Council continues Bonanza Park code changes to May 22, approves Redus Empire Pass units
April 24, 2025, 3:20 p.m.
With Council Member Ryan Dickey excused and Council Member Bill Ciraco leaving at 8:10 p.m., the council continued proposed Bonanza Park code amendments to a May 22 work session, approved seven Empire Pass units under a Flagstaff development agreement change, and a $2 million gap financing commitment for the Holiday Village and Parkside redevelopment. A majority asked for a special meeting on ranked choice voting.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
Agenda, item by item
Item WS 1 · Development
Housing resolution and five-year plan amendments (work session)
Discussed
Housing staff proposed shifting the focus from area median income to workforce wage, with a goal of 15% of the workforce living in city limits, a sliding-scale fee waiver, a city capital project exemption, and unit size changes. A majority agreed to state that 100% of workforce wage equals a stated AMI percentage, 60% AMI in 2025, though staff will not put a figure in the resolution. Council Member Rubell proposed subsidies up to 20% of unit cost and fee waivers up to 100% scaled to targets; Council Member Parigian noted only 235 more units are needed to reach 15% if pipeline projects are built. The Planning Commission reviews next, then council on June 5.
Item WS 2 · Budget
Proposed FY26 capital budget (work session)
Discussed
Staff presented requests including $2.2 million more for MARC aquatics, $700,000 for IT equipment replacement, $150,000 for traffic calming, $300,000 for design of a Kearns Boulevard trail, $670,000 for Ability Way, $2 million of transient room tax for the Bonanza 5-acre site with a $2.1 million EPA brownfield grant pending, 13 electric buses with a $6.8 million increase (80% federal), $2 million for the Main Street waterline, a $510,000 golf cart fleet, and $10 million for an SR-248/US-40 park-and-ride on top of $15 million from the Deer Valley letter of intent. A majority did not want to move the $10 million into park-and-ride. Council Member Rubell asked why capital costs for recreation are not recovered. No vote.
- Budget$10.0 million
- Budget$2.20 million
Item II.1 · Appointment
Historic Preservation Board appointments
Approved · 4-0
The council appointed Dalton Gackle, Douglas Stephens, Katie Noble and Randy Scott to three-year terms through May 1, 2028.
Item II.2 · Appointment
Board of Adjustment appointments
Approved · 4-0
The council appointed Ruth Gezelius (term ending June 2028) and Ginny Schulman (term ending 2029).
Item III.1 · Other
Mental Health Awareness Month (Resolution 03-2025)
Approved · 4-0
Adopted. County health officials said over 16,000 county residents are in active behavioral healthcare.
Item IV · Other
Ranked choice voting reconsideration requested
Discussed
Council Member Ciraco said he now opposes ranked choice voting after concerns about tabulation software and asked to revisit the resolution. The recorder said it could be rescinded only by April 30. Ciraco, Rubell and Parigian supported a special meeting; Toly opposed revisiting. A majority wanted a special meeting.
Item VI.1 · Contract
Cutaway bus lease with Model 1 Commercial Vehicles
Approved · 4-0
The council pulled and then approved an operating lease for transit cutaway buses, not to exceed $345,240, to test Transit to Trails service to Bonanza Flat. Staff said the roughly $80,000 Transit to Trails budget rolls into city transit and paid parking would eventually cover running costs.
- Contract$345,240 to Model 1 Commercial Vehicles, Inc.
Item VI.2-5 · Other
Consent: Frontline Worker Appreciation Month, Wildfire Awareness Month and fire restrictions
Approved · 4-0
Adopted Resolutions 04-2025 and 05-2025 and Resolution 06-2025 prohibiting ignition sources, open flames and fireworks in Park City.
Item VII.1 · Zoning
Bonanza Park land management code amendments
Continued · 3-0
Planning staff proposed Tier A enhancements (deed-restricted affordable housing, at least 90% underground parking, street connections) and Tier B enhancements (car and bike share, trails, childcare, incubator space, open space) allowing up to 45 feet, with a frontage protection zone along Park Avenue, Kearns and Deer Valley Drive limited to 35 feet (45 with enhancements). Zions Public Finance found every scenario had negative returns for investors given land costs; pure market feasibility needed about 72 feet, or 84 feet with 30% open space. Council Member Rubell said a major development could not redevelop under the draft; Council Member Toly asked what changes make projects feasible; Council Member Ciraco supported one or two new hotels; Council Member Parigian wanted more open space and was concerned about regulating nightly rentals. Speakers included a property owner who said the code would discourage development and take 20 feet for trails, a former open space committee member who wanted 60% of Bonanza Park free of buildings, and a condo owner who asked for an exemption. The council continued the item to a May 22 work session.
Item VII.2 · Taxes and fees
Irrigation water rate structure
Continued
Moved to the April 28 special meeting without discussion.
Item VIII.1 · Zoning
Flagstaff Mountain MPD and development agreement modifications for seven units (Ordinance 2025-05)
Approved with conditions · 3-0
The council approved the ordinance allowing seven residential units in Empire Pass in exchange for open space. The Planning Commission recommended approval with conditions: an in-lieu affordable housing fee, an open space maintenance transfer fee, an easement for historic mining structures and county recordation. The reinvestment fee rises from 1% to 1.5%, with half going to the city. An Empire Pass owner raised view corridor and landslide concerns; the developer said the landslide was mining-triggered and the geotechnical report found the soil stable. The minutes do not record council action on a Planning Commission request that it consider Twisted Branch Road.
- Units: 7
- Applicant: Redus Park City
Item VIII.2 · Development
Property exchange agreement with Redus Park City
Approved · 3-0
The council authorized the mayor to enter the agreement, which adds a three-acre open space parcel uphill from the Mine Bench property and sets a feasibility period; Redus would then pursue foreclosure on properties it does not yet own.
Item VIII.3 · Development
Gap financing for Holiday Village and Parkside Apartments redevelopment
Approved with conditions · 3-0
The council approved a commitment letter for a $2 million contribution toward replacing 122 units averaging 45% area median income with 317 units over 7 to 10 years, about $44,444 per unit plus a fee waiver of about $14,441 per unit. The tax credit application failed the past two years. The wording was changed to a soft money loan, cash-flow-contingent loan or grant after Council Member Rubell said the draft sounded like a grant.
- Grant$2.00 million to Mountainlands Community Housing Trust
Item VIII.4 · Contract
Main Street dining deck program
Approved with conditions · 3-0
Staff recommended a five-year extension through 2030 with lease fees waived for up to 12 restaurants; the council approved a three-year term through 2027 with fees waived, based on a 2024 public benefits analysis. Council Member Parigian preferred three years.
Item VIII.5 · Other
Park Silly Sunday Market 2025 supplemental plan and level four permit
Approved · 3-0
The council approved the plan with no changes from last year.
What residents said
Golf feesBonanza Park feasibility and trailsEmpire Pass view corridors and landslide
Golf league members opposed a proposed fee increase for nonresidents; speakers supported the Yarrow development; Bonanza Park property owners, a former open space committee member and a condo owner spoke on the code amendments.