Planning Commission Regular Meeting

WEST VALLEY CITY PLANNING COMMISSION PUBLIC HEARING MINUTES WEDNESDAY, SEPTEMBER 25, 2024 at 4:00 PM The meeting was called to order at 4:00 p.m. by Commissioner Woodruff 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, Cindy Wood, Harold Woodruff, Darrick Porter, Nancy Drozdek, and Renee Layton ABSENT Martell Winters WEST VALLEY CITY PLANNING DIVISION STAFF Steve Pastorik, Steve Lehman, Brock Anderson, Jody Knapp and Julie Davis WEST VALLEY CITY LEGAL DEPARTMENT Brandon Hill, Assistant City Attorney AUDIENCE There were 7 attendees in the audience and one online. Application #: ZT-10-2024 Applicant: West Valley City Request: A zone text change to modify Section 7-6-301, add Sections 7-10-400P through 7-10-402, and remove Sections 7-14-100P through 7-14-104. These changes would remove the Decker Lake Station Overlay Zone and add development standards for properties along Decker Lake Drive between 3100 South and 3500 South. City staff is proposing a zone text change to modify Section 7-6-301, add Sections 7-10-400P through 7-10-402, and remove Sections 7-14-100P through 7-14-104. These changes would remove the Decker Lake Station Overlay Zone and add development standards for properties along Decker Lake Drive between 3100 South and 3500 South. The reasons for the removal of the Decker Lake Station Overlay Zone are outlined below. Reasons to Remove the Overlay Zone West Valley City Planning Commission Public Hearing Minutes September 25, 2024 Page 1 of 13 The Decker Lake Station Overlay Zone was first adopted in 1996 as the Commercial Overlay Zone. At the time, the intended overlay zone area was mostly undeveloped. In the years that followed, the Maverik Center, hotels, restaurants and other uses were built. Today, the targeted overlay zone area is largely developed. The Overlay Zone was originally intended to cover the area between 3100 South and 3500 South and from I-215 to approximately 2080 West. The Overlay Zone was expanded in 2002 to include property north of 3100 South and then reduced in 2006 and 2020 to exclude new residential developments. However, as previously discussed with the Planning Commission, staff recently learned that the area south of 3100 South was never officially zoned by ordinance as being within the Overlay Zone. As a result, the Overlay Zone currently affects only 5 parcels north of 3100 South. These 5 parcels are the subject of a companion application, Z-8-2024, wherein staff is recommending that the Decker Lake Station Overlay Zone be removed from these parcels. In addition to removing the Overlay Zone from the subject parcels in Z-8-2024, four of the five parcels are proposed to be rezoned from the M (Manufacturing) zone to the C-2 (General Commercial) zone. Doing so replaces many of the use restrictions of the Overlay Zone. In 2023, the Utah legislature required municipalities with light rail stations to adopt station area plans for the one-half mile radius from each light rail station. The legislature also required municipalities to adopt land use regulations to implement each station area plan. The station area plans and associated land use regulations must be adopted by the end of 2025. The City is currently working with a consultant team hired by Wasatch Front Regional Council to create station area plans for the River Trail, Redwood Junction, and Decker Lake light rail stations. Once the plans are adopted, the City will consider land use regulations to implement these plans. In other words, any future land use regulations adopted to implement the station area plan for Decker Lake light rail station area will take the place of the Decker Lake Station Overlay Zone. Adding Sections 7-10-400P through 7-10-402 There are certain streetscape type standards in the Decker Lake Station Overlay Zone that staff is recommending moving to Chapter 7-10 of the zoning ordinance. These standards are outlined below. 1. For Buildings less than 10,000 square feet, no parking shall be allowed between the Street and the Building. 2. A three-foot-tall berm shall be required within the Landscaping along Decker Lake Drive. 3. On Decker Lake Drive, Bradford Pear trees of a minimum size of two-inch caliper shall be planted within the Front Yard Landscaping an average of 30 feet apart. A different Street tree may be used to emphasize intersections. 4. Stamped concrete shall be required for all driveway approaches and where public sidewalks cross driveways. 