City Council Study Meeting

MINUTES OF COUNCIL STUDY MEETING –SEPTEMBER 10, 2024 -1- THE WEST VALLEY CITY COUNCIL MET IN ELECTRONIC STUDY SESSION ON TUESDAY, SEPTEMBER 10, 2024 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 PRO TEM CHRISTENSEN. THE FOLLOWING MEMBERS WERE PRESENT: Don Christensen, Mayor Pro Tem/ Councilmember At-Large Karen Lang, Mayor (electronically) Lars Nordfelt, Councilmember At-Large Tom Huynh, Councilmember District 1 Scott Harmon, Councilmember District 2 (electronically) William Whetstone, Councilmember District 3 Jake Fitisemanu, Councilmember District 4 STAFF PRESENT: Ifo Pili, City Manager Nichole Camac, City Recorder John Flores, Assistant City Manager Eric Bunderson, City Attorney (electronically) Colleen Jacobs, Police Chief John Evans, Fire Chief Jim Welch, Finance Director Steve Pastorik, CED Director Layne Morris, CPD Director Colby Wilson, Acting Public Works Director Jamie Young, Parks and Recreation Director Jonathan Springmeyer, RDA Director Sam Johnson, Strategic Communications Director Ken Cushing, IT (electronically) Travis Crosby, IT APPROVAL OF MINUTES OF STUDY MEETING HELD SEPTEMBER 3, 2024 The Council considered the Minutes of the Study Meeting held September 3, 2024. There were no changes, corrections or deletions. Councilmember Nordfelt moved to approve the Minutes of the Study Meeting held September 3, 2024. Councilmember Huynh seconded the motion.  MINUTES OF COUNCIL STUDY MEETING –SEPTEMBER 10, 2024 -2- A voice vote was taken and all members voted in favor of the motion. REVIEW AGENDA FOR REGULAR CITY COUNCIL MEETING OF SEPTEMBER 10, 2024 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 SEPTEMBER 17, 2024 A. ACCEPT PUBLIC INPUT REGARDING APPLICATION GPZ-4-2024, FILED BY EDGE HOMES, REQUESTING A GENERAL PLAN CHANGE FROM GENERAL COMMERCIAL TO MEDIUM DENSITY RESIDENTIAL (7 TO 12 UNITS/ACRE) AND A ZONE CHANGE FROM C- 2 (GENERAL COMMERCIAL) TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL) Mayor Lang informed a public hearing had been advertised for the Regular Council Meeting scheduled September 17, 2024, in order for the City Council to hear and consider public comments regarding Application GPZ-4-2024, Filed by Edge Homes, Requesting a General Plan Change from General Commercial to Medium Density Residential (7 to 12 units/acre) and a Zone Change from C-2 (General Commercial) to RM (Multiple Unit Dwelling Residential) Proposed Ordinances 24-38, 24-39, and Resolution 24-136 related to the proposal to be considered by the City Council subsequent to the public hearing, was discussed as follows: ACTION: ORDINANCE NO. 24-38, AMEND THE GENERAL PLAN TO SHOW A CHANGE OF LAND USE FROM GENERAL COMMERCIAL TO MEDIUM DENSITY RESIDENTIAL (7 TO 12 UNITS/ACRE) FOR PROPERTY LOCATED AT 3688 SOUTH REDWOOD ROAD ON 26.26 ACRES Steve Pastorik, CED, discussed proposed Ordinance 24-38 that would amend the General Plan to Show a Change of Land Use from General Commercial to Medium Density Residential (7 to 12 Units/Acre) for Property Located at 3688 South Redwood Road on 26.26 Acres Written documentation previously provided to the City Council included information as follows: If this application is approved, the applicant intends to redevelop the property into a residential development with a total of 300 for-sale units MINUTES OF COUNCIL STUDY MEETING –SEPTEMBER 10, 2024 -3- comprised on 3-story condos (40 units), 2-story townhomes with four different building designs (244 units), and single family detached homes (16 units). The proposed density of the project is 11.4 units/acre. This project would replace the Redwood Drive-In Theater and swap meet. The applicant’s original proposal included requests for several ordinance exceptions such as a reduction to the required percentage of brick on the rear-load townhomes, an exception on the required patio/balcony on some condo units, and reductions to the required parking. The applicant is no longer requesting these exceptions. The one remaining exception is the request to allow two-car garages for the single family homes instead of three-car garages given the lot widths. Included with this issue paper is the traffic impact study required for projects with 100 units or more as well as written comments and petitions from the public. ACTION: ORDINANCE NO. 24-39, AMEND THE ZONING MAP TO SHOW A CHANGE OF ZONE FOR PROPERTY LOCATED AT 3688 SOUTH REDWOOD ROAD FROM ZONE C-2 (GENERAL COMMERCIAL) TO RM (MULTIPLE UNIT DWELLING RESIDENTIAL) Steve Pastorik, CED, discussed proposed Ordinance 24-39 that would amend the General Plan to Show a Change of Land Use from General Commercial to Medium Density Residential (7 to 12 Units/Acre) for Property Located at 3688 South Redwood Road on 26.26 Acres Written documentation previously