Planning Commission Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING MINUTES WEDNESDAY, AUGUST 14, 2024 at 4:00 PM The meeting was called to order at 4:00 PM by Chairperson Lovato 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 Mathew Lovato, David McEwen, Cindy Wood, Harold Woodruff, Renee Layton, and Darrick Porter ABSENT Nancy Drozdek WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Brock Anderson, Jody Knapp, and Julie Davis WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Deputy City Attorney AUDIENCE There were 6 attendees in the audience and 4 online ZONE TEXT CHANGE APPLICATION Application #: ZT-8-2024 Applicant: Brian Haskell Request: A zone text change to Section 7-6-306 to allow property zoned C-2 (General Commercial) and M (Manufacturing) to be included with property zoned C-3 (Transitional Commercial) to meet the minimum district size for the C-3 zone. Brian Haskell is proposing an ordinance amendment to change to Section 7-6-306 to allow property zoned C-2 (General Commercial) and M (Manufacturing) to be included with property zoned C-3 (Transitional Commercial) to meet the minimum district size for the C-3 zone. The C-3 zone currently includes a minimum district size of 5 acres. An individual parcel within the C-3 zone can be as small as 43,560 sq. ft. (1 acre); however, the property must be adjacent to other C-3 zoned parcels that together total 5 acres. The applicant provided the following justification for this request: “Section 7-5-305(4) reads, ‘Property zoned C-3 or M may be included with property zoned C-2 to meet the minimum district size for the C-2 zone.’  C-3 should be allowed the same opportunity as a C-2 application, thus allowing adjacent properties to be used to meet the minimum district size requirements.” Staff offers the following information for the Commission’s consideration: • The C-2 and M zones allow many of the same uses allowed in the C-3 zone. • The minimum district size seems to be geared toward preventing spot zoning where a relatively small property is zoned different from everything else around it. Maintaining a 5-acre district size next to residential seems more important than trying to maintain a 5-acre district size next to C-2 or M zoning where commercial uses are allowed. Staff Alternatives: 1. Approval. The ordinance change should be approved. 2. Continuance. This application should be continued for reasons determined during the public hearing. 3. Denial. Discussion: Steve Pastorik presented. The current text does not allow similar adjacent uses to be included to meet the minimum district size. The applicant, Brian Haskell, represented R5 Development. His address is 2343 North Eagle Crest Drive in Lehi, Utah. He spoke to R5’s desire to bring consistency to the code. There were no comments or questions. Motion: Commissioner Porter motioned to approve ZT-8-2024. Commissioner Winters seconded. Vote: Commissioner McEwen Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Drozdek Absent Commissioner Layton Absent Chair Lovato Yes UNANIMOUSLY-ZT-8-2024-APPROVED Application #: Z-5-2024 Applicant: Shane Sanders Address: 5529 West 4100 South Request: Zone change from A to C-1 Property Size: 0.96 acres Shane Sanders with Sanders Associates Architects has submitted a zone change application for two parcels totaling 0.96 acres located at 5529 West 4100 South. The property is currently zoned A (Agriculture, minimum lot size ½ acre) with a General Plan designation of General Commercial. The proposed zone is C-1 (Neighborhood Commercial). Surrounding zoning includes RB (Residential Business) and R-1-8 (Single Unit Dwelling Residential, minimum lot size 8,000 square feet) to the north, A to the east, R-1-7 (Single Unit Dwelling Residential, minimum lot size 7,000 square feet) to the south, and C-1 to the west. Surrounding land uses include single unit dwellings to the north and south, a CVS store to the west, and agricultural property to the east. While the two subject parcels had homes on them, the homes were demolished around the time UDOT widened this portion of 4100 South as part of the Mountain View Corridor project. Hence, the parcels are currently vacant. If this application is approved, the owner of the property, Mountain America Credit Union, would like to build a new credit union branch at this location. A concept plan is included with this report. Also included is a letter from the applicant providing support for this application. The zoning ordinance requires a 6-foot tall masonry wall and 10 feet of landscaping to be installed whenever commercial development is constructed adjacent to residential use or residential zoning. In this case, the south property line is in the middle of the canal and abuts R-1-7 zoning. Since the masonry wall obviously can’t be built in the middle of