City Council Study Meeting

MINUTES OF COUNCIL STUDY MEETING – AUGUST 24, 2021 -1- THE WEST VALLEY CITY COUNCIL MET IN ELECTRONIC STUDY SESSION ON TUESDAY, AUGUST 24, 2021 AT 4:30 P.M. AT WEST VALLEY CITY HALL, MULTIPURPOSE ROOM, 3600 CONSTITUTION BOULEVARD, WEST VALLEY CITY, UTAH. THE MEETING WAS CALLED TO ORDER AND CONDUCTED BY MAYOR BIGELOW. THE MEETING WAS ALSO HELD ELECTRONICALLY VIA ZOOM. THE FOLLOWING MEMBERS WERE PRESENT: Ron Bigelow, Mayor Lars Nordfelt, Councilmember At-Large Don Christensen, Councilmember At-Large Tom Huynh, Councilmember District 1 (arrived as noted) Steve Buhler, Councilmember District 2 Karen Lang, Councilmember District 3 Jake Fitisemanu, Councilmember District 4 STAFF PRESENT: Wayne T Pyle, City Manager Nichole Camac, City Recorder Eric Bunderson, City Attorney Kent Stokes, Acting Police Chief (electronically) John Evans, Fire Chief Jim Welch, Finance Director (electronically) Steve Pastorik, CED Director Layne Morris, CPD Director (electronically) Dan Johnson, Public Works Director Nancy Day, Parks and Recreation Director Mark Nord, RDA Director (electronically) John Flores, HR Director Sam Johnson, Strategic Communications Director Ken Cushing, IT Mayor Bigelow indicated that the Council encourages social distancing or the wearing of masks during Council meetings. He indicated that any Councilmember is welcome to attend the meeting virtually or in person. APPROVAL OF MINUTES OF STUDY MEETING HELD AUGUST 17, 2021 The Council considered the Minutes of the Study Meeting held August 17, 2021. There were no changes, corrections or deletions.  MINUTES OF COUNCIL STUDY MEETING – AUGUST 24, 2021 -2- Councilmember Christensen moved to approve the Minutes of the Study Meeting held August 17, 2021. Councilmember Lang seconded the motion. A voice vote was taken and all members voted in favor of the motion. REVIEW AGENDA FOR REGULAR CITY COUNCIL MEETING OF AUGUST 24, 2021 Upon inquiry by Mayor Bigelow, members of the Council had no further questions or concerns regarding items listed on the Agenda for the Regular City Council meeting scheduled later this night. PUBLIC HEARINGS SCHEDULED FOR SEPTEMBER 7, 2021 A. ACCEPT PUBLIC COMMENT TO CONSIDER THE ISSUANCE OF SERIES 2021 ROAD REVENUE BONDS Mayor Bigelow informed a public hearing had been advertised for the Regular Council Meeting scheduled September 7, 2021, in order for the City Council to hear and consider public comments regarding the issuance of Series 2021 Road Revenue Bonds. Written documentation previously provided to the City Council included information as follows: NOTICE IS HEREBY GIVEN pursuant to the provisions of the Local Government Bonding Act, Title 11, Chapter 14, Utah Code Annotated 1953, as amended (the “Act”), that on August 17, 2021, the City Council (the “Council”) of West Valley City, Utah (the “Issuer”), adopted a resolution (the “Resolution”) in which it authorized the issuance of the Issuer’s Road Revenue Bonds, Series 2021 (the “Series 2021 Bonds”) (to be issued in one or more series and with such other series or title designation(s) as may be determined by the Issuer), and called a public hearing to receive input from the public with respect to (a) the issuance of that portion of the Series 2021 Bonds issued under the Act and (b) any potential economic impact that the Project described herein to be financed with the proceeds of the Series 2021 Bonds issued under the Act may have on the private sector. TIME, PLACE AND LOCATION OF PUBLIC HEARING The Issuer shall hold a public hearing on September 7, 2021, at the hour of 6:30 p.m. at 3600 South Constitution Blvd., West Valley City, Utah. The purpose of the hearing is to receive input from the public with respect to (a) the issuance of that portion of the Series 2021 Bonds issued under the Act MINUTES OF COUNCIL STUDY MEETING – AUGUST 24, 2021 -3- and (b) any potential economic impact that the Project to be financed with the proceeds of that portion of the Series 2021 Bonds issued under the Act may have on the private sector. All members of the public are invited to attend and participate. PURPOSE FOR ISSUING THE SERIES 2021 BONDS The Series 2021 Bonds will be issued for the purpose of (a) financing improvements to certain roads within the Issuer and all related improvements (collectively, the “Project”), (b) funding any debt service reserve funds, as necessary, and (c) paying costs of issuance of the Series 2021 Bonds. PARAMETERS OF THE SERIES 2021 BONDS The