Commission meeting to allow additional time to respond to resident comments. Connor Sheppard with Wasatch Acquisitions & Capital, Inc. has submitted a General Plan/zone change application for three parcels totaling 40.4 acres that are located at 2736 and 2856 S Corporate Park Dr and 5035 W Lake Park Blvd. The property is currently zoned R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet) and A-2 (Agriculture, minimum lot size 2 acres) with a General Plan designation of Medium Density Residential (7 to 12 units/acre) and Large Lot Residential (2 to 3 units/acre). The proposed zone is MXD (Mixed Use) and the proposed General Plan designation is Mixed Use. Surrounding zones include A-2 (Agriculture, minimum lot size 2 acres) to the north, BRP (Business/Research Park) to the east, R-1-8 to the south, and M (Manufacturing) and R-1-8 to the west. Surrounding land uses include vacant land to the north, Lake Park Corporate Center and Monticello Academy to the east vacant land, single family homes to the south; and Neil Armstrong Academy and single family homes to the west. The property is currently vacant. Development Proposal The applicant is proposing a mixed use development that would include:  a deep-water wave generating pool or surf pool with associated amenities open to the public for a fee;  32 single family detached homes;  a 6-story, 55-unit for-sale condo/hotel building to accommodate overnight stays for customers at the surf pool;  approximately 40,000 square feet of commercial space within the hotel building to accommodate surf pool customers;  32 for-sale townhomes in a gated community;  56 for-rent townhomes;  280 stacked flat apartments;  a community clubhouse and community pool for those living on-site; and  competition style pickle ball courts, a dog park, and playground available to the public. The proposed density of the 14-acre single family detached area is 2.3 units/acre. The density of the remaining 26.4 acres is 13.9 units/acre without the condo/hotel building and 16 units/acre with the condo/hotel building included. Property History A development agreement was approved with Ivory Development on the north 26.4 acres of this property as well as other properties back in 2008. The development agreement, which is included for reference, called for 69 townhomes and 89 parkside homes on the subject property. The parkside homes were intended to be alley-loaded homes on small lots. The approved density in the development agreement was 6 units/acre. Ivory Development pursued development on all of the properties addressed in the development agreement except the subject property. Issues to Consider In reviewing this application, staff suggests that there are two primary questions to answer: 1. Is this the right location for this type of a mixed use development? 2. Assuming the location is appropriate, does the quality of the project further City goals? These two questions are explored below. Is this the right location for a mixed use development? Since the MXD zone has only been used once in the City, staff believes a brief explanation of the MXD zone is warranted here. Unlike other zones, the MXD zone has very few standards spelled out in our ordinance. For example, there are no setbacks, height restrictions, or maximum building coverages. The lack of standards was intentional to allow for design flexibility for applicants who could essentially propose their own standards through a development agreement. Another unique aspect of the MXD zone is that all allowed uses within the zone, except for public utility installations, are reviewed as permitted uses and not conditional uses. That means that the site plan approval process will be handled only by staff. These unique aspects of the MXD zone make detailed development agreements for developments within the MXD zone essential in staff’s view. The points below may help the Commission answer the first question.  The proposed use for the 14-acre parcel on the south end that wraps around Monticello Academy is in line with the current General Plan designation of Large Lot Residential.  In 2018, the State designated the area between SR-201 and 3100 South and from 5600 West and 3600 West as an Opportunity Zone. The Opportunity Zone Program is a federal program designed to incentivize capital investment through tax incentives offered to investors that hold their investments with the greatest benefit going to those investors who hold their investment for 10 or more years. Hence, developers have an added incentive within this area to build and hold commercial development including rental housing as opposed to for-sale homes that are developed and sold.  With the increase in remote work resulting from the pandemic, vacancy within Lake Park Corporate Center has increased significantly.  The subject property is part of the larger Lake Park and Highbury developments. As Zions Securities and later Suburban Land Reserve developed the Lake Park and Highbury areas they became a mixed use development including the following mix of uses: Land use Acres # of Housing Units Golf Course 346.4 Health Care 3.4 Hotels 6.5 Industrial 53.9 Office 178.1 Residential 87.0 Apartments 24.2 196 Single Family Detached 39.2 256 Townhomes 23.6 499 Retail 64.0 Schools 17.8 Utilities 0.7 Vacant 179.3 Waterways/Open Space 28.8 Totals 965.9 951  The property is served by UTA bus route 513 with limited service between the West Valley Central Station and the Salt Lake Central Station.  