Holladay Digest

December 2nd, 2025

Planning Commission Meeting

Topics

Wasa Valley Holdings Short-Term Rental
Conditional Land Use Permit (CUP) for property at 4318 South 2300 East (R-2-10 Zone); applicant Rhistina Revilla seeking to use her second home as a short-term rental
- Eligibility criteria: R-2 or R-M Zone and location on a roadway at least 60 feet wide
- Applicable regulations: noise ordinance compliance, parking restrictions, snow removal requirements, no signage, maintenance standards
- Discussion of potential Conditions of Approval: vegetation/fencing for visual and auditory barriers, outdoor use hour restrictions, occupancy limits tied to Building Code
- Discussion of occupancy enforcement challenges; suggestion to include "occupancy shall not exceed the Building Code" in motion language
- Discussion of local emergency contact requirement and proximity of that contact
- Discussion of notifying neighbors of their options in the event of a violation
- Fire Marshal: no concerns; residential egress and firewall between structures deemed adequate
Rescheduled Zone Map Amendment Item
Originally noticed for a C-1 Zone; determined the PO Zone is more appropriate; item to be re-noticed and rescheduled to a future meeting
Royal Holladay Hills Subdivision Amendment (Blocks H, I, J, and K)
Subdivision amendment to create parcels/lots that can be sold; Block K previously reviewed by Commission for architecture (shift from larger buildings to townhouse-style); technical alignment details to be reviewed in final process
Adoption of 2026 Meeting Calendar
Reviewed during Work Session; no concerns raised
Meeting Minutes Review
Minutes from August 19, September 2, and September 16, 2025; noted that the September 2, 2025 recording did not function properly and City Planner Carrie Marsh reconstructed those minutes from memory; no corrections proposed

Decisions

Note: The provided minutes are cut off mid-sentence during the Regular Meeting public hearing on the Wasa Valley Holdings Short-Term Rental item. Formal decisions and votes are not fully documented in the text provided. The following reflects what is available:

No formal motion required
to reschedule the Zone Map Amendment item; it will be automatically rescheduled and re-noticed for the PO Zone rather than the C-1 Zone.
Potential Conditions of Approval under discussion
(not yet formally adopted as of the document's cutoff) for the Wasa Valley Holdings CUP included:
- Parking restricted to driveway and garage only; no street parking
- Compliance with the Noise Ordinance (10:00 p.m. – 8:00 a.m.)
- Outdoor pools, hot tubs, and spas prohibited between 10:00 p.m. and 8:00 a.m.
- Snow removal from sidewalks and driveway within one hour of snowfall stopping
- No signage advertising the property as a short-term rental
- Emergency contact phone numbers prominently displayed inside the home, with proximity requirement to be added
- Occupancy not to exceed Building Code standards
- Possible vegetation or fencing as visual/auditory barrier

Votes

Note: The minutes are cut off before any formal votes are recorded. No completed votes are documented in the provided text.

2026 Meeting Calendar
MotionNot yet voted on (noted for Regular Meeting agenda)OutcomeNot recorded in provided textIndividual VotesNot recorded
Meeting Minutes (Aug. 19, Sep. 2, Sep. 16, 2025)
MotionNot yet voted on (noted for Regular Meeting agenda)OutcomeNot recorded in provided textIndividual VotesNot recorded
Wasa Valley Holdings CUP
MotionUnder deliberation at cutoffOutcomeNot recordedIndividual VotesNot recorded
Royal Holladay Hills Subdivision Amendment
MotionNot yet reached at cutoffOutcomeNot recordedIndividual VotesNot recorded

Actions

Re-notice Zone Map Amendment for PO Zone (not C-1 Zone)
Carrie Marsh / City StaffNotesItem automatically rescheduled; new notice required
Add proximity requirement to emergency contact Condition of Approval language
City Attorney Jayme Blakesley / CommissionNotesConfirmed as appropriate to include
Add occupancy limit ("shall not exceed the Building Code") to CUP motion language
Commission / City StaffNotesSuggested by Commissioner Berndt; confirmed viable
Building Official to inspect short-term rental property during Business License process
Building OfficialNotesMentioned in response to Commissioner Berndt's question; ensures property is safe for occupancy
Consider adding neighbor notification of contact information as a Condition of Approval
Commission / City StaffNotesSuggested by Commissioner Fonte; neighbors typically contact Code Enforcement
Commission to review 2026 Meeting Calendar during Regular Meeting
Planning CommissionNotesNo concerns raised during Work Session
Approve or correct Meeting Minutes from Aug. 19, Sep. 2, and Sep. 16, 2025
Planning CommissionNotesNo corrections proposed; formal vote pending (cut off)

Notes

Applicant Statement — Rhistina Revilla
The applicant identified herself as the owner of 4318 South 2300 East. She stated the property is her second home used for snowboarding trips; she is from New York and wishes to rent the property during months she is not using it solely to offset costs, not to maximize profit. She noted:
- She has a good rapport with the adjacent neighbor, who offered to serve as a local contact person
- A second individual has also expressed interest in serving as local contact
- A fence exists between her property and the south neighbor, and between her property and the west neighbor
- She is considering adding a pergola to help mitigate noise
- She suggested minimum rental period requirements (e.g., three days or one week) as a tool to discourage parties
Rescheduled Public Hearing Item
One of the three originally noticed public hearing items (Zone Map Amendment) was rescheduled prior to the meeting. City Attorney Blakesley recommended the public hearing still be formally opened during the Regular Meeting in case members of the public attended based on the notice; the hearing could then be continued to a specific future date or closed with action deferred.
September 2, 2025 Minutes
The audio recording from that meeting failed; City Planner Carrie Marsh reconstructed the minutes from memory. No corrections were proposed by Commissioners.
Short-Term Rental Enforcement Mechanism
City Attorney Blakesley and City Planner Marsh noted that parking and noise are the primary enforceable conditions because they can be observed without entering the home; occupancy is inherently difficult to enforce.
Royal Holladay Hills Context
Block K was previously reviewed and approved by the Planning Commission for architecture, representing a design shift from larger buildings to townhouse-style units. The current subdivision amendment creates the legal parcels for Blocks H, I, J, and a portion of K.

Note: These minutes are incomplete as provided — the document ends mid-sentence during the Regular Meeting public hearing on the Wasa Valley Holdings Short-Term Rental item. Formal votes on all agenda items, final Conditions of Approval, and conclusions of the Royal Holladay Hills Subdivision Amendment and 2026 Meeting Calendar adoption are not captured in the provided text.

Summarized April 22, 2026

HOLLADAY DIGEST