[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6748980,"mediaKeyId","2366665-72dd7461ce720102b5119dd03384a302","parentId",2366665,"title","Council approves Legends amendment to allow five‑plexes and grants preliminary approval to Legends mixed‑use subdivision","audioSeconds",579,"startMs",4482000,"endMs",5061000,"viewUrl","/Search/View?dp=1&key=2366665-72dd7461ce720102b5119dd03384a302&start=4482&end=5061","thumbnailUrl","https://assets.pipeline.soar.com/2366665-72dd7461ce720102b5119dd03384a302/thumbnail_4482000.jpg","articleUrl","/articles/6748980/Farr-West/Weber-County/Utah/Council-approves-Legends-amendment-to-allow-fiveplexes-and-grants-preliminary-approval-to-Legends-mixeduse-subdivision","mediaUrl","https://secure.pipeline.soar.com/6748980-d35a1d44e1cec164b857b409b4c4776a/orig.mp4?Expires=1774934861&Signature=WgUPrK3ea2hW4ZeZkQxu7h8iujXxmNeR9aAoyQ8QYaTfVgxfDuIqsKzLAgvsPH~O6L89iYt48RDsD1fdD0kSlKEsWXsPUV38Iuq53qiWmduqOCoxV78cjEnJXFLHmRg7~I285nN5qtKhLlIrMnBuJPwq1USYedTDDjybtulNSHr3W6Mp3jyCzdUj1YJgoTB88rnyBooDSRqtWhErfTUpb~3vjAGHSMiqC1HHmLYJIXA7CGLdx47qx3ne4yTAqD-2CpqzcxgaC3vxlhKV~kzGpu-wOv1Ahlfp4mwU8OTm48k1WgruDLgiTLlqBEKlm59k6thDg5Z2GSZj1mFVQHBwMA__&Key-Pair-Id=KUT5TJCACFTXG","author","Farr West","date","2025-02-21T04:08:09.493Z","article","Far West City Council voted unanimously Feb. 20 to amend the Legends (formerly River Blacksmith) development agreement to allow five‑plex townhome buildings in the residential portion of the project, and then granted preliminary approval to the Legends Mixed Use Subdivision subject to standard staff conditions. The development team told the council the change lets them reorganize the southern townhome blocks into four larger courtyards and reduce the total number of separate buildings while keeping the overall unit count the same.

Developer presentation: Jeremy, a representative of the applicant, and Michael Taylor, the project engineer, explained the redesign. Taylor said the southern townhome area previously had narrow blocks; by mixing fourplex and fiveplex buildings and reorienting townhome blocks, the team consolidated open space into four larger, usable courtyards, improved opportunities for front‑door pedestrian access, and reduced the number of separate building footprints (the plan reduced the number of buildings from about 57 to 43, while keeping the total dwelling unit count unchanged).

Council action and vote
The council voted to approve the development‑agreement amendment allowing fiveplexes and then voted to grant preliminary approval to the Legends Mixed Use Subdivision. In both cases the motions passed unanimously (roll call recorded as yes from the four council members present). The development team agreed to address outstanding staff comments before final approval.

Staff conditions and outstanding issues
Staff and councilors identified a short list of items to resolve before final engineering approval: ensuring future access to parcels west of the project (discussed locations at 1700N/1500N and others), providing an acceptable turnaround at the end of the commercial stub road, confirming sewer and stormwater connections and orifice/choke points for detention basins, clarifying how detention basins may function as usable open space (engineers described the ponds as shallow, designed to bypass except during sizable storms), and agreeing where traffic‑calming features will be placed on the new collector road. The project team committed to a follow‑up staff meeting to work through these engineering items.

Why it matters
The council’s approval keeps the project moving through the city’s multi‑step review (development agreement → preliminary overall → phased final approvals) while preserving the project’s stated goal of more consolidated and usable neighborhood open space and pedestrian connectivity. The amendment and preliminary approval do not change the total number of dwelling units but do change building footprints and internal layout, which the council said will be revisited at final engineering and phasing reviews.

Quote
Michael Taylor, the project engineer, summarized the major design intent: \"We were able to ... concentrate that open space into ways that would make it more usable,\" and the revised layout reduced the number of discrete building footprints while keeping unit count stable.