Issuer intends to issue the Series 2021 Bonds in the aggregate principal amount of not more than Fifteen Million Five Hundred Thousand Dollars ($15,500,000), to mature in not more than sixteen (16) years from their date or dates, to be sold at a price not less than ninety-seven percent (97%) of the total principal amount thereof, and bearing interest at a rate or rates not to exceed five and one-half percent (5.50%) per annum. The Series 2021 Bonds are to be issued and sold by the Issuer pursuant to the Resolution, including as part of said Resolution, a General Indenture of Trust and a First Supplemental Indenture of Trust (together, the “Indenture”) which were before the Council in substantially final form at the time of the adoption of the Resolution and said Indenture is to be executed by the Issuer in such form and with such changes thereto as shall be approved by the Issuer; provided that the principal amount, interest rate or rates, maturity, and discount of the Series 2021 Bonds will not exceed the maximums set forth above. The Issuer reserves the right to not issue the Series 2021 Bonds for any reason and at any time up to the issuance of the Series 2021 Bonds. REVENUES TO BE PLEDGED The Issuer proposes to pledge all or any portion of the revenues received by the Issuer from the County of the First Class Highway Projects Fund pursuant to Section 72-2-121, Utah Code Annotated 1953, as amended (the “Revenues”). OUTSTANDING BONDS SECURED BY PLEDGED TAXES The Issuer currently has no bonds outstanding secured by the Revenues. OTHER OUTSTANDING BONDS OF THE ISSUER Additional information regarding the Issuer’s outstanding bonds may be  MINUTES OF COUNCIL STUDY MEETING – AUGUST 24, 2021 -4- found in the Issuer’s financial report (the “Financial Report”) at: http://secure.utah.gov/auditor-search/. For additional information, including any information more recent than as of the date of the Financial Report, please contact please contact Jim Welch, at (801) 966-3600. TOTAL ESTIMATED COST OF BONDS Based on the Issuer’s current plan of finance and a current estimate of interest rates, the total principal and interest cost of the Series 2021 Bonds to be issued under the Act to finance the Project, if held until maturity, is $16,500,000. A copy of the Resolution and the Indenture are on file in the office of West Valley City Recorder, 3600 Constitution Blvd., West Valley City, Utah, where they may be examined during regular business hours of the City Recorder from 7:00 a.m. to 6:00 p.m., Monday through Thursday for a period of at least thirty (30) days from and after the date of publication of this notice. NOTICE IS FURTHER GIVEN that a period of thirty (30) days from and after the date of the publication of this notice is provided by law during which (i) any person in interest shall have the right to contest the legality of the Resolution, the Indenture (as it pertains to the Series 2021 Bonds), or the Series 2021 Bonds, or any provision made for the security and payment of the Series 2021 Bonds, and that after such time, no one shall have any cause of action to contest the regularity, formality, or legality thereof for any cause whatsoever. The City Council will accept public comment at the Regular Council Meeting scheduled September 7, 2021 at 6:30 P.M. B. ACCEPT PUBLIC COMMENT REGARDING APPLICATION GPZ-10- 2021, FILED BY ADAM MAHER, REQUESTING A GENERAL PLAN CHANGE FROM NON-RETAIL COMMERCIAL TO MEDIUM DENSITY RESIDENTIAL (7 TO 12 UNITS/ACRE) AND A ZONE CHANGE FROM RB (RESIDENTIAL BUSINESS) TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL) FOR PROPERTY LOCATED AT 3540 WEST 4700 SOUTH Mayor Bigelow informed a public hearing had been advertised for the Regular Council Meeting scheduled September 7, 2021, in order for the City Council to hear and consider public comments regarding application GPZ-10-2021, filed by Adam Maher, requesting a General Plan Change from Non-Retail Commercial to Medium Density Residential (7 to 12 Units/Acre) and a Zone Change from RB (Residential MINUTES OF COUNCIL STUDY MEETING – AUGUST 24, 2021 -5- Business) to RM (Multiple Unit Dwelling Residential) for property located at 3540 West 4700 South. Proposed Ordinances 21-53 and 21-54 and Resolution 21-160 related to the proposal to be considered by the City Council subsequent to the public hearing, was discussed as follows: ACTION: ORDINANCE NO. 21-53, AMEND THE GENERAL PLAN TO SHOW A CHANGE OF LAND USE FROM NON-RETAIL COMMERCIAL TO