At the time this report was prepared, staff had received emails from 20 of the residents of the adjoining neighborhood who oppose this application. These emails are included with this report. In summary, the neighbors that sent emails prefer single family detached homes and expressed concerns about how the proposed project would impact parking, traffic, noise, property values, privacy, neighborhood turnover, views, neighborhood character, City services, crime, and infrastructure.  During the Commission’s study session on 6/21, several questions or concerns were raised. The applicant provided preliminary responses to these questions/concerns and these responses were provided in the previous staff report. The applicant offered the following updated responses on 7/3. o Question: Will the for-rent townhomes be short or long-term rentals? Applicant Response: Our For-Rent Townhomes are created to be long-term rentals for maximum benefit to the community and project. These long-term rentals will be professionally managed by an industry leader in the Utah market, Wasatch Property Management. o Question: How will this project impact traffic? Applicant Response: An independent third-party traffic study conducted by a licensed traffic engineer states no additional mitigation efforts are required due to the proposed o development. The traffic study states specifically studied traffic patterns with the proposed development now in 2023, 2028, and 2050 and concluded no additional infrastructure requirements other than what has been recommended by the city and what is currently in place. o We will continue to proactively work with the city to better understand the traffic concerns and addressed them through creating solutions for traffic flow in our planning.  o Question: Does the project meet parking requirements and how will event parking be handled. Applicant Response: Our parking requirements for the project are accommodated at 2.58 stalls per unit. We are proactively working with nearby property owners to address parking needs required for events, if any. The current parking count for residential and commercial uses adequately addresses parking needs for the proposed development. o Question: Is the surf pool viable in the long-term? Applicant Response: Surf Pools have been around for over a decade with increased locations opening throughout the world. The need and desire for viable surf parks has only increased in the past 10 years with more interest in the surf community and sport as a whole due to the inclusion of surfing as an official Olympic event. These more premium attractions bring visitors from around the world who enjoy active lifestyle and outdoor activities. Prior to executing on the proposed development, we conducted a third- party feasibility study to gauge immediate and long-term interest in the project. The conclusion of the study was that this need is underserved both regionally and nationally, thus lending to the long-term viability of the project. Not only does the surf park address a national and international interest, it also addresses a local need that is currently being served by out-of-state locations. The technology we have acquired for this project allows us to bring leading innovation which is highly sought after to this space. o Question: Is this the right location for this type of development given the neighboring single family homes? Applicant Response: This location not only supports the use of adjacent retail and businesses, but also maximizes the use of traffic main traffic arteries through the Mountain View corridor, Bangerter Highway and Interstate 15. These established traffic corridors allow for the maintenance of private access and lifestyle needs of the local residents. The proximity to the Salt Lake International Airport and other local attractions also lends to the viability of this location. The project also creates a much needed “buffer zone” between the transition of residential to industrial in the area. o Concern: Racing occurs on Highbury Parkway. This project has the potential to make this problem worse. Applicant Response: The current plans support more active use of Lake Park Blvd which will naturally reduce the racing that is currently seen today. With the low traffic flow in the area currently it is conducive to promoting the use of racing. We feel strongly that regular use and traffic will greatly reduce the draw to race in this area.  During the Commission’s public hearing on 6/28, the Commission requested information on the zoning of remaining vacant land within the City. This information is provided in the table below. Remaining Remaining Vacant Vacant Land Land Zone (Acres) % of Total Zone (Acres) % of Total  A 237.8 12.9% R-1-7 9.9 0.5% A-1 104.8 5.7% R-1-8 60.8 3.3% A-2 228.3 12.4% R-1-10 61.2 3.3% BRP 49.4 2.7% R-1-12 1.7 0.1% C-1 1.7 0.1% R-2-8 0.8 0.0% C-2 91.7 5.0% R-4 0.3 0.0% CC 2.9 0.2% RB 1.4 0.1% LI 19.4 1.1% RE 11.2 0.6% M 907 49.4% RM 45.1 2.5% R-1-6 2 0.1% Total 1837.4  The applicant submitted a traffic impact study, which is included with this report, on 7/3. This traffic impact study was forwarded to Public Works for their review. In summary, the study evaluates, among other things, the performance of 7 existing intersections for 2023, 2028, and 2050 traffic