5. The park strip along Decker Lake Drive shall be six feet wide. The Sidewalk along Decker Lake Drive shall be eight feet wide. Sites that do not meet these standards shall be brought into compliance when any development occurs to which Section 7-2-117 is applicable. West Valley City Planning Commission Public Hearing Minutes September 25, 2024 Page 2 of 13  6. Only monument signs are allowed along Decker Lake Drive. Directory type monument signs may exceed height and area requirements as outlined in Section 11-4-109. Staff Alternatives: 1. Approval. The ordinance should be approved as proposed by staff. 2. Continuance. 3. Denial. Discussion: Steve Pastorik presented. There were no questions or comments. Motion: Commissioner Porter motioned to approve ZT-10-2024. Commissioner Wood seconded. Vote: Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Commissioner Porter Yes Chair Lovato Yes UNANIMOUS----ZT-10-2024---APPROVED Z-8-2024 West Valley City Discussion: Steve Pastorik presented. There were no questions or comments. Motion: Commissioner Porter motioned to continue Z-8-2024 to October 23, 2024 Public Hearing. Commissioner Wood seconded. Vote: Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Commissioner Porter Yes Chair Lovato Yes UNANIMOUS----Z-8-2024---CONTINUED West Valley City Planning Commission Public Hearing Minutes September 25, 2024 Page 3 of 13 Application #: ZT-11-2024 Applicant: West Valley City Request: A zone text change to modify Section 7-6-301 to allow tattoo establishments as a permitted use in the BRP, MXD, CC, C-1, C-2, C-3, and LI zones and to remove the prohibition on tattoo establishments in all overlay zones. At the direction of the City Council, City staff is proposing a zone text change to modify Section 7- 6-301 to allow tattoo establishments as a permitted use in the BRP, MXD, CC, C-1, C-2, C-3, and LI zones and to remove the prohibition on tattoo establishments in all overlay zones. Currently, tattoo establishments are only allowed in the Manufacturing (M) zone where there is no overlay zone. Permanent cosmetics are allowed in the Mixed Use (MXD), City Center (CC), Neighborhood Commercial (C-1), General Commercial (C-2), Transitional Commercial (C-3), and Manufacturing (M) zones. The following definitions are helpful background information from Section 7-1-103:  “Tattoo Establishment” means any location, place, area, Structure, or business used for the practice or instruction of Tattooing or Body Piercing, excluding Permanent Cosmetics Establishments.  “Tattoo” means a mark or design made on or under the skin by a process of pricking or ingraining an indelible pigment, dye, or ink in the skin, excluding Permanent Cosmetics.  “Body Piercing” means the act of piercing any part of the body of an individual, excepting the ears, for the purpose of allowing the insertion of earrings, jewelry, or similar objects into the body.  “Permanent Cosmetics” means a mark or design made on or under the skin by a process of pricking or ingraining an indelible pigment, dye, or ink in the skin for masking discolorations or cosmetically enhancing facial features which shall follow the natural line of the feature. “Permanent Cosmetics” are limited to eyeliner, eyebrows, and lip coloring procedures. There are currently two locations in West Valley that are licensed as tattoo establishments: 1743 W Alexander St and 2346 S Redwood Road. Both locations are zoned Manufacturing (M). In December of 1997, the City Council adopted Ordinance 97-65 that made tattoo establishments a conditional use in the C-3 zone and a permitted use in M zone. In March of 2017, the City Council adopted Ordinance 17-10 that removed tattoo establishments as a conditional use in the C-3 zone. It is unclear how tattoo establishments were handled prior to December of 1997. Staff Alternatives: 4. Approval. The ordinance should be approved as directed by the City Council. 5. Continuance. West Valley City Planning Commission Public Hearing Minutes September 25, 2024 Page 4 of 13 Discussion: Steve Pastorik presented. There were no questions or comments. Motion: Commissioner Wood motioned to approve ZT-11-2024. Commissioner Porter seconded. Vote: Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Commissioner Porter Yes Chair Lovato Yes UNANIMOUS----ZT-11-2024---APPROVED CA-5-2024 (cont.) ARK Plaza Auto Service Amendment 1927 West 3600 South C-2 Zone (1.03 Acres) The following item was continued from the September 11, 2024 hearing to allow time for the applicant to address the proposed tenant mix and parking requirements, including the auto service uses and service bays. The applicant, Rasoul Gassmepour representing ARK Plaza, is requesting a conditional use amendment to add auto service uses to the existing multi-tenant commercial/warehouse building located at 1927 West 3600 South. This property is zoned C-2, General Commercial, and the West Valley City General Plan