MEDIUM DENSITY RESIDENTIAL (7 TO 12 UNITS/ACRE) FOR PROPERTY LOCATED AT 3540 WEST 4700 SOUTH Steve Pastorik, CED Director, discussed proposed Ordinance 21-53 that would amend the General Plan to show a change of land use from Non-Retail Commercial to Medium Density Residential (7 to 12 Units/Acre) for property located at 3540 West 4700 South. Written documentation previously provided to the City Council included information as follows: The applicant’s original proposal was for a 14-unit, 2-story townhome development with a density of 13 units/acre. However, after receiving feedback from staff, the applicant has reduced the proposed number of units to 12, yielding a density of 11.1 units/acre. Each unit would have a two-car garage with a driveway large enough to park two vehicles in. The proposed unit sizes range from 1,822 to 2,127 sq. ft. and all units would include rooftop decks. The attached concept plan and application materials from the applicant provide details on and support for the proposed project. While the property is eligible for RM zoning, the City Council may still deny requests for RM zoning. ACTION: ORDINANCE NO. 21-54, AMEND THE ZONING MAP TO SHOW A CHANGE OF ZONE FOR PROPERTY LOCATED AT 3540 WEST 4700 SOUTH ON 1.08 ACRES OF FROM RB (RESIDENTIAL BUSINESS) TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL) Steve Pastorik, CED Director, discussed proposed Ordinance 21-54 that would amend the Zoning Map to show a change of Zone for property located at 3540 West 4700 South on 1.08 Acres of from RB (Residential Business) to RM (Multiple Unit Dwelling Residential). Written documentation previously provided to the City Council included information as follows: MINUTES OF COUNCIL STUDY MEETING – AUGUST 24, 2021 -6- The applicant’s original proposal was for a 14-unit, 2-story townhome development with a density of 13 units/acre. However, after receiving feedback from staff, the applicant has reduced the proposed number of units to 12, yielding a density of 11.1 units/acre. Each unit would have a two-car garage with a driveway large enough to park two vehicles in. The proposed unit sizes range from 1,822 to 2,127 sq. ft. and all units would include rooftop decks. The attached concept plan and application materials from the applicant provide details on and support for the proposed project. While the property is eligible for RM zoning, the City Council may still deny requests for RM zoning. ACTION: RESOLUTION 21-160, AUTHORIZE THE CITY TO ENTER INTO A DEVELOPMENT AGREEMENT WITH ANTWORX, INC. FOR APPROXIMATELY 1.08 ACRES OF PROPERTY LOCATED AT APPROXIMATELY 3540 WEST 2700 SOUTH Steve Pastorik, CED Director, discussed proposed Resolution 21-160 that would authorize the City to enter into a Development Agreement with Antworx, Inc. for approximately 1.08 Acres of property located at approximately 3540 West 2700 South. Written documentation previously provided to the City Council included information as follows: Adam Maher has submitted a General Plan/zone change application (GPZ- 10-2021) on 1.08 acres to change the zoning from RB (Residential Business) to RM (Multiple Unit Dwelling Residential) and to change the General Plan from Non-Retail Commercial to Medium Density Residential (7 to 12 units/acre). The Planning Commission recommended approval of the General Plan/zone change subject to a development agreement. The proposed development agreement addresses the following topics:  Maximum number of units  Minimum unit sizes  Architecture  Amenities  A reduction in the amount of landscaping and recreation space  Parking  Multi-unit residential design standards from City Code  MINUTES OF COUNCIL STUDY MEETING – AUGUST 24, 2021 -7- Councilmember Buhler asked how long the existing zoning has been in place. Steve replied since 2004. Councilmember Huynh arrived at 4:40 PM. Mayor Bigelow asked how many bathrooms are included in the units. Steve replied there are 3 total. Councilmember Lang asked if the decks count as landscaping. Steve replied deck space is counted as recreation space. Councilmember Lang asked if the ordinance allows deck space to be applied toward landscaping standards. Steve replied yes. Mayor Bigelow asked what the zoning to the east is. Steve replied R-1-8. Councilmember Lang asked what commercial use was denied by the Council for this property. Steve replied it was an emissions business. Councilmember Buhler asked if the driveway would be shared with the credit union. Steve replied yes and