Planning Commission Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING MINUTES 06/26/2024 at 4:00 p.m. 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/86528756733 WEST VALLEY CITY PLANNING COMMISSION MEMBERS Brent Fuller, Cindy Wood, Harold Woodruff, David McEwen, Mathew Levato and Renee Layton ABSENT Steve Pastorik, Martell Winters, and Darrick Porter WEST VALLEY CITY PLANNING DIVISION STAFF Jody Knapp, Brock Anderson, Steve Lehman, and Julie Davis WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Deputy City Attorney AUDIENCE There were about 150 people in the audience and online CONDITIONAL USE APPLICATIONS C-10-2024 Carter Webster Commercial/Industrial Park 2726 S. Redwood Rd (Bldg G) M zone, 2.42 acres The applicant, Tanner Webster is requesting conditional use approval for a Commercial/Industrial Park at 2724 S. Redwood Rd., Building G. The zoning for this property is M, Manufacturing and the General Plan designation is Commercial Light Manufacturing. The surrounding zone is M, Manufacturing on all sides. The surrounding uses include existing office buildings in the Business Village Condos as well as mixed use industrial/commercial tenants to the west in the Business Village West development. This property is located within the Business Village Condos that was recently amended as part of SA-1-2024. That process consolidated three undeveloped building areas (B, C and D) into one larger overall building that is now labeled G. There are three existing buildings that were constructed (A, E and F) and are currently occupied by office tenants. The proposal for this building is to construct a 19,184 SF building with 15 tenants. These tenant spaces would accommodate a variety of users with a general breakdown as follows: 40% Warehouse 20% Office 25% Retail 15% Industrial/Manufacturing Therefore, to provide flexibility for this proposed tenant mix this application is being reviewed as a shopping center, which is a conditional use. This use is also consistent with the buildings to the north and west which have changed over the years to expand to more retail/office verses warehouse/industrial. The building design is required to meet the Commercial Design Standards. They have a variety of materials including smooth and split face CMU block, metal awnings and OVC composite siding. There are also overhead doors that will be painted dark Iron Ore to match the building façade and will also have windows to soften the industrial type look. Parking for this development is shared within the Business Village Condos and currently meets Code with the proposed tenant mix. The existing office uses occupy 20,480 SF, which equals 82 stalls. The new mix requires 31 stalls, for a total of 113 stalls and 114 have been provided. Staff will monitor the parking as tenants occupy the building and through future business license reviews. Landscaping on site will be updated and completed as part of this project. This does include the landscaping and streetscape along Redwood Road which is a High Image Arterial. Internal pedestrian corridors will be required to provide access to the exterior public sidewalks and adjacent buildings. Only wall signage is proposed with this application and is subject to the West Valley City Sign Ordinance (Title 11). If dumpsters are provided for this building they must be located within a 6’ masonry enclosure that is constructed to match the building and meet the location requirements outlined in 7-2-118. Staff Alternatives: Approval, subject to any concerns raised at the public hearing as well as the following conditions: 1. The building must be completed per the approved plans and be designed in accordance with the Commercial Design Standards. This shall include painted overhead doors with windows. 2. The site shall be landscaped per the approved plans and all existing landscaping must be maintained and/or replaced if it is in poor condition. This includes completion of the Redwood Streetscape requirements.  3. Uses shall be monitored to verify compliance with the West Valley City parking requirements. 4. Interior pedestrian connections must be provided to accommodate the overall pedestrian circulation through this center and to the exterior public sidewalks. 5. Dumpsters shall be completely screened and secured with a 6’ masonry enclosure that matches the building and located per 7-2-118. 6. Only wall signs were proposed with this application and those signs shall comply with the West Valley City Sign Ordinance. 7. Must meet requirements of all affected departments and agencies. 8. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Jody presented. The Applicant was present. There were no questions or comments. Motion: Commissioner Lovato motioned to Approve subject to the 8 conditions. Commissioner Woodruff seconded the motion. Vote: Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Chair Fuller Yes UNANIMOUS----C-10-2024---APPROVED C-11-2024 Hunsaker Exteriors Outside Storage 2452 S 3400 W M Zone (1 acre) Garrick Hunsaker is requesting conditional use approval for outside storage. The property is zoned M, Manufacturing, and the West Valley City General Plan designates this area as light manufacturing. The surrounding zoning is also M. Adjacent land uses include light industrial and warehousing businesses. The applicant operates a subcontracting company that specializes in exterior applications and facades. The overall parcel is 1 acre. This proposed storage yard will occupy 0.13 acres of the parcel. Staff reviewed a Permitted Use Application for the property in 2022 (ZPR 20220004) for a large warehouse addition. At the time of that application there was no request for outside storage. The applicant would now like to use a portion of the site that was originally designated as parking for a storage yard. The outside storage area will be used as storage for the company’s scaffolding. Per 7-7-119, outside storage areas are to be screened from public view and are to be surfaced appropriately. There is a chain link fence with slats that screens the storage area from the street. The area is already paved with asphalt. A grading and drainage plan was previously reviewed and approved as part of the permitted use application. The site still needs to maintain enough parking for the office and warehousing uses inside the building. Based on the building square footage and associated uses, the site requires 17 parking stalls. There will be 23 parking stalls for employees and customers available. The parcel is required to have 5% landscaping. Some new landscaping was installed with the building addition. The site has over 8% landscaping. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. Outside storage is permitted in the area indicated on the site plan, west of the fencing. The area shall be screened by chain link fencing that has slats and be paved with asphalt or concrete. 2. The storage of vehicles for longer than 24 hours shall not occur outside of the approved storage area. 3. The requirements of all affected departments and agencies shall be met. 4. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Brock presented. The Applicant was present. There were no questions or comments. Motion: Commissioner Wood motioned to Approve C-11-2024 subject to the conditions. Commissioner Lovato seconded the motion. Vote: Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Chair Fuller Yes UNANIMOUS----C-11-2024---APPROVED GENERAL PLAN/ZONE CHANGE APPLICATIONS Application #: GPZ-4-2024 Applicant: Edge Homes Address: 3688 South Redwood Road Request: General Plan change from General Commercial to Medium Density Residential and zone change from C-2 to RM Property Size: 26.26 acres Edge Homes has submitted a General Plan/zone change application for 9 parcels totaling 26.26 acres located at 3688 South Redwood Road. The property is currently zoned C-2 (General Commercial) with a General Plan designation of General Commercial. The proposed zone is RM (Multiple Unit Dwelling Residential) and the proposed General Plan designation is Medium Density Residential (7 to 12 units/acre). Surrounding zones include C-2 and RM to the north and south; C-2, RMH (Residential Mobile Home), and RM to the east; and R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 sq. ft.) and A (Agriculture, minimum lot size ½ acre) to the west. The attached map shows the surrounding land uses. The subject property is the Redwood Drive-In Theatre which opened in 1948. The property also functions as a swap meet on weekends. The property falls within the South Redwood RDA. The applicant is proposing a residential development with 308 for sale dwelling units with three different housing types. The proposed density of the project is 11.7 units/acre. The three housing types are 250 2-story townhomes with four different building designs, 40 3-story condos, and 18 single family homes. Additional details on each housing type are provided below. All townhomes and single-family homes will have a two-car garage and the condos will have a one-car garage. The attached concept plan and application materials from the applicant provide details on and support for the proposed project. In reviewing this application, staff suggests that there are two primary questions to answer: 1. Is this the right location for a residential development of this type and density? 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 residential development of this type and density? According to the City’s zoning ordinance, zone changes to the RM zone can only be considered by the City if the following four conditions are met: 1. For properties without existing Structures which are proposed to be developed, the property must be a minimum of one acre and the Density must not exceed 12 units per acre. For properties with existing Structures proposed to be redeveloped, the property must be a minimum of 20,000 square feet and the Density must not exceed 20 units per  acre. For properties that are west of Redwood Road and within one-half mile of the West Valley Central light rail station, the Decker Lake light rail station or the Redwood Junction light rail station, the Density may exceed 20 units per acre; 2. The property shall meet any one of the following four requirements: (i) have access and Frontage on a Street with a planned Right-of-way width of at least 80 feet (for properties under two acres) or 100 feet (for properties two acres or larger) as indicated on the Major Street Plan; (ii) be adjacent to existing multifamily residential development on two sides; or (iii) be located west of Redwood Road and within one-half mile of the West Valley Central light rail station, the Decker