City Council Study Meeting

MINUTES OF COUNCIL STUDY MEETING – DECEMBER 6, 2022 -1- THE WEST VALLEY CITY COUNCIL MET IN ELECTRONIC STUDY SESSION ON TUESDAY, DECEMBER 6, 2022 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 LANG. THE MEETING WAS ALSO HELD ELECTRONICALLY VIA ZOOM. THE FOLLOWING MEMBERS WERE PRESENT: Karen Lang, Mayor Lars Nordfelt, Councilmember At-Large Don Christensen, Councilmember At-Large Tom Huynh, Councilmember District 1 Scott Harmon, Councilmember District 2 (electronically) William Whetstone, Councilmember District 3 (electronically) Jake Fitisemanu, Councilmember District 4 (electronically) STAFF PRESENT: Wayne T Pyle, City Manager (electronically) Nichole Camac, City Recorder Nicole Cottle, Assistant City Manager/General Counsel Eric Bunderson, City Attorney (electronically) Colleen Jacobs, Police Chief (electronically) John Evans, Fire Chief (electronically) Jim Welch, Finance Director Steve Pastorik, CED Director Dan Johnson, Public Works Director Nancy Day, Parks and Recreation Director Jeff Jackon, RDA John Flores, HR Director Sam Johnson, Strategic Communications Director (electronically) Ken Cushing, IT APPROVAL OF MINUTES OF STUDY MEETING HELD NOVEMBER 22, 2022 The Council considered the Minutes of the Study Meeting held November 22, 2022. There were no changes, corrections or deletions. Councilmember Nordfelt moved to approve the Minutes of the Study Meeting held November 22, 2022. Councilmember Christensen seconded the motion. A voice vote was taken and all members voted in favor of the motion.  MINUTES OF COUNCIL STUDY MEETING – DECEMBER 6, 2022 -2- REVIEW AGENDA FOR REGULAR CITY COUNCIL MEETING OF DECEMBER 6, 2022 Upon inquiry by Mayor Lang, 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 DECEMBER 13, 2022 A. ACCEPT PUBLIC COMMENT REGARDING APPLICATION GPZ-7-2022, FILED BY WASATCH COMMERCIAL DEVELOPERS, REQUESTING A GENERAL PLAN ZONE CHANGE FROM LARGE LOT RESIDENTIAL (2 TO 3 UNITS/ACRE) TO BUSINESS PARK AND A ZONE CHANGE FROM A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE) AND A-2 (AGRICULTURE, MINIMUM LOT SIZE 2 ACRES) TO B/RP (BUSINESS/RESEARCH PARK) FOR PROPERTY LOCATED AT 4890- 5090 WEST LAKE PARK BLVD. Mayor Lang informed a public hearing had been advertised for the Regular Council Meeting scheduled December 13, 2022, in order for the City Council to hear and consider public comments regarding application GPZ-7-2022, Filed by Wasatch Commercial Developers, Requesting a General Plan Zone Change from Large Lot Residential (2 to 3 Units/Acre) to Business Park and a Zone Change from A (Agriculture, Minimum Lot Size ½ Acre) and A-2 (Agriculture, Minimum Lot Size 2 acres) to B/RP (Business/Research Park) for Property Located at 4890-5090 West Lake Park Blvd. Proposed Ordinances 22-43 and 22-44 and Resolution 22-157 related to the proposal to be considered by the City Council subsequent to the public hearing, was discussed as follows: ACTION: ORDINANCE NO. 22-43, AMEND THE GENERAL PLAN TO SHOW A CHANGE OF LAND USE FROM LARGE LOT RESIDENTIAL (2 TO 3 UNITS/ACRE) TO BUSINESS PARK FOR PROPERTY LOCATED AT 4890- 5090 WEST LAKE PARK BLVD. Steve Pastorik, CED Director, discussed proposed Ordinance 22-43 that would amend the General Plan to Show a Change of Land Use from Large Lot Residential (2 to 3 Units/Acre) to Business Park for Property Located at 4890-5090 West Lake Park Blvd. Written documentation previously provided to the City Council included information as follows: MINUTES OF COUNCIL STUDY MEETING – DECEMBER 6, 2022 -3- In 2015, the subject property was included in a City initiated General Plan/zone change that involved 741 acres in various locations throughout the City. With one exception of Non-Retail Commercial, the General Plan was changed on all 741 acres to Large Lot Residential and the zoning was changed to either A or A-2. At the same time, the City also increased its housing standards for single unit dwellings and created the RE (Residential Estate) zone. The Council was concerned about the shrinking amount of available land for residential development and the lack of higher end housing in the City. These changes were made to encourage larger homes on larger lots. The previous zoning on the subject property was M. At the time, the proximity of the golf course; the Highbury amenities like trails and waterways; the nearby services like the Instacare, Target, restaurants, etc.; the existing nearby mix of residential; and the canal buffer were reasons for the