noted that UDOT would not allow another access on 4700 South. Councilmember Buhler asked if an access easement exists between the properties. Steve replied yes. Councilmember Buhler stated that he doesn’t feel this is a good enough proposal to change the zoning but noted that he does feel there needs to be a buffer of some type to the residential. Councilmember Huynh agreed and stated that he feels a medical use would be a great fit for this location. Councilmember Huynh stated that the Council recently denied a similar project on 3500 South. Councilmember Christensen asked if irrigation issues would be looked at. Steve replied that this would be evaluated at the subdivision phase of the proposal if the zoning is approved. Councilmember Nordfelt asked if the home was built in 1898. Steve replied that this is what the County Assessors office reported. Councilmember Lang stated that she doesn’t see a project this size being successful with an HOA. Steve suggested changing the ordinance to require a larger minimum acreage for these types of requests. Councilmember Nordfelt asked if there are any successful projects this size in the City. Steve replied that there are some that have succeeded and also some that have failed. The City Council will consider Ordinances 21-53 and 21-54 and Resolution 21- 160 at the Regular Council Meeting scheduled September 7, 2021 at 6:30 P.M. RESOLUTION 21-161: AUTHORIZE THE CITY TO ENTER INTO AN AGREEMENT WITH SELECTHEALTH FOR HEALTH INSURANCE COVERAGE John Flores, HR Director, presented proposed Resolution 21-161 that would authorize the City to enter into an Agreement with SelectHealth for health insurance coverage. Written documentation previously provided to the City Council included information as follows:  MINUTES OF COUNCIL STUDY MEETING – AUGUST 24, 2021 -8- SelectHealth has been providing health insurance benefits for West Valley City. The new proposal from SelectHealth was at competitive rates that fit within anticipated budget parameters. Wayne clarified that there were no premium changes or major benefit modifications. John replied no. The City Council will consider Resolution 21-161 at the Regular Council Meeting scheduled September 7, 2021 at 6:30 P.M. CONSENT AGENDA SCHEDULED FOR SEPTEMBER 7, 2021 A. RESOLUTION 21-162: AUTHORIZE THE CITY TO ENTER INTO A REAL ESTATE PURCHASE AGREEMENT AND ACCEPT A WARRANTY DEED, A PERPETUAL EASEMENT, AND A TEMPORARY CONSTRUCTION EASEMENT WITH AND FROM JESUS AND LEONOR RUVALCABA FOR PROPERTY LOCATED AT 5115 WEST EAGLE WOOD DRIVE Mayor Bigelow discussed proposed Resolution 21-162 that would authorize the City to enter into a Real Estate Purchase Agreement and accept a Warranty Deed, a Perpetual Easement, and a Temporary Construction Easement with and from Jesus and Leonor Ruvalcaba for property located at 5115 West Eagle Wood Drive. Written documentation previously provided to the City Council included information as follows: The Jesus Ruvalcaba and Leonor Ruvalcaba parcel located at 5115 W. Eagle Wood Drive is one of several parcels affected by the 4700 South Reconstruction Project (4000 West to 5600 West). This project is being constructed in cooperation with Kearns Metro Township. This project will reconstruct the pavement, curb, gutter, sidewalk and decorative street lighting on both sides of 4700 South and 4715 South to improve safety and ride quality of 4700 South and 4715 South. Compensation for the purchase of the Warranty Deed, Perpetual Easement and a Temporary Construction Easement and improvements is $9,990.00 based upon the Administrative Compensation Estimate prepared by Horrocks Engineering. The project is being funded under the Surface Transportation Program (STP) with federal funds. Kearns Metro Township executed the Federal Aid Agreement with UDOT. West Valley City has signed an Interlocal Agreement with Kearns Metro Township. The city is responsible 6.77% of all project costs, including right of way, within West Valley City jurisdictional limits. The total value for the Warranty Deed, Perpetual  MINUTES OF COUNCIL STUDY MEETING – AUGUST 24, 2021 -9- Easement and a Temporary Construction Easement is $9,990.00, making the West Valley City share of the acquisition $676.32. B. RESOLUTION 21-163: AUTHORIZE THE CITY TO ENTER INTO A REAL ESTATE PURCHASE AGREEMENT AND ACCEPT A WARRANTY DEED, A PERPETUAL EASEMENT, AND A TEMPORARY CONSTRUCTION EASEMENT WITH AND FROM AGATHE ANZANBOU NKAMNE FOR PROPERTY LOCATED AT 4689 SOUTH BRANDY