Lake light rail station, or the Redwood Junction light rail station; or (iv) if the property is vacant, was vacant as of January 19, 2021, will be an exempt housing development under 24 CFR 100.304 or successor regulation with a density no greater than seven units per acre, and have access and Frontage on a Street with a planned Right-of-way width of at least 80 feet; 3. A Development Agreement must be proposed with the zone change application that addresses Dwelling Unit sizes, exterior materials, architecture, Landscaping, and project Amenities; and 4. A traffic impact study prepared by a registered traffic engineer is required for projects with 100 or more Dwelling Units. This application meets the first condition in that the property is over 20,000 square feet, includes structures proposed to be redeveloped and has a proposed density below 20 units/acre. For the second condition, the subject property has access and frontage on Redwood Road, which has a planned right-of-way width over 100’. On the third condition, the applicant’s development agreement standards are addressed later in this report. For the fourth condition, a traffic impact study was submitted by the applicant and is included with this report. In summary, the traffic impact study recommended that a dedicated southbound right-turn lane be constructed on 1950 West at 3800 South to improve the intersection’s level of service (LOS). While the property is eligible for RM zoning, the City may still deny requests for RM zoning. The points below may help the Commission answer the first question.  The subject property is surrounded by a mix of residential uses including townhomes to the north and east, mobile homes to the east, apartments to the south, and single-family homes to the west.  Granger Elementary School is located to the west across the street on 1950 West.  Between 3500 South and 4100 South, over half of the property that accesses Redwood Road is residential.  Both 3800 South and 1950 West are predominantly residential streets.  Redwood Road is currently a 7-lane arterial street that is serviced by UTA bus route 217.  Average annual daily traffic (AADT) on this segment of Redwood Road was 35,000 in 2022. A 7- lane arterial can handle a traffic volume of 40,000 at a level of service (LOS) C and 46,000 at a LOS D. At the time this report was submitted, staff had received hundreds of comments via email, voicemail, text, letter, and petition in opposition to this application. The emails and texts are included with this report as a single PDF file. The petition and letter are also included. For the Commission’s benefit, the bullet points that follow are staff’s attempt to summarize the points raised in the comments.  The swap meet houses many local vendors. These vendors make their living from selling affordable merchandise every weekend. Removing the drive-in and swap meet would take away their source of income and eliminate a unique and local shopping opportunity.  The Redwood Drive-In Theatre is a community icon/landmark and one of the few remaining drive-in theaters in Utah.  Both the drive-in and swap meet are good for the local economy in that they provide jobs and tax revenue.  The drive-in is nostalgic and provides an inexpensive opportunity for family entertainment.  There’s not a suitable site for another swap meet elsewhere in the City.  The area doesn’t need more high-density housing. There are other more appropriate locations for residential development. Staff believe it is important to point out that, if this application is denied, the property owner could choose to redevelop the property into one or more commercial uses allowed under the C-2 zone without rezoning the property. Does the quality of the project further City goals? The City’s General Plan includes the goal to “promote higher quality multi-family residential in appropriate locations.” To this end, the City’s Multi-Unit Residential Design Standards were amended in 2020, 2021, and 2022 to raise the bar on standards for unit sizes, exterior materials, architecture, amenities, landscaping, recreation space, and parking. The current City code requires requests for the RM zone to be accompanied with a development agreement proposal that addresses dwelling unit sizes, exterior materials, architecture, landscaping and project amenities. Each of these items is addressed below. Dwelling Unit Sizes The table below lists unit size information for each different housing unit type. As outlined in the table, all proposed units exceed the required minimum unit sizes. For single unit dwellings, the City has used development agreements to require sizes that are significantly larger than what is in the City’s ordinance, which is limited by State code. Unit Type Proposed Proposed Total Area # of # of Minimum Finished Unfinished (Sq. Ft.) Bedrooms Bathrooms Finished Floor Basement Area Area Area (Sq. Ft.) Required Above by Grade Ordinance (Sq. Ft.) (Sq. Ft.) Single Unit 1,322 - 1,020 - 1,428 2,650 - 3,810 2-5 2-3 1,000 Detached* 2,591 Front Load 1,595 685 2,280 3 3 1,400 Townhome (Inner Unit) Front Load 1,618 703 2,321 3 3 1,400 Townhome (Outer Unit) Rear Load 1,705 731 2,436 3 3 1,400 Townhome (Inner Unit) Rear Load 1,647 734 2,381 3 3 1,400 Townhome (Outer Unit) Front Condo 1,352 0 1,352 3 2 1,100 Rear Condo 1,243 0 1,243 3 2 1,100 *The numbers vary depending upon the plan. While the single unit detached plans all exceed the 1,000 sq. ft. ordinance minimum, staff would recommend a minimum finished floor area above grade of 1,400 sq. ft. to be closer to the townhome sizes and closer to the minimum size established in other development agreements. Exterior Materials For materials, the City’s Multi-Unit Residential Design Standards state: All multi-unit residential Building exteriors shall be brick, stucco, EIFS, stone, ceramic tile, faux wood composites, architectural metal panels/siding that is used only as a veneer and not as structural sheeting or sheathing, or fiber cement siding. With the exception of brick or stone which may be used on the entire Building exterior, no single material shall comprise more than 60 percent of a Building’s exterior. Where stucco, EIFS, ceramic tile, faux wood composites, architectural metal panels/siding or fiber cement siding are used, at least 20 percent of the Building’s exterior shall be brick or stone. Corrugated metal and metal panels/siding with exposed fasteners are prohibited on Building exteriors. Wood and vinyl may be used as trim, soffits and/or accent materials only.” For single unit dwellings, the City’s ordinance no longer specifies required exterior materials as required in State code. On all product types, the applicant is proposing a mix of brick, stone, composite siding, and stucco, which are allowed materials. A flyer on the composite siding, referred to as LP Smartside, is included with this report. The condos and the frontload townhomes will meet the required 20 percent brick or stone. While the rearload townhomes will have at least 11 percent brick or stone, these elevations will include two types of composite siding (with one type being more expensive than stone) and will exceed the City’s design standards on other features like roof treatments. Architecture Based on a preliminary review of the proposed buildings against the City’s architectural standards, several issues/questions were identified that were relayed to the applicant. The applicant addressed most of these by making several revisions and is requesting the following two exceptions.  The ordinance requires a patio or balcony of at least 60 sq. ft. for each townhome and condo unit. The applicant is proposing that two out of the ten units in each condo building would not have a patio or balcony. Of the eight units that would have a patio or balcony, four would be less than 60 square feet.  Section 7-11-408 requires at least 25% of the primary façade (front) to be fenestration (windows). The applicant is requesting an exception to this standard for the frontload townhome units. If this application is approved, a more thorough review will be conducted by staff on the elevations submitted for a building permit. In addition to the exterior features, the applicant has committed to several interior features, such as tankless water heaters, on all housing types. Landscaping The ordinance addressing landscaping and recreation space requires a total of 50% landscaping and recreation space for developments with a density under 20 dwelling units/acre. According to the applicant, the proposal meets this requirement. Project Amenities For a project of this size, the ordinance requires five amenities. The proposed project includes the following six amenities from the ordinance: swimming pool, clubhouse, fitness room, tot lot, sport court, and outdoor covered pavilion with picnic table. The developer has also committed to include a trail corridor that bisects the site internally from west to east to provide walking access to the amenities area. Other Considerations Parking The table below compares the applicant’s proposed parking with the standards in the City’s ordinance. Unit Types Required Proposed 18’ Deep 18’ Deep Parking Parking Garage Sizes Garage Driveway Driveway Stalls Stalls Sizes Required Provided Required Provided (Excluding (Excluding Driveway) Driveway) Single Family 3-car* 2-car Yes Yes 2.75 2.5** Homes Townhomes 2-car 2-car Yes Yes 2.75 2.5 Condos 1-car 1-car No Yes 2 1.5 *A 2-car garage is allowed when there is a 20-foot side yard setback adjacent to the garage and either the 2-car garage is side loaded or the basement of the dwelling with at least a three-quarter basement is finished. **For some house plans, there will be enough space on the lot to have a 10’ setback on the garage side of the house which would allow for an additional parking space to the side of the garage. The applicant’s development agreement proposal includes several reasons as to why, in some instances, the proposed parking is less than the standards in the ordinance. First, the condo units will have driveways that are deep enough to park in. While these driveways don’t count toward the minimum required parking, residents will park in them. Second, on-street parking is available on 3800 South and 1950 West and will be available on the streets within the development which will all be public. Based on preliminary feedback from Public Works, they are recommending that on-street parking within the development be prohibited for snow removal and garbage collection. Planning Commission Study Session Questions During the Planning Commission study meeting on 6/4, the Commission asked staff several questions that needed follow up. Below are the questions and answers.  