Next steps
The developer will meet with staff to address the listed engineering and access items; final, phase‑by‑phase subdivision and civil plans will return to the city for final approval prior to construction.","mediaType","Video","parentTitle","Farr West City Council Meeting and CRA Meeting, February 20, 2025","oneSentenceSummary","Far West City Council voted unanimously Feb. 20 to amend the Legends development agreement to allow five‑plex townhome buildings and granted preliminary approval to the Legends Mixed Use Subdivision, after the applicant described a redesign that concentrates open space into larger courtyards while keeping total unit counts unchanged.","taxTitle","Farr West, Weber County, Utah","taxId",7500,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6748985,"Far West planners debate PD overlay draft to trade open space for higher residential density",3445,46000,3491000,"/Search/View?dp=1&key=2366665-72dd7461ce720102b5119dd03384a302&start=46&end=3491","https://assets.pipeline.soar.com/2366665-72dd7461ce720102b5119dd03384a302/thumbnail_46000.jpg","/articles/6748985/Farr-West/Weber-County/Utah/Far-West-planners-debate-PD-overlay-draft-to-trade-open-space-for-higher-residential-density","https://secure.pipeline.soar.com/6748985-22eb9c420fe65cb16bc4c219b0e831e3/orig.mp4?Expires=1774934861&Signature=aiR5IUyRvTpfpxsaYuKmA2xM1i157K8G11Wvu0AM6~qPNKUQlOK1fcuRGX7GrOeO~n0lLiprlznCu-hlToBJXslBMGQOhBGfIk~qLbmwzsM0zQ6TUjqla2UL57XS43xyWhtRDZXG2DBeq-J8uhyCWcpPbYvPsdMtqlTEj~RZc-ddldFTlM4AQJSuvFCCIDiQhp7yuqQLsr2IXyAC8afKh7abzJOj~VJdYQFn9HSiDfbJ7wLFN62HnXUsHHOgvq1t3Imiu0B~wjEKmRq5mgTN4pFysOotN6~2abrYsOimhq6t2rl2Yv1obRYTxOI4t6fDECwdcGuFeSTQxFshiJiWNw__&Key-Pair-Id=KUT5TJCACFTXG","Far West City planners and council members spent the Feb. 20 work session reviewing a proposed Planned Development (PD) overlay intended to encourage clustered, higher‑density residential development while preserving and consolidating usable open space. The draft would allow a PD overlay only on residential properties of three acres or more, require a binding development agreement that can supersede site standards, and limit permitted uses to those already allowed in the underlying residential zone.

The commission’s planning representative, Darren (planning commission representative), said the draft is meant to \"encourage thoughtful and efficient utilization of land in residential areas\" and to allow greater flexibility in building location and density while consolidating open space and supporting moderate‑income housing initiatives. The draft requires developers to enter into a development agreement and sets foundational standards (for example, the PD would be a suffix to the underlying residential zone and maximum height would default to the underlying zone’s height limits).

Why it matters: the PD overlay is a tool the city intends to use to attract compact, walkable residential development while protecting public amenities. The discussion centered on how prescriptive the ordinance should be versus how much should be negotiated in a development agreement.

Key provisions and debates
- Applicability and control: The PD overlay would attach to an underlying residential zone, not rezone the land. The group debated whether to require R‑1‑15 as the underlying zone in all cases; staff recommended keeping the overlay tied to whatever residential zone applies and using the development agreement to reconcile differing standards.
- Density and townhomes: The ordinance sets an initial framework: density is greater than base zoning in exchange for open space. Townhomes were discussed as a component of PD projects; the draft limits townhomes to 50% of total allowable units as a baseline but allows the planning commission and council to negotiate higher percentages if developers provide qualifying amenities and open space. Commissioners debated whether to specify a default maximum of four attached units per building (fourplex) and allow fiveplex or sixplex configurations only by exception in the development agreement. Several members favored a conservative default of four units per structure with exceptions allowed when the developer demonstrates superior design and amenities.
- Density bonuses and amenities: The ordinance’s density‑bonus language is discretionary: an increase in density must be justified by increased open space, improved design, or amenities. Commissioners discussed whether that tradeoff should be formulaic (e.g., X% more open space = Y% additional density) or remain discretionary; staff noted formulas in other jurisdictions were unwieldy and preferred discretionary criteria implemented through development agreements.
- Open space definition and measurement: A major concern was a precise definition of \"usable open space.\" Commissioners insisted open space be functional, intentionally designed, maintained, and—if used to justify density bonuses—publicly accessible. They proposed a menu of acceptable open‑space types (parks, playgrounds, plazas, trails, courtyards, natural areas) and recommended excluding streets/driveways, narrow undevelopable strips, required setbacks, and stormwater detention basins that are not designed for recreation. Staff will draft a detailed definition and example list for inclusion in the ordinance and in development‑agreement checklists.
- Public vs. private open space: Commissioners debated whether private HOA open space should count fully toward density bonuses. Several members argued density bonuses should prioritize 'public' open space; others suggested allowing a capped private share (examples discussed included a 50/50 split or up to 10% private credit) provided private amenities meet the same quality standards and do not undermine public benefit.
- Other technical points: setbacks along existing streets should match the most restrictive adjacent zone; garages with street‑facing entrances should be set back (20 feet was discussed); utilities must be placed underground; minimum parking is proposed at two spaces per dwelling (the city will monitor state guidance on stall sizes); applicants for larger projects may be asked to submit traffic studies; the draft clarifies open‑space maintenance and retention guarantees (protective covenants, HOA or city dedication).