the canal, CVS installed their masonry wall at the edge of the canal easement. They also included about 3 feet of landscaping north of the wall (staff considered area south of the wall as meeting the intent of the ordinance). Staff suggests a similar approach here. Staff Alternatives: 4. Approval. This application should be approved as it complies with the General Plan. 5. Continuance. This application should be continued for reasons determined during the public hearing. Discussion: Steve Pastorik presented. The applicant, Shane Sanders, from Sanders & Associate Architects, located at 2668 Grand Avenue, Ogden, representing Mountain America Credit Union, was present. He clarified that the applicant would provide a 10-foot buffer north of the wall. There were no comments or questions. Motion: Commissioner Wood motioned to approve Z-5-2024. Commissioner McEwen seconded. Vote: Commissioner McEwen Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Layton Absent Commissioner Drozdek Absent Chair Lovato Yes UNANIMOUSLY--Z-5-2024--APPROVED Application #: Z-6-2024 Applicant: Shivam Shah Address: 5718 W 3500 S Request: Zone change from LI to C-3 Property Size: 5.35 acres Shivam Shah has submitted a zone change application for a 5.35-acre parcel located at 5718 West 3500 South. The property is currently zoned LI (Light Industrial) with a General Plan designation of Light Manufacturing. The proposed zone is C-3 (Transitional Commercial). The property is surrounded by C-2 zoning on all sides. Surrounding land uses include the Mountain View Corridor to the west; a privately owned storm water retention pond to the north; a commercial center to the east that includes Alpine Storage, Vasa Fitness, Salt Lake Community College, and other uses; and the same commercial center and UDOT property to the south. The property is currently developed with a 100,800 square foot, multi-tenant, flex space building. For reference, a copy of the commercial and manufacturing zones use table is included with this report. All uses that are regulated differently in the C-3 zone from the LI zone are highlighted. In some ways, the C-3 zone is more flexible than the LI zone in that it allows retail and service uses like restaurants, financial institutions, and grocery stores while the LI zone does not. In other ways, the C-3 zone is more restrictive than the LI zone in that it prohibits certain industrial uses like heavy truck and trailer service and truck transfer companies. Also included with this report is the commercial and manufacturing zones standards table. All standards that are different in the C-3 zone from the LI zone are highlighted. If this property is rezoned to C-3, the landscaping percentage would be nonconforming. The current landscape percentage of 12.3% meets the LI zone minimum of 10% but falls short of the C-3 zone minimum of 15%. This property was rezoned from C-2 (General Commercial) to LI back in 2021. The zone change was approved subject to a development agreement that required certain building design standards that have been met. A copy of the development agreement is included for reference. Included with this report are a document and email from the applicant that includes reasons for the proposed zone change. In summary, the applicant is hoping to expand the list of possible tenants since the C-3 zone allows many uses that are prohibited in the LI zone. Staff Alternatives: 1. Approval. This application should be approved as it would comply with the General Plan.  2. Continuance. This application should be continued for reasons determined during the public hearing. 3. Denial. The LI zone should remain. Discussion: Steve Pastorik presented. Commissioner McEwen asked if the buildings are already set up for automotive uses? Does each unit have a limited number of parking spaces? Commissioner McEwen feels there are limited spaces for customer parking. The applicant, Shivam Shah, 118 East 12675 South, Draper, Utah was present. Shivam spoke about his robust property management at all of his properties, as will be at this property. His flex storage/industrial spaces are used for clean automotive services like detailing, paint protection films, wraps, tinting and rock chip repair. The leases are 6-12 months, and to answer Commissioner McEwen’s question, they allow two parking stalls per lease. The property also has cameras and a tow service. Shivam will make sure good tenants go into the units. Motion: Commissioner McEwen motioned to approve Z-6-2024. Commissioner Winters seconded. Vote: Commissioner McEwen Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Porter Yes Commissioner Winters Yes Chair Lovato Yes Commissioner Drozdek Absent Commissioner Layton Yes UNANIMOUSLY--Z-6-2024--APPROVED Application #: Z-7-2024 Applicant: Brian Haskell Address: 3076 South Decker