residential designation. The relatively large area of the property also created an opportunity for a good sized RE zone subdivision. If this application is approved, the applicant plans to build a biomedical research and development campus of 7 buildings totaling approximately 580,000 square feet (690,000 square feet when including the mezzanines) of industrial/office flex space. ACTION: ORDINANCE NO. 22-44, AMEND THE ZONING MAP TO SHOW A CHANGE OF ZONE FOR PROPERTY LOCATED AT 4890-5090 WEST LAKE PARK BLVD. FROM A (AGRICULTURE, MINIMUM LOT SIZE ½ ACRE) AND A-2 (AGRICULTURE, MINIMUM LOT SIZE 2 ACRES) TO B/RP (BUSINESS/RESEARCH PARK) Steve Pastorik, CED Director, discussed proposed Ordinance 22-44 that would amend the Zoning Map to Show a Change of Zone for Property Located at 4890-5090 West Lake Park Blvd. from A (Agriculture, Minimum Lot Size ½ Acre) and A-2 (Agriculture, Minimum Lot Size 2 acres) to B/RP (Business/Research Park). Written documentation previously provided to the City Council included information as follows: In 2015, the subject property was included in a City initiated General Plan/zone change that involved 741 acres in various locations throughout the City. With one exception of Non-Retail Commercial, the General Plan was changed on all 741 acres to Large Lot Residential and the zoning was changed to either A or A-2. At the same time, the City also increased its MINUTES OF COUNCIL STUDY MEETING – DECEMBER 6, 2022 -4- housing standards for single unit dwellings and created the RE (Residential Estate) zone. The Council was concerned about the shrinking amount of available land for residential development and the lack of higher end housing in the City. These changes were made to encourage larger homes on larger lots. The previous zoning on the subject property was M. At the time, the proximity of the golf course; the Highbury amenities like trails and waterways; the nearby services like the Instacare, Target, restaurants, etc.; the existing nearby mix of residential; and the canal buffer were reasons for the residential designation. The relatively large area of the property also created an opportunity for a good sized RE zone subdivision. If this application is approved, the applicant plans to build a biomedical research and development campus of 7 buildings totaling approximately 580,000 square feet (690,000 square feet when including the mezzanines) of industrial/office flex space. ACTION: RESOLUTION NO. 22-157, AUTHORIZE THE CITY TO ENTER INTO A DEVELOPMENT AGREEMENT WITH WASATCH COMMERCIAL DEVELOPERS, LLC FOR APPROXIMATELY 39.5 ACRES OF PROPERTY LOCATED AT APPROXIMATELY 4890-5090 WEST LAKE PARK BLVD Steve Pastorik, CED, discussed proposed Resolution 22-157 that would authorize the City to enter into a Development Agreement to enter into a Development Agreement with Wasatch Commercial Developers, LLC for Approximately 39.5 Acres of Property Located at Approximately 4890-5090 West Lake Park Blvd. Written documentation previously provided to the City Council included information as follows: Wasatch Commercial Developers has submitted a General Plan/zone change application (GPZ-7-2022) on 39.5 acres to change the General Plan designation from Large Lot Residential (2 to 3 units/acre) to Business Park and the zoning from A (Agriculture, minimum lot size ½ acre) and A-2 (Agriculture, minimum lot size 2 acres) to B/RP (Business/Research Park). The Planning Commission recommended approval of the zone change subject to a development agreement. MINUTES OF COUNCIL STUDY MEETING – DECEMBER 6, 2022 -5- The development agreement includes a limitation on the number of semi-truck docks, use limitations, architectural standards, a minimum 25’ wide landscaped setback along the north side, a perimeter walkway, and a requirement to remove the bridge over the Riter Canal. Councilmember Whetstone stated that this property lies within an opportunity zone and questioned whether capital gain taxes are applicable. Steve replied yes. Councilmember Whetstone asked how some of the percentages in the Development Agreement were derived, such as the number of semi-truck docks or the percentage of building used for office, etc. He questioned if the applicant had seen those numbers and was comfortable with them. Steve replied yes and explained that the number of docks was determined based on a 20% total square footage of the building which differentiates from the total that would be allowed in a distribution warehouse that could be