conditions with and without the proposed project and provides recommended mitigation measures. According to the study, in both 2023 and 2028, all 7 intersections would operate at acceptable levels of service with and without the proposed project. By 2050, 6 of the 7 intersections would operate at acceptable levels of service with and without the proposed project. The one intersection that fails without the proposed project is 4800 West (Corporate Park Drive)/Lake Park Blvd. However, if the recommended mitigations of improved signal timing at 3100 South/4800 West and a new traffic signal at 4800 West (Corporate Park Drive)/Lake Park Blvd. are implemented, this intersection would operate at a level of service B, which is acceptable. Does the quality of the project further City goals? The applicant submitted a development agreement proposal, project narrative, and elevations of the different building types. After reviewing the applicant’s application materials, staff provided a list of comments to the applicant. The applicant has been working to address these comments; however, at the time this report was prepared, not all of the staff comments had been addressed. Specific items that are still being addressed or refined include: parking, amenities, events, commercial uses, building renderings, development agreement provisions, public use of the linear park, unit sizes, project phasing, and fencing. On the issue of parking, the latest information provided by the applicant shows that the residential components would meet the City’s parking requirements. The remaining parking unknowns are the person capacity of the surf pool, the commercial use mix within the condo/hotel building, and the size and frequency of events. Staff Alternatives: 1. Continuance. As requested by the applicant, this application should be continued until the Planning Commission meeting on July 26th. 2. Denial. The General Plan and zoning should remain as they are. Discussion: Steve Pastorik presented the application. He mentioned receiving twenty-one emails, a form letter with forty signatures, and a petition with forty-two signatures opposing this proposal. Steve compiled the issues and concerns he received from the residents and summarized them for the Commission. Steve mentioned that, as staff, they have found issues with this proposal that would need to be addressed by the applicant. After reviewing these comments with the applicant, Steve noted that they requested to continue this application to the public hearing on July 26, 2023, giving them time to rework their proposal. Steve pointed out that he provided a document with the zoning of vacant property within the City and a traffic study in the Commission's packet. Commissioner Winters asked which vacant properties could be rezoned as mixed- use areas. Steve said he would need to find out how many acres, but there is property fitting that description. He noted that the biggest challenge when looking to rezone a property to MXD is it would need to be at least five acres in size. Commissioner Woodruff asked Steve what the density is for the R-1-8 zone. Steve said it is typically 4-5 units/acre. He explained that, in this case, the northern part of the subject property had been rezoned before this application was submitted for a planned unit development (PUD) with a density of 6 units/acre. Commissioner Lovato asked if residents could park anywhere on site or if there would be designated parking for each structure. Steve stated that the hotel/condo building has parking underneath, but the applicant is still working on the parking structure. Michael Dye said he resides directly adjacent to the subject property. He said he is concerned for the safety of the children crossing the road to the elementary school with increased egress traffic on Redbridge. Mr. Dye said the developer had explained where there would be on-street parking for this development. He explained that the neighborhood had experienced parking issues with the addition of a previous development, and as a result, the residents do not park on the street, so that is a big concern. Mr. Dye said the developer also mentioned draining the wave pool into irrigation water to assist with waterway filling issues. He said this  would introduce chemicals into the same water containing fish and other wildlife. He also mentioned that a pickleball game is boisterous, the pickleball court would be next to the existing homes, and there needs to be a sufficient noise barrier. Mike said he lives at 5101 W Sandwell Dr., and his major concern is the increase in Armstrong Academy students. He stated that his children attend that school, and there would be too many students in a classroom to provide an adequate learning environment. Nicole McCrea, a neighboring resident, said Wasatch mentioned wanting to be part of keeping the neighborhood beautiful. She explained that the residents pay a fee to the HOA for maintaining the Highbury community areas. Mrs. McCrea explained that Wasatch has excluded themselves from the HOA, and she is wondering how they plan to contribute to those areas. She is also concerned about people purchasing hotel/condo units to rent out for a profit, which would increase tenant turnover and decrease owner-occupied homes. Vance Evans, a neighboring resident, pointed out that he could not locate the lake and canal adjacent to Armstrong