provided to the City Council included information as follows: If this application is approved, the applicant intends to redevelop the property into a residential development with a total of 300 for-sale units comprised on 3-story condos (40 units), 2-story townhomes with four different building designs (244 units), and single family detached homes (16 units). The proposed density of the project is 11.4 units/acre. This project would replace the Redwood Drive-In Theater and swap meet. The applicant’s original proposal included requests for several ordinance exceptions such as a reduction to the required percentage of brick on the rear-load townhomes, an exception on the required patio/balcony on some condo units, and reductions to the required parking. The applicant is no longer requesting these exceptions. The one remaining exception is the MINUTES OF COUNCIL STUDY MEETING –SEPTEMBER 10, 2024 -4- request to allow two-car garages for the single family homes instead of three-car garages given the lot widths. Included with this issue paper is the traffic impact study required for projects with 100 units or more as well as written comments and petitions from the public. ACTION: RESOLUTION NO. 24-136, AUTHORIZE THE CITY TO ENTER INTO A DEVELOPMENT AGREEMENT WITH EDGE HOMES UTAH, LLC FOR APPROXIMATELY 26.26 ACRES OF PROPERTY LOCATED AT APPROXIMATELY 3688 SOUTH REDWOOD ROAD Steve Pastorik, CED, discussed proposed Resolution 24-136 that would authorize the City to Enter Into a Development Agreement with Edge Homes Utah, LLC for Approximately 26.26 Acres of Property Located at Approximately 3688 South Redwood Road Written documentation previously provided to the City Council included information as follows: Edge Homes has submitted a General Plan/zone change application (GPZ- 4-2024) on 26.26 acres to change the General Plan from General Commercial to Medium Density Residential (7 to 12 units/acre) and the zoning from C-2 (General Commercial) to RM (Multiple Unit Dwelling Residential). The Planning Commission recommended approval of the General Plan/zone change subject to a development agreement. Below is a summary of the standards in the development agreement:  The total number of residential units is capped at 300.  The minimum square footages are established for all housing types.  Renderings of the different housing types are included along with allowed exterior materials.  The amenities will include a clubhouse with a fitness center, kitchen, bathrooms, and gathering areas; a swimming pool with lounge chairs and shade structures; pickleball courts; play areas; gathering areas; picnic tables and shade structures; dog waste stations; bike racks; trash receptacles; and an entry feature along Redwood Road.  A list of interior features for each housing type is included.  Required fencing is outlined. MINUTES OF COUNCIL STUDY MEETING –SEPTEMBER 10, 2024 -5-  A list of off-site improvements is specified. Steve provided an update on questions asked by the Council as follows:  Prohibiting parking on 3800 South and 1950 West o Applicant Response: The design of the project is intended to blend with the surrounding communities. We believe residence and visitors would greatly benefit from fully utilizing 3800 South and 1950 West from a livability standpoint. We understand these roads are existing public roads and that the City has the ability to restrict or allow parking as needed. We have chosen to front these roads to enhance the streetscape, rather than backing these roadways and “boxing in” this neighborhood with the surrounding communities.  Move access on 1950 West to align with Apple Farms Road and limit access to right-in/right out. o Applicant Response: We are great with this if we have Public Works support. o Note: Public Works is okay with this adjustment. .  Snow Removal o Applicant Response: We agree with Council and would suggest utilizing the 50% open space for snow storage. Parking islands and open spaces next to the roadways are a great space to store snow removal.  Limiting number of rentals within the project. o Applicant Response: FHA guidelines recommend no more than 30% rentals. We are willing to comply with these recommendations. We believe this is an appropriate number for rental units and will include this in our CC&R’s. Edge Homes will not be renting any of these homes; we are a for- sale builder. MINUTES OF COUNCIL STUDY MEETING –SEPTEMBER 10, 2024 -6-  Increase size of single-family home lots and include 3-car garages. o Applicant Response: We have provided an extra stall for each single-family home. We will commit to requiring about 20% of the single-family homes contain 3rd-car garages (approximately 3 units). Because this is not a stand-alone single-family home community, we have a