found on SR-201. Steve indicated that staff worked with Wasatch on determining the 40% minimum square footage for office space and research development space. He indicated that the purpose of this was to ensure that this project is more a Biomedical Center and less a manufacturing warehouse. Councilmember Whetstone stated that he is not inclined to support this application as he believes the original purpose of preserving this land for housing still exists. Councilmember Harmon asked if semi-truck traffic can go to the ridge to the north. Steve replied that he doesn’t believe this would be possible unless the applicant worked out a deal for an easement with the property owner. Councilmember Harmon stated that he is not in favor of this application and the primary reason would be that he wouldn’t want to see truck traffic going through Lake Park Blvd. and the many roundabouts in the area. He noted that he also would prefer this property to stay vacant for future residential development. Mayor Lang indicated that the Council gave up a lot of density on other pieces of surrounding property with the overall understanding that this property would remain residential for large lots. She asked how much density was granted on surrounding properties. Steve replied that he doesn’t recall the exact number but there are 2 apartment developments, 3 townhome developments, and single-family homes in the area. Mayor Lang stated that she believes there needs to be low density properties available for residents in the area. The City Council will consider Ordinances 22-42 and 22-43 and Resolution 22-157 at the Regular Council Meeting scheduled December 13, 2022 at 6:30 P.M.  MINUTES OF COUNCIL STUDY MEETING – DECEMBER 6, 2022 -6- B. ACCEPT PUBLIC INPUT REGARDING THE WEST VALLEY CITY POLICE DEPARTMENT'S ACCEPTANCE OF A JUSTICE ASSISTANCE GRANT (JAG) THROUGH THE U.S. DEPARTMENT OF JUSTICE PROGRAMS Mayor Lang informed a public hearing had been advertised for the Regular Council Meeting scheduled December 13, 2022, in order for the City Council to hear and consider public comments regarding the West Valley City Police Department's Acceptance of a Justice Assistance Grant (JAG) through the U.S. Department of Justice Programs. Proposed Resolution 22-160 related to the proposal to be considered by the City Council subsequent to the public hearing, was discussed as follows: ACTION: RESOLUTION 22-160, AUTHORIZE WEST VALLEY CITY TO ACCEPT THE EDWARD BYRNE MEMORIAL JUSTICE ASSISTANCE GRANT Steve Katz, Police Department, discussed proposed Resolution 22-160 that would authorize West Valley City to Accept the Edward Byrne Memorial Justice Assistance Grant. Written documentation previously provided to the City Council included information as follows: The U.S. Department of Justice Program is awarding the West Valley City Police Department the 2022 Edward Byrne Memorial Justice Assistance Grant (J.A.G.). The allowable expenses of the grant are the purchase of equipment, and funding training and programs they approve through the application process. The funds are allocated to West Valley City based on a formula that considers the population of West Valley City and our part one crime statistics. There is separate funding allocated to each state to ensure fairness. The J.A.G. Program allows states and local governments to implement otherwise unfunded programs designed to improve the criminal justice system. The West Valley City Police Department Community Oriented Policing Unit, Patrol Division, Special Operations Units, SWAT Team, Intelligence Unit, and Evidence Unit need updated software and equipment. Department funds are not sufficient to cover the additional expense of equipping these units with the new or updated equipment or software and funds under this grant award will assist with this immensely. This equipment and software will increase the department’s ability to respond to, prepare for, and/or prevent crime or disorder in our community.  