WOOD DRIVE Mayor Bigelow discussed proposed Resolution 21-163 that would authorize the City to Enter into a Real Estate Purchase Agreement and accept a Warranty Deed, a Perpetual Easement, and a Temporary Construction Easement with and from Agathe Anzanbou Nkamne for Property Located at 4689 South Brandy Wood Drive. Written documentation previously provided to the City Council included information as follows: The Agathe Anzanbou Nkanme parcel located at 4689 S. Brandy Wood Drive is one of several parcels affected by the 4700 South Reconstruction Project (4000 West to 5600 West). This project is being constructed in cooperation with Kearns Metro Township. This project will reconstruct the pavement, curb, gutter, sidewalk and decorative street lighting on both sides of 4700 South and 4715 South to improve safety and ride quality of 4700 South and 4715 South. Compensation for the purchase of the Warranty Deed, Perpetual Easement and a Temporary Construction Easement and improvements is $8,500.00 based upon the Administrative Compensation Estimate prepared by Horrocks Engineering. The project is being funded under the Surface Transportation Program (STP) with federal funds. Kearns Metro Township executed the Federal Aid Agreement with UDOT. West Valley City has signed an Interlocal Agreement with Kearns Metro Township. The city is responsible for 6.77% of all project costs, including right of way, within West Valley City jurisdictional limits. The total value for the Warranty Deed, Perpetual Easement and a Temporary Construction Easement is $8,500.00, making the West Valley City share of the acquisition $575.45. Upon inquiry, there were no further questions or concerns expressed by members of the City Council. The City Council will consider Resolutions 21-162 and 21-163 at the Regular Council Meeting scheduled February 9, 2021, at 6:30 P.M.  MINUTES OF COUNCIL STUDY MEETING – AUGUST 24, 2021 -10- COMMUNICATIONS A. DEMO OF EOC SOFTWARE John Evans, Fire Chief, stated the City has been operating under an emergency EOC for 18 months. He noted that there have been three federal emergencies related to the pandemic, wind, and an earthquake. He stated emergency management for West Valley City has really grown and evolved during this time and noted that every department in the City has been involved. Chief Evans detailed coverage capabilities, various communication options, and the preparation the City has undergone. Chief Evans detailed drills, plans, and the operation of a virtual EOC. Mayor Bigelow stated that while 2020 was a difficult year, it was also an opportunity to refine practices for future events. Eric Bunderson gave a tour of the EOC in the basement of City Hall and detailed how the operations function. Eric also discussed and detailed the virtual EOC and noted that if internet connection is unavailable, staff has been trained on radios. Eric displayed and discussed ALSTAR and how it functions. Chief Evans provided a walkthrough of the mobile EOC and detailed some of the capabilities it offers. Wayne recapped the progress the City has made and the changes that have occurred. Councilmember Buhler asked how long the City has had the mobile EOC. Wayne replied 2 years and added that it was up and operational during the 2020 earthquake. Councilmember Buhler asked if the police mobile command is still functioning. Wayne replied yes and noted that it is separate. The Mayor and Council had no further questions or concerns. B. NOISE ORDINANCE Wayne replied that CPD and the Police Department report weekend noise issues every Monday. He explained that CPD is attempting to issue citations on the administrative side of things while the Police Department works to issue civil citations. Wayne noted that the City is working to find a good balance between these two options to get positive progress. Councilmember Lang verified that the Police are knocking on doors and stopping parties when they are able. Wayne replied yes. Councilmember Huynh suggested that an officer circulate known problem areas, such as Chesterfield, and proactively stop issues from occurring. Councilmember Huynh clarified penalties and fines applicable to the noise  MINUTES OF COUNCIL STUDY MEETING – AUGUST 24, 2021 -11- ordinance. Wayne noted that these are regulated by State law and added that judges do not typically impose the highest fine. Councilmember Buhler asked if engine brake restrictions can be placed on the Mountain View Corridor. Dan Johnson