designates this area as General Commercial. Surrounding zones include A (agricultural) and C-2 to the north, A (agricultural) to the west, C-2 to the east, and RM to the south. Surrounding uses include residential and medical office (Planned Parenthood) to the north, multi- family residential to the west and south (Homestead Farms) and office/warehouse to the east (Interwest Brokerage). This site is Lot 8 of the Plaza 3600 Business Park which was approved by the Planning Commission in 1998 (C-26-98). Access to the site is gained off of 3600 South, which is a private road. The original approval specified that each development must be reviewed as a separate conditional use before the Planning Commission since the tenants were not known at the time of the overall approval. This site development was approved by the Planning Commission on March 23, 2022 under C-5- 2022. The building that was constructed contains 11 units. Now that the construction of the project is complete Mr. Gassmepour is ready for tenants to occupy the building and is requesting to expand the type uses allowed to include Auto Service. That modification requires an amendment to the original approval. West Valley City Planning Commission Public Hearing Minutes September 25, 2024 Page 5 of 13 The primary concern has been parking. When the building was constructed, the plans outlined that 49% would be warehouse and 51% would be retail. That configuration required 30 parking spaces and 31 were provided. The current proposed tenant mix now contains two neighborhood grocery uses, a three-chair hair salon and two Zumba fitness centers. The original car sales business has vacated the site as well as one of the three auto service uses. This has helped to alleviate some of the parking issues. Staff conducted a site and building inspection on Tuesday, September 17, 2024 and will continue to work with Mr. Gassmepour to make sure all the parking requirements are being met, that the building square footage and occupancy are verified and that the proper permits are issued for the building. Regardless of the request to expand the uses to include auto service all of these requirements must be complete and in compliance prior to the issuance of any business licenses for any use. At this time no business licenses have been issued. Lastly, since this site is adjacent to residential Staff recommends limiting the hours of operation as well as requiring the overhead doors to remain closed during service hours. Staff Alternatives Approval of the amendment, subject to compliance with all of the City’s zoning ordinances as well as the following conditions: 1) All of the prior conditions from C-5-2022 are applicable including but not limited to the building design, landscaping and parking. 2) Auto service uses are approved for this location with the following restrictions: a) Auto service hours of operation limited to 9:00 a.m – 7:00 p.m b) Overhead doors must remain closed during auto service hours c) No outside storage Continuance, to allow time for the applicant to address the current parking requirements as well as any other reasons determined during the public hearing. Discussion: Jody Knapp presented the Commissioners the updates with Ark Plaza. The applicant, Rasoul Gassmepour was present; there were no questions for him. Motion: Commissioner Wood motioned to approve CA-5-2024 subject to the two conditions in the Staff Report. Commissioner Drozdek seconded. Vote: Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes West Valley City Planning Commission Public Hearing Minutes September 25, 2024 Page 6 of 13  Commissioner Woodruff Yes Commissioner Layton Yes Commissioner Porter Yes Chair Lovato Yes UNANIMOUS----CA-5-2024---APPROVED CA-6-2024 Wheeler HyMac 4849-5013 West 2100 South M Zone (99.62 Acres Total/Project Area 7.62 Acres) The applicant, Great Basin Engineering representing Wheeler Machinery, is requesting conditional use amendment approval for a hydraulics and machining building located at 4849-5013 West 2100 South. 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 Trucking to the east. The applicant is requesting approval to construct a new facility on the existing Wheeler property. The building will be constructed of concrete tilt-up and approximately 32,000 SF. The building will house hydraulics and machining equipment for engine and equipment service and repair for construction, farming and mining machinery. There will be 8 overhead doors and then the supporting welding, HVAF (powder coating) and tool shop rooms as well as 3 offices, a breakroom and restrooms also located inside the building. The access and maneuvering area will be paved with concrete or asphalt. Staff has been working with Wheeler to improve and complete improvements on the entire campus as development occurs. This phase will also include frontage right-of-way improvements along 2100 South with a sidewalk and the 7-10 High Image Arterial landscaping. The south improvements were partially constructed with the WASP project that included sidewalk and parkstrip. Additional future phases (i.e., Wheeler ICM) will complete the landscaping and 2400 South frontage improvements. Sidewalk will also continue along 4800 West in the future. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following conditions: 1. The project discussed in this application shall be completed per the approved plans including hard surfacing for all access and maneuvering areas. 2. The north frontage shall be designed in accordance with the Landscaping Standards for High Image Arterials (7-10). West Valley City Planning Commission Public Hearing Minutes September 25, 2024 Page 7 of 13 3. All requirements of affected departments and agencies must be met, including but not limited to WVC Public Works and section 7-2-117. 4. 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 applicant, Gary Tyler, 900 S. Redwood Rd., Salt Lake City, was present. There were no questions or comments. Motion: Commissioner Porter motioned to approve CA-6-2024 subject to the four conditions listed in the Staff Report. Commissioner Wood seconded. Vote: Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Commissioner Porter Yes Chair Lovato Yes UNANIMOUS----CA-6-2024---APPROVED CA-7-2024 Higgins Body and Paint Addition 3899 S Redwood Rd M Zone (4.52 acres) Gerald Higgins is requesting conditional use approval for the expansion of an automobile service use. The property is zoned C-2, General Commercial, and the West Valley City General Plan designates this area as mixed use. The surrounding zoning is C-2 to the north and south, R-1-8 to the east, and RM to the north. Adjacent land uses include auto sales to the north and south and multi-unit dwelling residential to the east and north. The applicant has been operating Higgins Auto Body and Paint on the property since 2016, which is an automobile service use. The property was originally used for automobile sales and service as the Henry Day Ford dealership, which City business license records indicate began operating in 1969. In 1993 Henry Day Ford received conditional use approval to build a new auto sales and service building on the site (ZC 19920033). That is the same building that the applicant is operating out of today. When Higgins was licensed in 2016 some interior and exterior improvements were made to the building, but no other site changes occurred. There are existing residential developments on the north and east sides of the subject parcel that came in after the Henry Day Ford building was constructed in 1993. The Lakeside Apartment development to the east was approved in 1996 (ZPR West Valley City Planning Commission Public Hearing Minutes September 25, 2024 Page 8 of 13 19960003), and the Truong Townhome Development to the north was approved in 2012 (ZPUD 20120002). Currently, the applicant is proposing to do a 14,500 sq. ft. addition on the back of the roughly 28,000 sq. ft. existing building. The addition will accommodate additional service bays and paint booths. Since they are proposing to expand their auto service use, and the property is adjacent to residential uses, a conditional use application is required. The applicant has indicated that the addition will match the existing building height and building materials. The Fire Department and Building Inspections Division have concerns related to access behind the building and proximity to the rear property line. The applicant may need to make changes to the current layout of the building on the site to meet the requirements of these departments. The proposed addition triggers a few different requirements in the code. First, there is currently no masonry wall adjacent to the residential properties. 