MINUTES OF COUNCIL STUDY MEETING – DECEMBER 6, 2022 -7- Mayor Lang asked if there is a specific list of what the money can be spent on. Steve replied yes and stated that the grant has already been awarded and the budget detail and narrative is included in the Council’s packets. He indicated that Council approval is the next step in the process of receiving funding. The City Council will consider Resolution 22-160 at the Regular Council Meeting scheduled December 13, 2022 at 6:30 P.M. ORDINANCE 22-45: AMEND SECTION 1-2-107 OF THE WEST VALLEY MUNICIPAL CODE TO UPDATE CERTAIN PARKS AND RECREATION FEES Nancy Day, Parks and Recreation Director, presented proposed Ordinance 22-45 that would amend Section 1-2-107 of the West Valley Municipal Code to Update Certain Parks and Recreation Fees. Written documentation previously provided to the City Council included information as follows: The current Golf Club Player Pass Fee is found in the Consolidated Fee Schedule under section 1-2-107 (4) i, i and (5) j, i. The current Player Pass Fee is $199.95 annually. This fee has not increased since 2006 while other golf course fees have been raised over time due to increased costs in overall operations. The new proposed fee is $249.95 annually. Player Pass discounted fees for carts, green fees, and guest fees will not change. It is anticipated that this increase will result in $75,000 of additional revenue. Mayor Lang asked if the City is in line with other courses in other cities. Nancy replied that most do not offer Player’s Passes but the Golf Pro staff ensures that the City maintains a good rate. She noted that operational costs have increased. Councilmember Harmon asked if the Players Pass includes both golf courses. Nancy replied yes. Mayor Lang asked if a guest can golf 18 holes for $28 with a Player Pass player. Nancy replied yes. Councilmember Huynh asked where the extra funding will go. Nancy replied the funds will go strictly into the green fees revenue. The City Council will consider Ordinance 22-45 at the Regular Council Meeting scheduled December 13, 2022 at 6:30 P.M ORDINANCE 22-46: AMEND SECTION 1-2-110 OF THE WEST VALLEY CITY MUNICIPAL CODE TO UPDATE CERTAIN SANITATION FEES Dan Johnson, Public Works Director, presented proposed Ordinance 22-46 that would amend Section 1-2-110 of the West Valley City Municipal Code to Update Certain Sanitation Fees.  MINUTES OF COUNCIL STUDY MEETING – DECEMBER 6, 2022 -8- Written documentation previously provided to the City Council included information as follows: The City’s Sanitation Fund is currently operating in a revenue-expenditure deficit, using a portion of the Sanitation Fund balance each year to cover the deficit. The fund balance is projected to be approximately $1.6M by the end of FY 22-23, and with the current revenue stream the fund balance will be depleted by the end of the City’s sanitation contract in FY 25-26. To avoid the depletion of the Sanitation Fund balance, the Public Works Department recommends the monthly residential waste collection fee in the Consolidated Fee Schedule be adjusted and phased as follows: Single-family and Single-family and duplex-family duplex-family Additional Additional dwelling unit with dwelling unit garbage recycling recycling without recycling container container Current Fee $15.50 $13.00 $9.00 $3.00 Fee Effective January 1, 2023 $16.50 $14.00 $9.75 $3.25 Fee Effective January 1, 2024 $17.50 $15.00 $10.50 $3.50 Councilmember Nordfelt asked if this will be enough to cover the deficit. Dan replied yes but noted that the contract with ACE will change in the future so these costs may need to be adjusted again. Councilmember Harmon suggested increasing the recycling fee as well or getting rid of that program altogether. Wayne asked when the contract with ACE expires. Dan replied 2026 and noted that they must receive one year notice at which time the City can begin exploring other options. Mayor Lang asked if recycling can be removed from the contract at any time. Dan replied that it could be removed as part of a bid for a new contract or the existing contract could be renegotiated. Mayor Lang asked if removing the recycling program would help the fund balance. Dan replied yes. He noted that the City does currently allow residents to opt out. The City Council will consider Ordinance 22-46 at the Regular Council Meeting scheduled December 13, 2022 at 6:30 P.M RESOLUTION 22-161: APPROVE A MASTER LANDSCAPE MAINTENANCE AGREEMENT AND A SUPPLEMENTAL LANDSCAPE MAINTENANCE  MINUTES OF COUNCIL STUDY MEETING – DECEMBER 6, 2022 -9- AGREEMENT BETWEEN THE CITY AND THE UTAH DEPARTMENT OF TRANSPORTATION Dan Johnson, Public Works Director, presented proposed Resolution 22-161 that would approve a Master Landscape Maintenance Agreement and a Supplemental Landscape Maintenance Agreement Between the City and the Utah Department of Transportation. Written documentation previously provided to the City Council included information as follows: UDOT’s standard roadside vegetation