indicated that signs can be added if restricting engine brakes does not result in a safety hazard. He indicated that UDOT will not allow engine brakes south of 4100 South due to the grade but added that a study can be conducted for the northern portion of 4100 South. Councilmember Buhler indicated that he would like to see this done. Councilmember Buhler verified that Police Officers can pull over drivers with loud music or cars. Wayne replied yes but noted that it would depend on the resources available on any given night. Councilmember Buhler suggested a program similar to DUI checkpoints periodically may be effective. Councilmember Lang asked if noise ordinance regulation can be placed on sanitation bills. Wayne replied yes but noted that information has been posted on the City website as well as social media. Councilmember Buhler requested that events listed on the sanitation bill be more updated. The Mayor and Council had no further questions or concerns. C. COUNCIL CALENDAR Mayor Bigelow referenced a Memorandum previously received from the City Manager that outlined upcoming meetings and events. Members of the City Council had no further questions regarding the Council Update. NEW BUSINESS A. POTENTIAL FUTURE AGENDA ITEMS Councilmember Huynh requested a communication related to strip malls being allowed on smaller acreages. He indicated that he feels the ordinance change in 2017 was a large jump from ½ acre to 1 acre. Councilmember Huynh stated that he is concerned about vacant property on large corridors being used for yard sales and wasted tax. Councilmember Buhler stated that it was a good change that made sense at the time but indicated that small strip malls may be need/wanted once more. He asked if they could be limited by distance or restricted to main/specific roads in the City. Councilmember Lang requested a map that identifies eligible properties on main corridors. Councilmember Christensen stated that he would like contiguous developments to have cross access easements in place so drivers don’t have to go  MINUTES OF COUNCIL STUDY MEETING – AUGUST 24, 2021 -12- in and out to the main road. The Mayor and Council discussed redevelopment and changes that have occurred on streets in the City as well as major corridors and whether these types of business should be allowed. Mayor Bigelow stated the would want a rationale for the number the Council settles on (whether its ½ acre, 1 acre. .75 acre) instead of pulling it out of thin air. Councilmember Buhler noted that building size and parking requirements play into developments as well. Mayor Bigelow noted that he would rather see contiguous pieces instead of small pieces of strip malls. Councilmember Huynh stated that Redwood Road is a unique road in the City and he doesn’t want to see vacant land. Mayor Bigelow stated that he would like to know if others have complained about this issue. Councilmember Lang asked if the City has a work from home policy. Wayne replied no. Councilmember Lang stated that she believes she City should have one and noted that many other boards, committees, and municipalities do. She noted that she would send ideas for a comprehensive policy that lays out what expectations are in place. Mayor Bigelow stated that he would like information on what the State has learned. Councilmember Lang indicated that it’s a good risk management tool so there is no question what is to be expected. Councilmember Lang asked for the status of raccoon/skunk contracts. Wayne replied that the contracts are drafted and the City is waiting for a response from contractors. B. COUNCIL REPORTS COUNCILMEMBER CHRISTENSEN- NEIGHBORHOOD NIGHT OUT Councilmember Christensen stated he attended 4 neighborhood night outs and had a great time. MAYOR BIGELOW- MOUNTAIN AMERICA RIBBON CUTTING, TOWNHOUSE SUITES Mayor Bigelow stated that he attended ribbon cuttings for both Mountain America and Townhouse Suites. He noted both were good events. MOTION TO ADJOURN Upon motion by Councilmember Buhler all voted in favor to adjourn. THERE BEING NO FURTHER BUSINESS OF THE WEST VALLEY COUNCIL THE STUDY MEETING ON TUESDAY AUGUST 24, 2021 WAS ADJOURNED AT 5:52 PM BY MAYOR BIGELOW.  MINUTES OF COUNCIL STUDY MEETING – AUGUST 24, 2021 -13- I hereby certify the foregoing to be a true, accurate and complete record of the proceedings of the Study Meeting of the West Valley City Council held Tuesday, August 24, 2021. _______________________________ Nichole Camac, CMC City Recorder