Lake Drive Request: Zone change from M with the Decker Lake Station Overlay Zone to C-3 without the Decker Lake Station Overlay Zone Property Size: 1.0 acre Brian Haskell has submitted a zone change application for a 1.0-acre parcel located at 3076 South Decker Lake Drive. The property is currently zoned M (Manufacturing) with the Decker Lake Station Overlay Zone and has a General Plan designation of Entertainment. The proposed zone is C-3 (Transitional Commercial) without the Decker Lake Station Overlay Zone. Surrounding zoning includes M to the north, west, and east and C-2 to the south. Surrounding land uses include hotels to the north and west, hotel access to the east, and the Maverik Center to the south. The property is currently developed with a 19,600 square foot, multi-tenant, flex space building. For reference, a copy of the commercial and manufacturing zones use table is included with this report. All uses that are regulated differently in the C-3 zone without the Decker Lake Station Overlay Zone from the M zone with the Decker Lake Station Overlay Zone are highlighted. In summary, if this application is approved, the following uses, which are currently prohibited, would be allowed on the subject property: alternative financial service providers, assisted living facility, new automobile sales, used automobile sales, automobile service, blood plasma center, bus terminal, cargo container, community use, convenience store, fast food establishment with drive-up window, fuel sales, hardware store, home improvement center, lingerie store, moving truck rental business, nursing home/convalescent center, medical and dental office, outdoor recreation, recreational vehicle/mobile home sales, secondhand store (without the area restrictions), and warehouse. In talking with the applicant, the uses the owner is most interested in are automobile service and warehouse. Included with this report is a document from the applicant that includes reasons for the proposed zone change. In summary, the applicant is hoping to expand the list of possible tenants while prohibiting more intense uses allowed in the M zone. Under the current zoning ordinance, the C-3 zone has a minimum district size of 5 acres. An individual parcel within the C-3 zone can be as small as 43,560 sq. ft. (1 acre); however, the property must be adjacent to other C-3 zoned parcels that together total 5 acres. As mentioned above, there is no C-3 zoning adjacent to the subject property. To address this issue, the applicant submitted application ZT-8-2024 that would allow property zoned C- 2 or M to be counted toward the minimum district size of the C-3 zone. If application ZT-8-2024 is not approved, this application cannot be approved. In staff’s view, the current combination of M zoning with the Decker Lake Station Overlay Zone is awkward. This combination allows light industrial uses but prohibits warehouses and auto service. By comparison, the C-2 zone allows warehouses (up to 50% of the building area) and auto service but prohibits light industrial uses. Staff Alternatives: 1. Approval. This application should be approved as it would comply with the General Plan. 2. Continuance. This application should be continued for reasons determined during the public hearing. 3. Denial. The current zoning should remain. Discussion: Steve Pastorik presented. Commissioner McEwen asked for a rundown on why the Decker Lake Station Overlay Zone is in place and why it should be changed now. Steve answered that the Overlay Zone was adopted in 1996 when the Maverik Center and a lot of the hotels and restaurants south of 3100 South were under construction. The intent was trying to come up with an area that was supportive of the entertainment focus. As of now, there are two properties that are undeveloped in the original Decker Lake Station Overlay Zone. Commissioner McEwen asked if there was any public input received. Steve said he had not received any public feedback. Brian Haskell, the applicant, spoke of his intent decrease the heavier impact type of uses that a manufacturing zone might provide. C-3 seemed like a good flexible alternative to manufacturing for the type of tenants that they are looking for. Commissioner Winters asked how noisy tenants will be handled since there are apartments and hotels nearby. Brian responded that their intent is to bring uses in that are compatible with the surrounding area. We've developed a good relationship with all the surrounding owners as we built the building, and our desire would not be to bring anything in that would be noisy or create problems for those tenants. The type of uses that they have had the most inquiries on is warehouse use or small office warehouse type of use. Steve added a comment that he spoke to the applicant about when there is work happening