very robust amenities package (trails, open space, clubhouse, pool, pickleball, etc.), which already adds cost to homes within this community. We are budgeting around $5,000-$8000 per home for this 5-star amenities package. We are sensitive to pricing and what the market will bear. Mayor Pro Tem Christensen asked if resident only parking signs can be installed on 3800 S. Steve replied that he would speak to legal about this but noted that it’s not typical and would be difficult to enforce. Councilmember Whetstone asked how the 30% rental maximum would be enforced. Steve replied that it would be the HOA’s responsibility and would be listed in the CC&’R’s. Councilmember Whetstone stated that he has heard concern regarding the builder’s reputation related to safety standards. Steve replied that there was an issue with Edge Homes in another City where there was an issue with a slope. He noted that there is no slope at this location and noted that any new construction goes through an internal plan review process as well as multiple inspections through the construction development by City inspectors. He added that a Geotech study would also be conducted since basements are being proposed and this would look at soil and ground water. Councilmember Huynh expressed concern about two other locations being constructed as multi-family, high density projects in the vicinity of this location. He indicated that he is concerned about the lack of amenities proposed in this application and the simplicity of the plan. Steve replied that the Code requires amenities, and the applicant is proposing more than what the Code requires. He noted that there is a demand for housing due to a regional shortage. Councilmember Huynh stated that he doesn’t feel the project is attractive enough and expressed concern about homelessness in the area. He indicated that he fears this type of development would increase that. Steve replied that traffic is intermittent with how the property is developed now so more housing could help that issue. Councilmember Huynh stated that he doesn’t want to have a bad development at this location in the next 10-20 years. Councilmember Fitisemanu asked what  MINUTES OF COUNCIL STUDY MEETING –SEPTEMBER 10, 2024 -7- Councilmember Huynh would prefer to see at this location. Councilmember Huynh replied that the proposal is very simple. Councilmember Harmon stated that he is concerned about approving any new development until the boarding home/on-street parking issues can be resolved across the City. He indicated that he hasn’t heard of anything to alleviate that concern. Mayor Pro-Tem Christensen stated that it would be up to the HOA and CC&R’s. Mayor Lang stated that she would still prefer no parking on 3800 South or 1950 West and would like to see all the single-family units have 3 car garages so that the lots are wider. She indicated that without this, parking will be a significant concern. Councilmember Nordfelt agreed. He added that restricting parking could also push parking into the adjacent neighborhoods which shouldn’t be a burden that those residents need to bear. Councilmember Fitisemanu agreed on parking concerns. Councilmember Huynh indicated that he would like to see a better plan for this property. The City Council will consider Ordinance 24-38, 24-39 and Resolution 24-136 at the Regular Council Meeting scheduled September 17, 2024 at 6:30 P.M. COMMUNICATIONS A. HOMELESS TASK FORCE UPDATE Sam Johnson, Public Relations Director, provided a PowerPoint Presentation summarized as follows: - The objective of the task force has been for us to understand the homeless community better in the city, services available, as well as challenges created. Over time, the Task Force has carved out different internal policies on working with our homeless population, as well as the residents and businesses impacted. - The reports generated from this task force have also created a large history of data that is helpful for historical reasons as well as for current discussions with state/ leaders. - Examples of Work done by the Homeless Task Force  Implementation of no pan handling on high traffic roadways – keeps motorists safe  Police department social worker to work with homeless and connect them with resources  Safe trails along the Jordan River MINUTES OF COUNCIL STUDY MEETING –SEPTEMBER 10, 2024 -8-  Consistency of cleaning up homeless camps has led to fewer issues and it is safer.  COP unit is familiar with our homeless population personally, understand issues/concerns  Broken down motorhomes are monitored and taken care of as needed  Cameras installed at various parks for monitoring and ensuring safe use by residents  Worked with businesses and provided no trespassing signs for property  Close working relationship with Switchpoint and the WVC homeless shelter.  