7-6-303(5)(d) requires that a 6’ tall masonry wall be installed on an existing/developed commercial site in conjunction of the issuance of a new Conditional Use Permit. On the north side, the townhome site sits quite a bit higher and there is already a concrete retaining wall running along most of the property line, with a 6’ vinyl fence on top of that. Requiring a 6’ masonry wall on the north edge may not serve much of a purpose. To the east, next to the apartments, there is currently only a chain link fence with slats separating the properties. A 6’ wall there will provide a better separation between the commercial and the residential uses. The large use expansion also triggers the 7-10-103(1) High Image Arterial requirements for Redwood Road. The applicant’s submittal includes a plan showing the Redwood Road Streetscape cross section, which will change the frontage to have 15’ of landscaping from the curb, a 10’ sidewalk, and a 5’ landscaped buffer behind that. All other provisions for the landscaping along the frontage in 7-10-103 also need to be met. Code section 7-6-303(6) requires that all other landscaping requirements on the site be brought into compliance when a building expansion increases the floor area by more than 30%. Current landscaping requirements out of compliance on the site are: • 15% landscaping for C-2 Zone. This site would only need 13.5% landscaping since the Redwood Road Streetscape will be installed. • 10’ of landscaping adjacent to residential properties (north and east). For the 1992 conditional use application, Henry Day Ford asked for a landscaping reduction from 15% to 4%. There was no landscaping along Redwood Road, and they proposed to add 20’ of landscaping along the frontage. Staff at the time felt that was sufficient, and the Planning Commission approved the reduction. Since this is a new application, and the code requirements have been updated since 1992, the landscaping on the site is being reevaluated. The overall site is 4.52 acres. 13.5% landscaping for the site comes to 26,580 sq. ft. That would be a large amount of landscaping to add to an existing site. If 10’ of landscaping is added along the north West Valley City Planning Commission Public Hearing Minutes September 25, 2024 Page 9 of 13 and east residential boundaries, as well as the Redwood Road Streetscape the site would be up to about 7% landscaping. Both adjacent residential properties have landscaping and trees lining the property lines. The Planning Commission may choose to honor the 1992 landscaping reduction or choose that the landscaping be brought into compliance with current requirements. The site needs to accommodate the required customer and employee parking for the building addition and existing building areas and uses outlined in 7-9-104. Also, C-2 zoning does not allow for any outside storage on the property, which includes vehicles being stored outside for longer than 24 hours. Section 7-7-104 of the code allows for the parking of vehicles outside that are waiting to be serviced to be left for longer than 24 hours in commercial zones, so long as the vehicles are screened behind a building, and the vehicle has no visible exterior damage. Hours for the automobile service use shall only be allowed from 8 a.m. to 7 p.m. The applicant has not provided plans for any new signage on the property, but any future sign changes on the property shall comply with Title 11. Staff Alternatives: Approval, subject to the resolution of any concerns raised at the public hearing as well as the following: 1. The building addition shall meet all zoning requirements outlined in Title 7 regarding building height and setbacks to residential property lines. The exterior materials shall match the existing building materials. 2. Per 7-6-303(5) a masonry wall is required along the east residential property line. Due to the grade difference and existing retaining wall along the north property line, the wall requirement is waived in this section. 3. The Redwood Road Streetscape as outlined in 7-10-204 shall be installed along the entire parcel frontage. All other 7-10-103 High Image Arterial landscaping requirements shall also be met. 4. (a) No additional landscaping is required to be added to the site based on the landscaping reduction granted with the previous conditional use application on the property (ZC 19920033). OR (b) 10’ of landscaping shall be added along the east and north property lines as required in 7-9- 112(1). 5. Sufficient customer and employee parking shall be provided on the site as required in 7-9-104. 6. No outside storage shall be permitted on the site. Any vehicles waiting to be serviced shall not be kept outside for longer than 24 hours unless the regulations outlined in 7-7-104 are met. West Valley City Planning Commission Public Hearing Minutes September 25, 2024 Page 10 of 13 7. Auto service hours of operation shall be limited to 8:00 a.m. – 7:00 p.m. 8. Any future signage on the property shall comply with Title 11 and a West Valley City building permit shall be obtained. 9. All requirements of any affected department or agency must be met, including but not limited to Granger Hunter Improvement District, WVC Public Works, WVC Building Inspections and WVC Fire Department. 