practices include the installation and maintenance of self-sustaining grasses or shrubs that do not require irrigation. UDOT allows landscaping to be installed within state highway right of way but will not maintain landscape installed at a level above their standard practices. This resolution authorizes the execution of two agreements with UDOT relating to landscaping. The first agreement establishes the general procedures for the City to access state highway rights of way for landscape maintenance. Procedures include obtaining an encroachment permit, the use of traffic control devices, submission of landscape plans for UDOT approval, the use of DOT approved personal protective equipment and safety clothing. The agreement also requires the City to replace landscape improvements that do not survive. The second agreement formalizes the City’s maintenance responsibility for specific landscape improvements built with the Mountain View Corridor and allows the City to access 3500 South, 5600 West and the 3575 South trail parking lot to maintain the previously constructed landscaping as prescribed in the UDOT Master Landscape Maintenance Agreement. Councilmember Whetstone noted that there seems to be a discrepancy in the Master Agreement, Section 4, A and B. Dan replied that he will look into this. Councilmember Whetstone stated that the Master Agreement allows children 16-18 to participate while the Supplemental only allows age 14. He questioned why there is a difference. Dan replied that UDOT’s concern is having younger children working on the side of highways versus on the trails along the Mountain View Corridor itself. Mayor Lang asked that both of these questions be clarified. The City Council will consider Resolution 22-161 at the Regular Council Meeting scheduled December 13, 2022 at 6:30 P.M RESOLUTION 22-162: AWARD A CONTRACT TO CACHE VALLEY  MINUTES OF COUNCIL STUDY MEETING – DECEMBER 6, 2022 -10- ELECTRIC CO. FOR THE CONSTRUCTION OF THE 2022 STREET LIGHT INFILL PROJECT Dan Johnson, Public Works Director, presented proposed Resolution 22-162 that would award a Contract to Cache Valley Electric Co. for the Construction of the 2022 Street Light Infill Project. Written documentation previously provided to the City Council included information as follows: This project will add 34 street lights to 11 different locations throughout the City where they do not currently exist. The Public Works Department advertised this project in August, and due to current construction market conditions did not receive any bids. The project was readvertised, and one bid was received from Cache Valley Electric. Construction will be completed in 2023. A map of the new street lights is available at the following link: 2022 Street Light Infill Project Councilmember Whetstone stated that there was an RFP that the City was going to issue for a Master Street Plan and questioned what the results of that were. Dan replied that the City decided to keep the work in house and noted that he would be presenting on this next week. Councilmember Christensen verified that this is the 2022 Infill Project even though it will be built in 2023. Dan replied yes. The City Council will consider Resolution 22-162 at the Regular Council Meeting scheduled December 13, 2022 at 6:30 P.M RESOLUTION 22-163: APPROVE THE PURCHASE OF COMPUTER EQUIPMENT AND RELATED SECURITY SERVICES FROM ADLUMIN Ken Cushing, IT, presented proposed Resolution 22-163 that would approve the Purchase of Computer Equipment and Related Security Services from Adlumin. Written documentation previously provided to the City Council included information as follows: This purchase includes one year of services and combines two existing security services slated for the city. It would replace our Security information and event management (SIEM) system and our Managed Detection and Response (MDR). A SIEM collects logs from servers, endpoint computers, and switches; and then gives alerts to things outside of the ordinary. An MDR is a 24x7 service where a team of experts responds to threats and malfunctions. Adlumin also has reporting  MINUTES OF COUNCIL STUDY MEETING – DECEMBER 6, 2022 -11- dashboards to show our security stature, and it helps us complete our compliance reporting. Using all these tools together in a cohesive way gives a complete Security Orchestration, Automation, and Response (SOAR). Responding to advanced persistent threats is resource-intensive, time-consuming, and time-sensitive. IT needs