inside the building, tenants cannot leave the overhead doors open. This could be added as a standard in the Development Agreement. Commissioner McEwen added that it is located by I-215, 3100 South, and a TRAX station. Motion: Commissioner Woodruff motioned to approve Z-7-2024 with the amendment to keep overhead doors closed during noisy work. Commissioner Winters seconded. Vote: Commissioner McEwen Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Drozdek Absent Commissioner Layton Yes Chair Lovato Yes UNANIMOUSLY--Z-7-2024--APPROVED SUBDIVISION APPLICATIONS SA-2-2024 The Shoppes at Lake Park Lot 4 Amended 3019 South 5600 West C-2 Zone BACKGROUND Christie Schachter with CDS Development and representing Kohl’s Department Store is requesting a plat amendment to lot 4 of The Shoppes at Lake Park Subdivision. The amended plat will amend lot 4 to create an additional building lot. STAFF/AGENCY CONCERNS: There are no staff or agency concerns with this application. ISSUES: The Shoppes at Lake Park was recorded with the Salt Lake County Recorder’s Office in March 2004. Lot 4 was platted as part of that subdivision and comprised an area of approximately 8.5 acres. The Kohls Department Store in conjunction with CDS Development, is now proposing to add an additional building lot for a new restaurant and is seeking a plat amendment of lot 4 to accomplish this. The proposed plat amendment will consist of 2 lots within the original 8.5-acre lot. Lot 4A will comprise 7 acres while lot 4B (the new lot) will consist of 1.5 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. In addition, the Planning Commission reviewed a conditional use application a few weeks back for the new restaurant which addressed parking, landscaping and other issues related to a new use. Existing building lot and site improvements were reviewed and approved by the Planning Commission in conjunction with the 5600 West Overlay Zone during the original subdivision approval. The proposed plat amendment will simply add an additional building lot on the west end of the original lot 4. There is one item that will need to be addressed as a result of the amended plat. The property owner will need to ensure that cross access and parking agreements have been updated and modified in order to serve the new lot. A document has been prepared and is ready for recordation that amends the original operating easement agreement. In addition, storm water agreements may also need to be amended as the existing drainage system will be impacted by the new lot. Staff Alternatives: A. Approval of the amendment to lot 4 of the Shoppes at Lake Park Subdivision. B. Continuance to allow for more discussion regarding the application. Discussion: Steve Lehman presented. The applicant, Christie Schachter, with CDS Development at 16775 Addison Road Suite 550, Addison, Texas, is representing Kohl’s Department Store, was present online and available for questions. There were no questions or comments. Motion: Commissioner Porters motioned to approve SA-2-2024. Commissioner Wood seconded. Vote: Commissioner McEwen Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Drozdek Absent Commissioner Layton Yes Chair Lovato Yes UNANIMOUSLY-SA-2-2024-APPROVED SMI-2-2024 Treasure Circle Subdivision – Amending Lot 1 Jensen Subdivision 3260 West 4060 South R-1-7 Zone 8 Lots 2.2 Acres BACKGROUND Marv Hendrickson is requesting minor subdivision approval for the Treasure Circle Subdivision. The subdivision will also amend lot 1 of the Jensen Subdivision. The subdivision will consist of 8 lots on 2.2 acres and is zoned R-1-7. STAFF/AGENCY CONCERNS: Fire Department: • Fire hydrants to be installed in accordance with the Uniform Fire Code. Granger Hunter Improvement District: • Project will need to run availability for water, sewer and fire protection. • Subject to design and review inspections. Utility Agencies: • Subject to all standard easement locations. Public Works: • Authorization required of ditch/water users for any abandonment, relocation, piping or any other modifications to existing ditches or irrigation structures. • Revisions to plat are required. • Will need to coordinate the connection and transition from the existing right-of-way to the cul-de-sac. • Concerns with how storm water will be removed from the right-of-way. • Follow recommendations in the soils report. Building Inspections: • Follow recommendations in the soils report. ISSUES: • Mr. Hendrickson is requesting minor subdivision approval for the Treasure Circle Subdivision. The Subdivision will also amend lot 1 of the Jensen Subdivision recorded in October 2019. The subdivision will consist of 8 lots on approximately 2.2 acres. This equates to an overall density of 3.6 units per acre. Lot sizes range from 7,642 square feet to 11,880 square feet. The average lot size in the subdivision has been calculated at 9,210 square feet. The square footage does not take into account lot 1 of the Jensen Subdivision.  • As mentioned, the proposed subdivision will amend lot 1 of the Jensen Subdivision. The reasons for this are as follows: • The west end of the Jensen Subdivision extends to the west approximately 25 feet and affects the general ability to plat a new subdivision. Squaring up the lot in the Jensen subdivision creates a better subdivision design. • Lot 1 of the Jensen Subdivision has not developed yet due to costs associated with extending water and sewer services out to 3200 West. Part of these costs are associated with ripping up 3200 West for those utility installations. • Mr. Hendrickson has discussed providing water and sewer through an easement with the property owner and has coordinated squaring up the property lines between these two pieces to make the subdivision work. A new water and sewer easement will be located between lots thus avoiding going out into 3200 West for these services. • Access to the subdivision will be gained from an existing stub street in the Westview No. 6 Subdivision to west. That subdivision was developed under Salt Lake County standards using a 50-foot right-of-way. The City’s right-of-way is 54-feet which also includes curb, gutter, sidewalk and parkstrip. Since the right-of-way width coming in from the west is smaller, the new street will need to flare out to meet the current City standards. • This area is limited on storm water infrastructure. The civil plans show inlets for storm water but do not show an outlet. While individual lots will be required to retain storm water on site, additional information will be required regarding storm water generated from the right-of-way. • The subject property has been vacant for years, but staff does not believe it has actively been irrigated. The applicant will need to coordinate any irrigation systems that may be part of this property with the Engineering Division and or water users or the ditch master. • The applicant has submitted a soils report. The report indicates that 4 test pits were evaluated to a depth of 13 feet. No ground water was present in any of the test pits. The report will need to be reviewed by the City Building Official and City Engineer related to other information applicable for housing and road construction. Staff Alternatives: A. Grant preliminary subdivision approval for the Treasure Circle Subdivision subject to the following conditions: 1. That compliance be made with Granger Hunter Improvement District regarding water line extensions, sewer connections and fire protection. 2. That the subdivision name and cul-de-sac street name be approved by Salt Lake County Addressing Division. 3. That recommendations outlined in the soils report be followed and coordinated with the Building and Engineering Divisions.  4. That street dedication and improvements be in accordance with plan and profiles approved by the City Engineering Division. This will require the extended road to be flared to a 54- foot right-of-way. 5. That all matters pertaining to any existing irrigation system be addressed with the Public Works Department and water users as outlined in the analysis. 6. That the developer resolve all staff and agency concerns. 7. That the developer coordinate the approval of the water and sewer easement serving lot 1 of the Jensen Subdivision with Granger Hunter Improvement District if not already done. 8. That additional information be provided regarding the storm water generated from the public street. Information provided will need to be coordinated with the City’s Engineering Division. Storm water generated from each lot will be required to retain on each lot. B. Continuation to address issues raised during the public hearing. Discussion: Steve Lehman presented. Commissioner McEwen asked if there will be new curb and gutter installed. Steve said, yes according to the new standard. The applicant, Marv Hendrickson, lives at 3251 West 4100 South was present. Marv said the project still had some minor engineering issues that are yet to be clarified, but he is anxious to get started. There were no questions or comments. Motion: Commissioner McEwen motioned to approve SMI-2-2024 according to the 8 conditions in the Staff report. Commissioner Winters seconded. Vote: Commissioner McEwen Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Drozdek Absent Commissioner Layton Yes Chair Lovato Yes UNANIMOUSLY-SMI-2-2024-APPROVED CONDITIONAL USE APPLICATIONS C-12-2024 Valley Collision (Outside Storage) 2280 S. Constitution Blvd M Zone (.817 acres) The applicant, Valley Collision, is requesting conditional use approval for outside storage at 2280 S. Constitution Blvd within the Rocky Mountain Power corridor. This property is