10. Subject to review upon valid complaint. Continuance, to allow for the resolutions of any issues raised at the public hearing. Discussion: Brock Anderson presented. Commissioner Wood asked for clarification on the two walls. Chair Lovato asked about the landscaping. Commissioner Woodruff asked about the setback. The applicant, Geral Higgins 3899 S. Redwood Rd., was present. He asks that the Commissioners not require him do the additional landscaping. Commissioner Wood mentioned that she agrees with the applicant on not requiring the additional landscaping. Commissioner Porter and Chair Lovato agreed. Motion: Commissioner Wood motioned to approve CA-7-2024. Commissioner Porter seconded. Vote: Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Commissioner Porter Yes Chair Lovato Yes UNANIMOUS----CA-7-2024---APPROVED CA-8-2024 Kim Plaza – Auto Service Amendment 1778-1816 West 3600 South C-2 Zone (1.23 Acres) The applicant, Ray Hour, is requesting conditional use amendment approval for auto service uses at a retail shopping center building at 1778-1816 West 3600 South. This property is zoned C-2, General Commercial, and the West Valley City General Plan designates this area as General Commercial. The adjacent property to the north is zoned A, Agricultural and C2, General Commercial with the remaining areas C-2. The surrounding uses include auto service and single unit West Valley City Planning Commission Public Hearing Minutes September 25, 2024 Page 11 of 13 residential development to the north with similar office/retail uses to the west (Kim Heang Market), a Sonic restaurant to the east, State Trailer Supply and Ray Hour Chiropractor to the south. This site is Lots 14-16 of the Plaza 3600 Business Park which was approved by the Planning Commission in 1998 (C-26-98). Access to the site is gained off 3600 South, which is a private road. The original approval specified that each development must be reviewed as a separate conditional use before the Planning Commission since the tenants were not known at the time of the overall approval, furthermore this particular use is also listed as a conditional use in the C-2 zone. The development was originally approved in 2021 under application C-18-2021 and is a 7-unit 47,465 SF multi-tenant building that can accommodate a mix of retail and restaurant uses. The two units on the west side of the building were constructed with overhead doors. At this time Mr. Hour would like to amend the original application to include auto service-related uses in the building. The current license application that is pending is for a vehicle wrap business in Unit 2. Since this site is adjacent to residential Staff recommends limiting the hours of operation as well as location of the auto service uses to the two west-end units that have the overhead doors. There shall be no outside storage and the parking for the site has been calculated and can support this requested use change. All of the landscaping and screening were completed with the original application. Staff Alternatives: Approval of the amendment, subject to compliance with all of the City’s zoning ordinances as well as the following conditions: 1. All of the prior conditions from C-18-2021 are applicable including but not limited to the building design, landscaping and parking 2. Auto service uses are approved for this location with the following restrictions: a) Auto service uses are only permitted in the two west end units with overhead doors. b) Auto service hours of operation limited to 9:00 a.m – 7:00 p.m c) Overhead doors must remain closed during auto service hours d) No outside storage Continuance for reasons determined in the meeting. Discussion: Jody Knapp presented. The applicant was present but declined to address the Commissioners. There were no questions or comments. West Valley City Planning Commission Public Hearing Minutes September 25, 2024 Page 12 of 13 Motion: Commissioner Porter motioned to continue CA-8-2024 subject to the two conditions in the Staff Report. Commissioner Wood seconded. Vote: Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Commissioner Porter Yes Chair Lovato Yes UNANIMOUS----CA-8-2024---APPROVED PLANNING COMMISSION BUSINESS Motion: Commissioner Wood motioned to approve Minutes from August 28, 2024 and September 4, 2024. Vote: Commissioner Winters Yes Commissioner Drozdek Yes Commissioner Wood Yes Commissioner Woodruff Yes Commissioner Layton Yes Commissioner Porter Yes Chair Lovato Yes UNANIMOUS----MINUTES---APPROVED There being no further business Commissioner Porter motioned to adjourn the meeting. Commissioner Wood seconded. The meeting was adjourned at 4:42 pm. 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. West Valley City Planning Commission Public Hearing Minutes September 25, 2024 Page 13 of 13