Academy in the plans. Mr. Adams asked Steve if they were planning to fill in that area. Steve explained that the lake and canal are not part of the subject property and would remain as is. Commissioner Woodruff asked if there is a limit to the number of continuances the applicant can request. Steve said he does not believe so. Brandon Hill, Deputy City Attorney, confirmed that there is no limit. Steve mentioned that the State precludes the City from factoring in school capacity with a zoning issue. Commissioner Wood suggested that the applicant be in attendance for the meeting on July 26th. Motion: Commissioner Woodruff motioned to continue GPZ-5-2023 as requested by the applicant, this application should be continued until the Planning Commission meeting on July 26th. Commissioner Winters seconded the motion. Vote: Commissioner Lovato Yes Commissioner Winters Yes Commissioner Woodruff Yes Commissioner Wood Yes Chairperson Fuller Yes Unanimously – GPZ-5-2023 – Continued ZT-5-2023 West Valley City A zone text change to the Zoning (Title 7) and Condominium (Title 9) Ordinances to comply with State code changes from HB 406 and SB 174. City staff is proposing an ordinance change to amend the Zoning (Title 7) and Condominium (Title 9) Ordinances to comply with State code changes from HB 406 and SB 174. Both HB 406 and SB 174 were passed by the Utah Legislature in the 2023 General Session of the Utah Legislature and later signed by the governor. Copies of these bills are included with this report. Among other changes, the bills prohibit cities from requiring an applicant to post an improvement completion bond for landscaping on private property (HB 406) and prohibit the legislative body of a municipality from reviewing subdivision applications for single-family dwellings, two-family dwellings, or townhomes (SB 174). Instead of having a separate subdivision process for subdivision applications for single-family dwellings, two-family dwellings, or townhomes, staff is proposing that the subdivision review process be amended to not require the approval of the City Council for any subdivision, especially since these decisions are administrative. Staff Alternatives: 1. Approval. The ordinance should be approved as proposed by staff to comply with State law. 2. Continuance. Discussion: Steve Pastorik presented the application. While reviewing this proposal and speaking with the City Manager, he said staff has decided to continue this application for four weeks. Commissioner Winters asked Steve to review the reasons behind this request. Steve presented the background of this application for the Commission. Commissioner Winters said he would assume the issue with the landscaping bond would be being unable to open a business because the weather prevents them from installing it. Steve said that the bills passed by the Utah Legislature prohibit the City from posting a bond on finishing the required landscaping. Therefore, the landscaping would be code enforcement issue.  Commissioner Winters asked Steve what the benefit would be for subdivisions not needing to be approved by the City Council. Steve explained that currently, there is a need for more affordable housing, and the longer it takes to go through the approval process, the higher the cost. He stated that this would eliminate any pressure the Council feels to deny a subdivision from those who speak in opposition during the meetings because it is an administrative decision. Therefore, the City can’t deny it if it meets the minimum requirements. Motion: Commissioner Winters motioned to continue ZT-5-2023 to the August 9th public hearing. Commissioner Lovato seconded the motion. Vote: Commissioner Lovato Yes Commissioner Winters Yes Commissioner Woodruff Yes Commissioner Wood Yes Chairperson Fuller Yes Unanimously – ZT-5-2023 – Continued SA-4-2023 The Shoppes at Lake Park Phase 2 Lot 4A Amended 2893 South 5600 West C-2 Zone BACKGROUND Trevor Gasser, is requesting a plat amendment for lot 4A of the Shoppes at Lake Park Phase 2 Subdivision. The purpose for the amendment is to create an additional building lot from the last remaining vacant lot in the subdivision. STAFF/AGENCY CONCERNS: There are no staff or agency concerns with this application. ISSUES: The Shoppes at Lake Park Phase 2 was recorded with the Salt Lake County Recorder’s Office in June 2007. Lots 4 and 5 were platted as part of that subdivision. In 2016, a boundary adjustment was approved between said lots to increase the size of lot 5. The adjustment allowed for the Burlington clothing store to be constructed. The result of that adjustment left lot 4A with an area of approximately 4.3 acres. Mr. Gasser is now proposing to add an additional building lot and is seeking a plat amendment of lot 4A. The proposed plat amendment will consist of 2 lots on 4.3 acres. Lot 4B will comprise 3.5 acres while lot 4C will consist of .84 acres. The property is zoned C-2 which requires a minimum lot size of 20,000 square feet. There are no major staff or agency concerns with this application as they have been addressed as part of the original subdivision application. Furthermore, the existing building lot and site improvements have been reviewed and approved by the Planning Commission in conjunction with the 5600 West Overlay Zone. The proposed plat amendment will allow for construction of the last remaining property in the