Next steps and staff direction
Staff committed to revise the draft to: (1) add a clear, usable open‑space definition with examples and exclusions; (2) include a menu of acceptable amenities to be used in development agreements; (3) add a recommended default limitation on attached units per building (e.g., four units) while explicitly allowing negotiated exceptions in the development agreement with documented benefits; and (4) clarify whether and how private HOA space may count toward density bonuses (and under what conditions).

No formal votes were taken; the work session concluded with staff asked to redraft ordinance language and return to the council and planning commission for further review.","Far West City planners and council members spent the Feb. 20 work session reviewing a proposed Planned Development (PD) overlay intended to encourage clustered, higher‑density residential development while preserving and consolidating usable open space.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6748976,"CRA adopts tax‑increment guiding principles, adds preference for public open space and trail connectivity",525,8720000,9245000,"/Search/View?dp=1&key=2366665-72dd7461ce720102b5119dd03384a302&start=8720&end=9245","https://assets.pipeline.soar.com/2366665-72dd7461ce720102b5119dd03384a302/thumbnail_8720000.jpg","/articles/6748976/Farr-West/Weber-County/Utah/CRA-adopts-taxincrement-guiding-principles-adds-preference-for-public-open-space-and-trail-connectivity","https://secure.pipeline.soar.com/6748976-30f71c4fe3971a6645ea0da7f86fba97/orig.mp4?Expires=1774934861&Signature=bGs68OzoEkRYD3LRkQPYavoaLbVrsKOmCf5t17bO2MTPw6XX9bCtpbaIPrpc4WmlUcJkgn6VnyOGoK7PI8qSZmUeeXJyyoUOMnqj~9FR0btdHX69Er0vxultptwvcJBjttxwXLCL~EnBhzpLaeQ~Mfgg~zHF3OXiKPmxl4robeOMYIXz7tgAn~QjBnO4ptPexx~AcOgd6A5YNVJKvmv8udmFj~sJAYEJjhI2oDPY~zYHNn8mONZDqZoDZMdJgFE5HCbOr~vq0R4bYYtzUDWZAvqes03I1YH1dlalBGzrV-geDmoqi9RgketQgtZFQgKCLr-kQOS3lstKgnXaa1fyMg__&Key-Pair-Id=KUT5TJCACFTXG","The Far West Community Reinvestment Agency (CRA) adopted a set of tax‑increment financing (TIF) guiding principles during the city’s Feb. 20 meeting. The agency approved property‑tax increment participation (not sales tax), recommended a participation rate of roughly 50% of the increment for a 10–12 year guidance period, and explicitly tied any TIF proceeds to public infrastructure investment. The CRA also agreed to add language favoring projects that integrate public open spaces, trails and connectivity improvements.

What the principles say
The guiding principles, as adopted, provide a predictable framework for developers and the city. Key elements include:
- Revenue source: property tax increment only; sales tax will not be included in the participation pool.
- Participation rate: a working guideline of about 50% of the incremental property tax revenue is the suggested share that would be captured in a TIF district to repay eligible public infrastructure costs.
- Term: the principles suggest a limited term in the 10–12 year range for captured increments.
- Eligible uses: captured funds should be applied toward public infrastructure improvements that directly support the development (streets, utilities, public parks/trails), and projects that enhance public trail connectivity or add publicly accessible open space should be considered favorably.

Why it matters
Adopting guiding principles helps the CRA and city send a clear signal to potential developers about what types of public‑private partnerships the city will entertain and the baseline financial assumptions. Agency leaders said the principles are not a binding tax policy but a policy framework that reduces uncertainty for prospective partners and supports negotiations that protect public benefit.

Next steps
Staff will gather infrastructure cost estimates for specific candidate projects and continue outreach. Agency members discussed regional marketing opportunities (including a regional real‑estate trade show) and asked staff to prepare the materials the county uses when marketing available parcels to retail and mixed‑use developers.

Quote
Doug (economic development representative) told the agency the principles are intended to provide a transparent starting point for negotiations: \"This will give developers an indication of how we think about entering into public‑private partnerships and the types of public investment we would consider.\"","The Far West Community Reinvestment Agency unanimously adopted guiding principles for potential tax‑increment financing on Feb. 20, 2025. The principles set expectations: property‑tax increment only (no sales tax participation), a suggested participation rate of 50% of the increment, and a 10–12 year guidance window; the agency added explicit phr","actionData","errors"]

Article not found

Council approves Legends amendment to allow five‑plexes and grants preliminary approval to Legends mixed‑use subdivision

Far West planners debate PD overlay draft to trade open space for higher residential density

CRA adopts tax‑increment guiding principles, adds preference for public open space and trail connectivity