zoned M, manufacturing and the West Valley City General Plan designates this area as Utility. The surrounding zone is Manufacturing on all sides. The surrounding uses include warehouse/office and car repair uses. Valley Collision is currently located in the building at 2280 S. Constitution Blvd. This facility is used as an intake and estimate center for vehicle repairs. No vehicles are repaired on site and no customers come to this location. Valley Collision would like to lease a portion of the Rocky Mountain Power corridor that is to the west behind the building for overflow vehicle parking for this use. There is currently a screened fenced in storage yard that is south of this building. The proposal is for that fencing to remain and that area be used for staging and day use and will not be used for any overnight storage. Then the expanded storage yard would be added to the west to accommodate longer term and overnight vehicle storage. That area will be paved with asphalt or concrete. No additional fencing will be added to that area since the overall power corridor is secured and fenced. This property does have frontage on a High Image Arterial which has specific screening standards. With the reconfiguration of the outside storage to the area behind the building, Staff feels that the masonry wall requirement in 7-7-119 would not be triggered for this site at this time. For landscaping, no new requirements are triggered with this application due to the use and location, however, there were historically three trees along the frontage that were removed. Those three trees must be replaced and the trees to be planted in the landscaped buffer shall be selected from the list provided in 7-10-103(3), Landscaping Standards Applicable to all High Image Arterials. Lastly, there is a dumpster on site and that must be relocated or screened to meet 7-2-118. 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 on the improved hard surface portions of the site within the Rocky Mountain Power corridor as outlined in the approved site plan. 2. There shall be no outside storage permitted south of the building. 3. A minimum of three trees must be added in the landscaping along the frontage. The tree species shall be selected from the list provided in 7-10-103(3), Landscaping Standards Applicable to all High Image Arterials. 4. All dumpsters on site must comply with the location standards in 7-2-118. 5. Must meet the requirements of all affected departments and agencies. 6. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Jody Knapp presented. Commissioner McEwen asked if this is the applicant’s property. Jody said Rocky Mountain Power is the property owner and leases out spaces in their corridors. The applicant, Dan Spurgeon, at 189 West 305 North, Vineyard, Utah, was present and said he owns several locations around the valley, and on 2738 Constitution Blvd. He really wanted to get the parking behind the building there to work but the City had it earmarked for a park, and also due to zoning just wasn't going to work out. So, he ended up leasing a building down the street, and worked with Rocky Mountain Power to get that approved. He wants the cars behind the building as much as the City wants them back there, it'll make their jobs a lot easier. It'll alleviate some of the pressure at their front facility that they have down the road. They’ve expanded their business significantly, and don't have enough parking. People in West Valley like to wreck a lot of cars, so they really need that parking space. Motion: Commissioner Winters motioned to approve C-12-2024 subject to the 6 conditions listed in the Staff report. Commissioner Porter seconded. Vote: Commissioner McEwen Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Drozdek Absent Commissioner Layton Yes Chair Lovato Yes UNANIMOUSLY-C-12-2024-APPROVED C-14-2024 Cantwell Dental 5611 W Parkway Blvd. C-2 Zone (0.40 acres) The applicant, JZW Architects, is requesting conditional use approval for a new dental office, which will be located on two parcels located at 5611 W Parkway Blvd. and 2730 S 5600 W. The property is zoned C-2, General Commercial and the West Valley City General Plan designates this area as Medium Density Residential. The parcels are also located within the 5600 West Overlay Zone. The surrounding zoning to the north, south and east is also C-2. Zoning to the west is RM (Multiple Unit Dwelling Residential). The surrounding uses include a convenience store and fuel sales to the north, a shopping center to the south and east, and townhomes to the west. The applicant is proposing to build a roughly 3,000 sq. ft. dental office on the property, which is on the south-west corner of Parkway Blvd. and 5600 West. The building will face north towards Parkway Blvd., and access will also be from the same