Shoppes at Lake Park Subdivision. There is one item that will need to be addressed as a result of the amended plat. The property owner will need to prepare cross access and parking agreements that will need to be recorded along with the amended subdivision plat – if not already done. In addition, storm water agreements may also need to be amended as the existing drainage system will impact both lots. STAFF ALTERNATIVES: A. Approval of the amendment to lot 4A of the Shoppes at Lake Park Phase 2 Subdivision. B. Continuance to allow for more discussion regarding the application. Discussion: Steve Lehman presented the application. Trevor Gasser, the applicant, said Steve did a great job explaining the application. He asked if the Commission had any questions for him. There was no further discussion. Motion: Commissioner Lovato motioned to approve SA-4-2023. Commissioner Winters seconded the motion. Vote: Commissioner Lovato Yes Commissioner Winters Yes Commissioner Woodruff Yes Commissioner Wood Yes Chairperson Fuller Yes Unanimously – SA-4-2023 – Approved C-8-2023 Comcast – J5 Infrastructure Partners 3362 S 4000 W RB Zone (0.27 Acres) The applicant, J5 Infrastructure Partners, representing Comcast, is requesting conditional use approval for a public utility installation. This property is zoned RB (Residential Business) and the West Valley City General Plan designates this area as General Commercial. The property to the south is zoned RB (Residential Business), the properties to the east and west are zoned C-2 and to the north it is zoned R-2-8 (two unit residential). Adjacent land uses include a single unit dwelling to the south, duplexes owned by the Housing Authority of Salt Lake County to the north and Jordan Valley Hospital to the west. This property was originally approved for a AT&T fiber optic cable switching facility in 2000 (C-5-2000). This was under the original R-1-8 zoning with the original home in a 20’ x 20’ fenced area. Since that time the home was destroyed by fire (2005) and the property was rezoned in 2006. The home was rebuilt however never finaled or occupied. Comcast purchased the property in 2012 and at this time would like to demolish the structure and expand the utility facility on the lot with additional equipment including a backup generator. The RB zone requires a 25’ front yard setback and that area will be landscaped in a similar manner to the existing site with lawn, trees and shrubs. The access points and spacing is currently being reviewed by Public Works for the change of use. Also, sometime in the last year a gravel access lane was added to the south side of the property. Since this will no longer be assessable through the gate staff recommends that this be removed and replaced with landscaping as part of the access re-design. The parcel is also adjacent to residential uses on the north and south sides so there must be a 10’ landscaped setback, including one tree, spaced every 30 ft. along those property lines. The required shrubs/50% live plant material adjacent to the trees may be relocated outside of the fenced in area to spaces that are more visible. Screening is also required adjacent to the residential uses. Since those areas are also designated as General Commercial in the General Plan the application is requesting to do a solid Trex composite fence in lieu of a masonry wall. A backup generator is also proposed for this facility. That equipment can not be located in the 10’ setback adjacent to residential and staff also recommends that this equipment be spaced as far away as possible to the adjacent residential uses and should be located more central to the facility. Lastly, all lighting throughout the facility and must be designed to meet section 7-9-113 of the City Code and not disturb the adjacent residential uses. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing, as well as the following conditions: 1. The site shall be repaired, improved and landscaped per the approved plans including the following:  a) There shall be a 25’ front setback that is landscaped. b) There shall only be one paved access and the existing gravel access shall be removed and replaced with landscaping. c) There shall be a 10’ setback adjacent to residential uses that includes 1 tree every 30’. d) The required shrubs/50% live plant material in the 10’ setback behind the screen fence may be relocated to the front setback area. 2. Fencing adjacent to residential may be a solid Trex Composite material as submitted and is not required to be masonry based off the general plan designation of those adjacent lots. 3. The generator on site must maintain a minimum 10’ setback to residential and shall be centered/setback as far as possible from the adjacent residential uses. 4. Lighting on site shall comply with section 7-9-113 of the West Valley City Municipal Code and not negatively impact adjacent residential uses. 5. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing or to allow for a revised site/landscape plans to be submitted. Discussion: Jody Knapp presented the application. Commissioner Winters asked if the home to the south was occupied and if it was a business. Jody, it is just one house, and it looks to be owner-occupied. Commissioner Winters asked if Jody had said north of the subject property is the Granger Development. Jody said yes, and it contains three and fourplexes. Commissioner Winters asked if the lighting would need to be directional, so it doesn’t cast light everywhere. Jody said the code is quite specific and states there can be zero light spillover at the property line. Motion: Commissioner Wood motioned to approve C-8-2023 subject to the five staff alternatives outlined in the staff report. Commissioner Winters seconded the motion. Vote: Commissioner Lovato Yes Commissioner Winters Yes Commissioner Woodruff Yes Commissioner Wood Yes Chairperson Fuller Yes Unanimously – C-8-2023 – Approved C-15-2023 Peak Industrial Inc. - JCB 4527 West SR-201 S. Frontage Rd. M Zone (3.0 Acres) The applicant, Peak Industrial Inc. representing Peak JCB, is requesting conditional use approval for outside storage and display of heavy construction equipment in conjunction with a sales, rental and service facility located at 4527 West SR-201 S. Frontage Rd. 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 similar freight/trucking uses with CR England and Asahi Refining is located to the west. The applicant proposes to lease a 3 acre area from CR England and improved it for the requested use. The building on site will be 80’ x 154’ (12,320 sqft) and includes 4 service bays, a wash bay, showroom, parts storage and offices. The building will be constructed of metal with a glass façade portion for the office/showroom and metal canopy accents. The building is not required to meet the Commercial Design Standards. Landscaping is required along the frontage of the property in compliance with the standards for High Image Arterials (7-10) and the site is required to have a minimum of 5% landscaping. The applicant is requesting display of merchandise within that 20’ setback. Concrete pads will be incorporated in to the frontage landscape design and would maintain a 10’ setback from the right-of-way per 7-7-118. All required parking and maneuvering areas for vehicles will be located on hard surfacing with the proper lighting and landscaping per 7-9 of the WVC Municipal Code. There will be right-of- way improvements required which will be part of the Public Works review of this application including curb, gutter, sidewalk and street lights. There will be outside storage on the south end of the lot as well as on the west side of the building. The south area will be surfaced with gravel and used for storage of new, used, rental and service equipment. There are also pre-cast concrete material/dirt bins provided in this area for customer training on the equipment. There will be no storage of junk or salvage uses. This area is behind the building and is not visible from public view. The racking on the west side will be no greater than 5’ in height and is for storage of machine implements like buckets, pallet forks and hydraulic attachments. This area will also be surfaced with gravel to provide access and maneuvering area for the building service bays and will be screened with a 6’ tall chain link fence with slats. No storage will be allowed in the parking areas in front of the building. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following conditions:  1. The property shall be used to sell, rent and service new and used construction equipment which includes a maintenance facility, wash bay, office and storage/display yard. There shall be no junk storage or salvage uses at this site. 2. The outside storage areas may be surfaced with gravel and shall be maintained free of weeds. 3. Outside storage is only permitted in areas on the south side of the building where it is screened from public view and on the west side of the building with fencing/screening. 4. All parking areas for vehicles must be located on hard surfacing with the appropriate lighting and landscaping for the intended use. 5. The overall minimum required landscaping for the site is 5% and the frontage shall be designed in accordance with the Landscaping Standards for High Image Arterials (7- 10). 6. Display of merchandise is allowed on concrete pads along the frontage and must maintain a 10’ setback to the property line per 7-9-118. 7. All signage and dumpster locations shall comply with the standards set forth in the West Valley City Municipal Code. 8. All requirements of affected departments and agencies must be met, including but not limited to WVC Public Works. 9. This use is subject to review upon a valid complaint. 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: Jody Knapp presented the application. Jim Pugh, the applicant, said they are excited to expand in West Valley City. and the staff is excellent to work with. Motion: Commissioner Lovato motioned to approve C-15-2023 subject to the nine staff alternatives outlined in the staff report. Commissioner Woodruff seconded the motion. Vote: Commissioner Lovato Yes Commissioner Winters Yes Commissioner Woodruff Yes Commissioner Wood Yes Chairperson Fuller Yes  Unanimously – C-15-2023 – Approved PLANNING COMMISSION BUSINESS Vote for Chair and Vice Chair Motion: Commissioner Woodruff motioned to keep Brent Fuller as Chair and Matthew Lovato as Vice Chair. Commissioner Winters seconded the motion. Vote: Commissioner Lovato Yes Commissioner Winters Yes Commissioner Woodruff Yes Commissioner Wood Yes Chairperson Fuller Yes Unanimously – Chair/Vice Chair– Approved There being no further business, the meeting adjourned at 4:55 pm. Respectfully submitted, Kirsten Hunt, Administrative Assistant