What would the density of the project be if the single-family home portion of the project was removed? The current proposed density of the project is 11.7 units/acre (308 units/26.26 acres). If the single-family home portion was removed, the project density would be 12.0 units/acre (290 units/24.08 acres).  What are the City’s standards for garage dimensions? For single family homes, Section 7-11-207 states: “The minimum interior dimensions of a garage shall be 20 feet by 30 feet for a three-car garage and 20 feet by 20 feet for a two-car garage.” For townhomes, Section 7-11-404 states: “Townhomes shall have a two-car garage with minimum interior dimensions of 20 feet by 20 feet for each Dwelling Unit. The 20 feet by 20 feet interior garage space shall be clear of obstructions such as stairs, water heaters, or structural appendages like columns.”  What is the address of the condos developed by Edge Homes in Herriman? The condos are located between Black Locust Way and Cannavale Lane in the Herriman Town Center. As an example, the address of a specific condo building within the development is 5208 West Cannavale Ln. Fencing The existing chain link fence along the north side of the property includes wooden slats that are in need of replacement. The developer has committed to replace the existing fence with a 6-foot vinyl fence. The developer has also committed to install either a 4-foot wrought iron fence or 4- foot split rail fence along the east and south sides of the development. Completion of Improvements The City has had significant challenges with developers of townhome projects finishing all of the required improvements. Staff recommends that the development agreement include a provision that allows the City to withhold the building permits on the last 30 dwelling units until all of the requirement improvements (curb, gutter, sidewalk, street paving, ADA ramps, survey monuments, street lights, amenities, landscaping, etc.) are installed. Improvements along 3800 South As mentioned earlier, the traffic study recommended that a dedicated southbound right-turn lane be constructed on 1950 West at 3800 South to improve the intersection’s level of service (LOS). To accommodate this turn lane, staff recommends that sufficient right-of-way be dedicated to the City. In addition, the Public Works Department is recommending that the integral sidewalk along 3800 South be replaced with a 5-foot park strip and a 5-foot sidewalk to meet current City standards and provide a buffer between pedestrians and roadway traffic. Staff Alternatives: 1. Approval. This General Plan/zone change application should be approved subject to a development agreement that incorporates the standards proposed by the applicant with the following additions recommended by staff: a. The project shall meet all of the requirements of the Redwood Road Streetscape found in Part 2 of Chapter 7-10 of the Zoning Ordinance along the entire Redwood Road frontage. b. The minimum finished floor area above grade for single unit dwellings shall be 1,400 square feet. c. The City may hold the building permits for the last 30 dwelling units until all of the required improvements are installed. d. The developer shall dedicate to the City sufficient right-of-way along 1950 West to accommodate a southbound right-turn lane onto 3800 South. The exact amount of right-of-way dedication shall be determined during the subdivision review process. e. The developer shall replace the integral sidewalk along 3800 South with a 5-foot parkstrip and a 5-foot sidewalk. 2. Approval. This application should be approved subject to the recommendations under Approval option 1 plus the following requirement: With the exception of allowing the single-family homes to have a 2-car garage, all other parking requirements in the City’s ordinance shall be met. 3. Continuance. This application should be continued for reasons determined during the public hearing. 4. Denial. This application should be denied. The C-2 zoning should remain. Discussion: Steve Lehman presented the continued application from the June 12th Public Hearing due to the approval vote not being unanimous. There were no specific recommendations given to Staff to be addressed. It was noted that developer and public comments were closed at the end of the June 12th presentation. Steve reiterated the owner’s wishes to sell the property even if the rezone is not approved. He reminded the Commissioners of Jon Springmeyer’s research that showed the low viability of commercial uses and the lack of interest from commercial developers. The previous site plan from Edge Homes was shown. During the June 12th meeting there were issues raised by staff that indicated there should be a modification to the Site Plan. The first issue was the City no longer allows private streets and dead-end drives. A knuckle or other method of turnaround would be needed, which are not allowed in a dedicated street system. The second issue was the deficiency of on-site parking. Also, at the last meeting the Commissioners mentioned the possibility of adding additional open space or connectivity through the property. The new site plan was presented. It showed the addition of parking, basically meets the requirement at 4.71 spots per residence. The previous