street. UDOT did not allow any access from 5600 West due to the proximity to the intersection. The access from Parkway Blvd. will be limited to right-in/right-out only, also due to the proximity to the corner. Eleven parking spaces are proposed on the site, which exceeds the requirement in the code. Parkway Blvd. and 5600 West are both high image arterial streets and the landscaping must meet the requirements in section 7-10. Thirty-six percent of the site is proposed to be landscaped, which exceeds the code requirement of 13.5%. A 10’ landscaped buffer and 6’ tall masonry screen wall is required on the west side of the site adjacent to the residential use. The required street trees, per 7-10- 103, shall be installed along Parkway Blvd. and 5600 West. The landscape buffers along both streets must also have at least 50% lawn or artificial turf. All landscaped areas require at least 50% coverage of live plant material. The building needs to comply with the City’s Commercial Design Standards outlined in 7-11-300P. The proposed building materials in the application submittal were EIFS, wood siding and metal wall panel siding. The applicant has indicated they will switch out the wood siding for a faux wood composite wood siding to meet the requirements of the 5600 West Overlay Zone. The north building elevation is considered the primary façade and the east elevation a secondary façade. Some adjustments need to be made to bring the elevations in compliance with the commercial design standard requirements. Also, since the building is located within the 5600 West Overlay Zone, 7-14- 403 requires that all building elevations shall be designed so there is equal emphasis on all sides of the building. All three building materials shall be used on the south and west elevations, and there shall be a variation in the roof lines as was done on the north and east elevations. The applicant has indicated there will be wall signage on the building. The parcel is also eligible for two monument signs, since there are two street frontages. All signage needs to comply with the regulations in Title 11. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. The site shall be developed per the approved plan. 2. The landscaping must be installed per the approved plan and shall meet all requirements of Title 7, including all requirements of 7-10 for both street frontages. 50% coverage of live plant material is required in all landscaped areas. 3. The building shall be designed in accordance with the Commercial Design Standards outlined in 7-11-300P. All building elevations shall also be designed with equal emphasis, as required in 7-14-403. 4. Signage must comply with Title 11 of the West Valley City Code. 5. Shall meet the requirements of all affected departments and agencies. 6. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Brock Anderson presented. Commissioner Wood asked why the difference in names on the application (Cantwell Dental) and the elevations (West 56th Dental). Brock responded that Cantwell Dental was listed as the project name on the application. He is not sure, but they may choose to call the actual business a different name. The Applicant, Logan Merril, addressed Commissioner Wood’s question that there is another West 56th Dental location in West Valley City. He is not sure if the owners are moving or opening an additional location. Commissioner McEwen asked if the 3 materials are required in the code and what the surrounding buildings look like. Brock said 3 materials aren’t required in the code, just that the code requires equal emphasis on all sides of the building. The front and street side have three materials, but if the commission feels that using two of the materials on the other two sides meets the intent of the code, then that is fine. He also responded that other surrounding buildings in the area are stucco have similar materials. Motion: Commissioner McEwen motioned to approve C-14-2024 subject to the 6 conditions in the Staff report. Commissioner Winters seconded. Vote: Commissioner McEwen Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Drozdek Absent Commissioner Layton Yes Chair Lovato Yes UNANIMOUSLY-C-14-2024-APPROVED PLANNING COMMISSION BUSINESS Approval of Minutes from April 3, 2024 Study Meeting (continued from July 10, 2024) Motion: Commissioner Wood motioned to approve the April 3, 2024 Minutes. Vote: Commissioner McEwen Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Porter Yes Commissioner Winters Yes Commissioner Drozdek Absent Commissioner Layton Yes Chair Lovato Yes UNANIMOUSLY-APRIL 3, 2024 MINUTES-APPROVED There was no further business. Commissioner McEwen motioned to adjourn. The meeting was adjourned at 5:00pm. Respectfully submitted, Julie Davis Julie Davis, Admin 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.