access to a comprehensive Security Operations Center (SOC) that has a complete picture of what our systems are experiencing. Wayne Pyle, City Manager, stated that IT is constantly looking at different ways to strengthen network systems. He noted that this is a newer methodology that will give the City a strong approach at protecting the network. Mayor Lang asked if this is a piece of equipment. Ken replied that this is all done on a 3rd party site. He noted that there is a whole staff and software system that monitors threats and assists during an attack. Mayor Lang asked if they would also assist to restore. Ken replied yes. Mayor Lang asked if the cost would be $100,000 each year. Ken replied yes. The City Council will consider Resolution 22-163 at the Regular Council Meeting scheduled December 13, 2022 at 6:30 P.M CONSIDER APPLICATION PUD-2-2022, FILED BY CAMERON SCOTT, REQUESTING FINAL PLAT APPROVAL FOR THE BONNEVILLE TOWNHOMES PUD LOCATED AT 2876 SOUTH 5655 WEST Steve Lehman, CED Director, presented proposed application PUD-2-2022 that would consider Application PUD-2-2022, Filed by Cameron Scott, Requesting Final Plat Approval for the Bonneville Townhomes PUD Located at 2876 South 5655 West. Written documentation previously provided to the City Council included information as follows: Mr. Cameron Scott, representing David Weekley Homes is requesting final plat approval for the Bonneville Townhomes PUD. The subject property was rezoned in October 2020 to the RM zone. A development agreement was approved by the City Council allowing for both a townhome development and Hotel adjacent to 5600 West. The proposed development will consist of 64 units on 5.5 acres. This equates to an overall density of 11.6 units per acre. Townhomes will be two-story units with a combination of 3 and 4 plex units. The minimum square footage is proposed at 1,500 square feet. However, proposed unis will range in size from 1530 to 1740 square feet. Building materials will be brick, stone, fiber cement siding and stucco. Per the development agreement, all units will have a two-car garage with a  MINUTES OF COUNCIL STUDY MEETING – DECEMBER 6, 2022 -12- full driveway. The project site will also have guest parking spaces for a parking ratio of 4.2 spaces per unit. Access to the subdivision will be gained from 5655 West. All streets and drive courts within the development will be private. This project is one of 2 pending developments in the City who are vested with private streets. All interior streets comply with required widths and turnaround capability for the Fire Department. A condition of approval for this project is that all streets will be inspected by a third party to ensure they are constructed appropriately. The developer is required to provide 4 amenities per the development agreement. However, the developer is providing 5 amenities for this project. Amenities proposed for this development are courtyards for each dwelling, a tot lot, sports court, walking path around the entire perimeter and a pavilion near the tot lot. The City Council will consider Application PUD-2-2022 at the Regular Council Meeting scheduled December 13, 2022 at 6:30 P.M COMMUNICATIONS A. RENEWABLE ENERGY/SUSTAINABILITY UPDATE This item has been postponed. B. COUNCIL CALENDAR Mayor Lang referenced a Memorandum previously received from the City Manager that outlined upcoming meetings and events. Councilmember Christensen questioned when concerts begin at the Cultural Center. Nancy Day, Parks and Recreation Director, replied that she will find out and report back. Members of the City Council had no further questions regarding the Council Update. NEW BUSINESS A. POTENTIAL FUTURE AGENDA ITEMS N/A B. COUNCIL REPORTS COUNCILMEMBER CHRISTENSEN- TREE LIGHTING AND CHRISTMAS MARKET  MINUTES OF COUNCIL STUDY MEETING – DECEMBER 6, 2022 -13- Councilmember Christensen stated that he attended a Tree Lighting Ceremony. He indicated he also attended the Christmas Market and noted that there will need to be a large space to hold it in coming years. Mayor Lang asked for a report on the Christmas Market and Farmers Market. MOTION TO ADJOURN Upon motion by Councilmember Huynh all voted in favor to adjourn. THERE BEING NO FURTHER BUSINESS OF THE WEST VALLEY COUNCIL THE STUDY MEETING ON TUESDAY DECEMBER 6, 2022 WAS ADJOURNED AT 5:19 PM BY MAYOR LANG. 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, December 6, 2022. _______________________________ Nichole Camac, CMC City Recorder