townhomes onto 1950 West have been changed to fronting single-family homes, which are preferred by the residents across the street from the proposed homes. A central open space was added with a small playground, picnic table and walkway. Unfinished basements have been added to all the townhomes and single-family homes. Steve continued the slides showing interior renditions, modified exterior elevations/color variations, and community amenities. There will be a park strip on 3800 South as recommended by Public Works. Commissioner Woodruff asked what the three exceptions are. Steve said the first exception is on the rear load townhome units. The developer has about 11% brick or stone, but the Ordinance requires 20% brick or stone. Steve said the deficiency could be modified as part of the development agreement. The second exception is the condominium units along Redwood Road, that will have patios or balconies, they should be 60 square feet. The third exception is for the front-loaded townhomes that don’t meet the 25% requirement for fenestration, but the developer is willing to put windows in the garage doors to help with that building relief. Chair Fuller asked who requires the entrance road on 3800 South to be moved to the north. Steve said that Public Works feels north is the best placement even though it is across from the school. Steve points out that the layout isn’t being approved today and staff can work with our Engineering Office and the developer to determine where the best approach would be for that driveway. Chair Fuller asks Steve to go over Jon Springmeyer’s presentation at last weeks’ Study Meeting. Steve went over Jon’s findings that if the property stayed commercial, the viability would be low for the following reasons: 1. The property is located mid-block and difficult for shoppers to access. 2. Twenty-six acres is very large for a commercial piece. The depth from Redwood Road to 1950 West really makes it difficult to plan for a commercial center coming off of Redwood. 3. Jon doesn’t think it would be in the City's interest to have commercial access onto 3800 South or 1950 West, mixing that in with the residential component there. 4. In today's market, mid-size box stores are going out of business. The city already has larger stores such as Home Depot, Target, and Walmart and 26 acres is a lot larger than those other store’s lots. The lot size of the R.C. Willy and Ikea is located on a lot smaller than 26 acres. It's  a massive site and to develop it commercially would be very challenging. Storage units are an option but that just may detract from the area. Brandon Hill explained to the Commissioners their options to either Approve, Continue or deny the rezone. Commissioner Lovato asked Steve for clarification on the exceptions because they are not listed in the Alternatives. Steve said if the Commissioners feel strongly that the developer needs to meet the Ordinances on those, to require those standards in their recommendation. The developer will have to drop a house or two to meet the parking requirement and adding more stone is easy to do. It would be challenging to meet the fenestration. Commissioner Lovato said he would like to see the windows and stone meet the requirements. Commissioner Woodruff shared his thoughts on this project, that it is really nothing special for this site or for West Valley City. If he was an applicant, and especially knowing how difficult this application was, he would have hit every point that the City had in their ordinances and asked for nothing. He feels this isn't the appropriate time to change the zoning on this property. Commissioner Wood said she really appreciated Jon Springmeyer’s presentation and answered all the questions as to why the property isn’t being developed commercially. She acknowledged that housing is also needed. She thinks the developer will build good homes and she’s glad more single-family homes were added. Commissioner Lovato said he was surprised by the number of non-residents who are speaking out against the Swapmeet, and not even about the drive-in. He points out this is not the final decision but a recommendation to City Council. Motion: Commissioner McEwen motioned to Approve GPZ-4-2024 subject to the 5 conditions in Option one, plus the additional requirement of (f.) The front exteriors shall have 20% brick on the frontage. Commissioner Wood seconded the motion. Commissioner Lovato Yes Commissioner McEwen Yes Commissioner Wood Yes Commissioner Woodruff No Commissioner Layton Yes Chair Fuller No Majority----GPZ-4-2024---Approved Commissioner Fuller motions to adjourn the meeting (due to public outburst). The meeting adjourned at 4:15 pm. Note: the Attendance Sign-in Sheets were taken by an unknown attendee. Respectfully submitted, Julie Davis Administrative Assistant West Valley City does not discriminate on the basis of race, color, national origin, sex, religion, age, sexual orientation or disability in employment or the provision of services. If you are planning to attend this public meeting and due to a disability, need assistance in understanding or participating in the meeting, please notify the City eight or more hours in advance of the meeting. We will try to provide whatever assistance may be required. The person to contact for assistance is Julie Davis, 801-963-3306.