Working with Fire, Police and Switchpoint – help individuals in to MVP shelter in Sandy  Move homeless individuals in to Mental Health Court - Current Participants o City Manager Ifo Pili o Assistant City Manager John Flores o o Community Development o Steve Pastorik, Community Development Dir. o Margo Hoyt, Exec Assistant to CD Director o Ricardo Ramos, Business Support o City Communications o Sam Johnson, City Communications Director o Legal Department o Eric Bunderson, City Attorney o Parks and Recreation Department o Jamie Young, Parks and Recreation Director o Jason Erekson, Assistant Parks and Recreation Director o Economic Development o Nate Webster, Business Retention Specialist o Community Preservation Department o Layne Morris, Community Preservation Director o Brendan Grames, Code Enforcement o Cindy Hobbs, Administrative Assistant o Public Works Department  MINUTES OF COUNCIL STUDY MEETING –SEPTEMBER 10, 2024 -9- Dan Johnson, Public Works Director o Police Department Mike Fossmo, Deputy Chief Police Department Levi Lloyd, Lieutenant, Police Department Gabe Bier, COP Sergeant Devin Novara, COP Detective Matt Rhodes, COP Detective Tori Yeates, Police Social Worker Ben Tippets, Analyst Ashley Knight, Analyst o Fire Department John Evans, Chief Brandon Howard, Battalion Chief Aaron Kissell, Captain Paramedic o Finance Department Jim Welch, Director o Outside Agency Paulina Barrios, Switchpoint representative Councilmember Huyng requested a video be played related to homeless cleanup in California. Councilmember Huynh stated that the City is doing a great job with the homeless shelter and Jordan River. He expressed concern that homeless individuals are entering personal residences and businesses. Sam agreed that there are some challenges but noted that the task force will continue to work hard at finding solutions. Councilmember Whetstone stated that he has attended a few of the task force meetings and appreciates the collaboration and input provided by everyone involved. Councilmember Fitisemanu asked there is anything the task force needs from the Council to assist in their efforts. Sam replied that he would think about this and speak to the group for their input. The Mayor and Council had no further questions or concerns. B. COUNCIL CALENDAR Mayor Lang referenced a Memorandum previously received from the City Manager that outlined upcoming meetings and events.  MINUTES OF COUNCIL STUDY MEETING –SEPTEMBER 10, 2024 -10- 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 N/A MOTION FOR CLOSED SESSION Councilmember Nordfelt moved to adjourn and reconvene in a Closed Session for discussion of pending litigation, disposition of real property, and deployment of security. Councilmember Fitisemanu seconded the motion. A voice vote was taken and all members voted in favor of the motion. Councilmember Fitisemanu Yes Councilmember Whetstone Yes Councilmember Harmon Yes Councilmember Huynh Yes Councilmember Christensen Yes Councilmember Nordfelt Yes Mayor Lang Yes Unanimous. THERE BEING NO FURTHER BUSINESS OF THE WEST VALLEY COUNCIL THE STUDY MEETING ON TUESDAY SEPTEMBER 10, 2024 WAS ADJOURNED AT 6:13 PM BY MAYOR PRO TEM CHRISTENSEN. 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, September 10, 2024.  MINUTES OF COUNCIL STUDY MEETING –SEPTEMBER 10, 2024 -11- _______________________________ Nichole Camac, MMC City Recorder THE WEST VALLEY CITY COUNCIL RECONVENED IN CLOSED SESSION ON TUESDAY, SEPTEMBER 10, 2024 AT 6:16 P.M., IN THE MULTI-PURPOSE ROOM, WEST VALLEY CITY HALL, 3600 CONSTITUTION BOULEVARD, WEST VALLEY CITY, UTAH. THE MEETING WAS CALLED TO ORDER BY MAYOR PRO TEM DON CHRISTENSEN. THE FOLLOWING MEMBERS WERE PRESENT: Don Christensen, Mayor Pro Tem/Councilmember At-Large Karen Lang, Mayor (electronically) Lars Nordfelt, Councilmember At-Large Tom Huynh, Councilmember District 1 Scott Harmon, Councilmember District 2 (electronically) Will Whetstone, Councilmember District 3 Jake Fitisemanu, Councilmember District 4 STAFF PRESENT: Ifo Pili, City Manager Nichole Camac, City Recorder John Flores, Assistant City Manager Eric Bunderson, City Attorney Steve Pastorik, CD Director Colleen Jacobs, Police Chief John Evans, Fire Chief Jim Welch, Finance Director Sam Johnson, Public Relations Director Jonathan Springmeyer, ED Director The City Council met in Closed Session and discussed pending litigation, disposition of real property, and deployment of security.  MINUTES OF COUNCIL STUDY MEETING –SEPTEMBER 10, 2024 -12- THERE BEING NO FURTHER BUSINESS OF THE WEST VALLEY CITY COUNCIL, THE CLOSED SESSION OF SEPTEMBER 10, 2024 WAS ADJOURNED AT 6:45 P.M. BY MAYOR PRO TEM CHRISTENSEN. __________________________________ Nichole Camac – City Recorder