[{"_1":2,"_88":-5,"_89":-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",[32,76],{"_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":72,"_73":74,"_75":74},"mediaId",6592076,"mediaKeyId","2956620-027bdf9485d526070aa614dd4201a619","parentId",2956620,"title","Planning commission recommends rezoning for Terra Strada development with conditions; asks council to avoid CRA participation","audioSeconds",2138,"startMs",1098000,"endMs",3236000,"viewUrl","/Search/View?dp=1&key=2956620-027bdf9485d526070aa614dd4201a619&start=1098&end=3236","thumbnailUrl","https://assets.pipeline.soar.com/2956620-027bdf9485d526070aa614dd4201a619/thumbnail_1098000.jpg","articleUrl","/articles/6592076/Utah/Planning-commission-recommends-rezoning-for-Terra-Strada-development-with-conditions-asks-council-to-avoid-CRA-participation","mediaUrl","https://secure.pipeline.soar.com/6592076-74cf4b508a40373ef8a6a4e9b50d02d8/orig.mp4?Expires=1771051243&Signature=BGpibgFfQRoUuVZek1Hcit13RyXaSKxaRoyK1OItps~N5NrR1Bo7TT1mDlh8PvFhov02~05zz~6Tf00db-q0dTX~xHFy0MSkNZ-DFs5MUw5FM873giqX2icVpnd4WIOZVDMLaQAoUY8LzsGHKjHITzx5WZCnhvu~~mMsQPy0Rf~G3VAwLOe1mJsubCpTMBCS9~o67sNetlvC5odqZI3FMvyp2vMa9-1Y7GqYbgzLxCmmVl-cXvy3u9iZzwOQqiYQYhuYAEckzTFuneBpQqoeYN3l~XNUMUJqlAWugUEPfJSx8X0YQMuq2rmNoHQXCxMkjlOul4VCONyZbNj95WOkEQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Hooper City","date","2025-04-11T03:08:54.437Z","article","The Hooper City Planning Commission voted to recommend approval of a rezoning request from Terra Strada LLC for property near 5500 South and 4700 West, moving the site from low-density residential to a combination of C-2 commercial and residential mixed-use (planned-unit development). The commission attached several recommended conditions to its recommendation to the City Council, including that the city not participate in a community reinvestment area (CRA); that the anchor retail store be completed before residential units are constructed; that the developer evaluate both a PUD and the city’s patio-home zoning, including the option of a 55+ patio community; and that the developer pursue options to meet moderate-income housing goals if eligible. The motion passed at the commission’s April 15, 2025 meeting.

Staff member Malcolm summarized the application and told commissioners a development agreement likely will be necessary if the commission recommends rezoning. \"We would need to execute a development agreement and some type of developer's agreement... I think that can take place as part of their rezone,\" Malcolm said.

Brett Wallen of AWA, representing Terra Strada, described the project as consistent with the city's general plan and said Terra Strada had commissioned a fiscal analysis from LRB that concluded a net positive fiscal impact. Wallen provided an affordability example in his materials showing a hypothetical home-price scenario of $413,000 with a 65% loan-to-value assumption.

Commissioners spent extensive time discussing the fiscal analysis and public inputs. The commission referenced the LRB fiscal-impact figures presented in the staff packet, including a stated net present value of roughly $4.33 million over 25 years (presented in the meeting materials) and an average annual net benefit of about $173,000 under the analysis assumptions. Commissioners also noted the analysis projects initial years of negative net revenues for the city before positive net receipts materialize, and they questioned whether a CRA or other revenue tools would change Hooper’s financial exposure.

The lift station and other infrastructure costs were a central concern. Commissioners cited estimates in the consultant materials that a required lift station could cost approximately $2 million to $3 million; commissioners and staff discussed whether public funding (for example via a CRA or city bonding) would be used to finance that infrastructure or whether the developer and future tie-ins would bear that cost. Commissioners also discussed alternatives such as a property-improvement district (PID) and the mechanics of tax-increment financing and developer rebates. \"The RDA act is where I call it, CRA, is evolved over time... There are a couple of mechanisms — the developer could obtain funding and be rebated via tax increment or the city could bond and repay via tax increment,\" a developer representative noted in describing options.

Public input and local sentiment played into the commission’s deliberations. Commissioners referenced public opposition recorded at an earlier meeting (one commissioner summarized that 17 people attended and 63 signatures were submitted opposing the original concept) and emphasized the need for the council to weigh general-plan consistency and constituent views. Commissioners also raised housing-type options — patio homes, townhomes, age-restricted (55+) units — and whether those choices could be used to increase density while meeting moderate-income housing objectives.

After discussion the commission made a recommendation with explicit conditions. The motion recommended approval of the rezoning request subject to the following items being included in the development process: (1) that Hooper City not participate in a CRA for this project; (2) that the anchor retail (the \"Smith's\"-type anchor referenced in developer materials) be completed prior to residential build-out; (3) that the developer analyze both a PUD and the city's patio-home option and consider a 55+ patio community; (4) that density bonuses be explored if the project provides moderate-income housing consistent with the city's standards; and (5) that the rezone comply with city ordinances and the City Council consider any necessary General Plan amendments during its review. Commissioner Prince made the motion to recommend approval and Commissioner Greener seconded; the motion carried.

The planning commission’s recommendation moves the rezoning request to the Hooper City Council, which will consider the commission’s conditions, the fiscal analysis and the developer’s willingness to execute development agreements and infrastructure funding arrangements.","mediaType","Video","parentTitle","Hooper City Planning Commission","oneSentenceSummary","The Planning Commission recommended rezoning roughly 15 acres near 5500 South and 4700 West from low-density residential to C-2 commercial and mixed-use, attaching conditions including that the city not participate in a community reinvestment area and that an anchor retail store be completed before residential build-out.","taxTitle","Hooper City Council, Hooper , Weber County, Utah","taxId",21280,"location","Utah","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6592081,"Planning commission approves oversized pool structure at 4790 South 5500 West",905,191000,1096000,"/Search/View?dp=1&key=2956620-027bdf9485d526070aa614dd4201a619&start=191&end=1096","https://assets.pipeline.soar.com/2956620-027bdf9485d526070aa614dd4201a619/thumbnail_191000.jpg","/articles/6592081/Utah/Planning-commission-approves-oversized-pool-structure-at-4790-South-5500-West","https://secure.pipeline.soar.com/6592081-822faeb0f841b0d71685a576f8fb9b45/orig.mp4?Expires=1771051243&Signature=kbbJK1p7nki4tV7tAPhrdYBO3vOUnM3h7Fl39ikARP471XlhZZw2uwLKNAgHmEAyfJDHNwzHLGdo8jI7hU9JOfwk4yRBugo-xNTah4pC7Q3vs9Jm9Tb1-1IK4iOfBtCNaITAs2DU6GYGw88qJp1-i6t6vqzmN0RUHy~ERhjqa0qgF-3pErdo82R0OeZVl3BaeHrr-6vHGuRbndPEQunAYvIQw779dTLGe38LKm-3ZxVUFOJe~QKK9rHyMhxqVg-3~2J9MHRxPh7F4C1bKDOm~Zq4xMp1SHNS8IkuqBdl8Mr05jo5w5YYc~rlcat2gT7coBQ2cxGN-71nanmB-XD6wA__&Key-Pair-Id=KUT5TJCACFTXG","The Hooper City Planning Commission voted to approve a conditional use permit for an oversized accessory structure — an enclosed pool house — at 4790 South 5500 West, permitting a 1,730-square-foot building with a planned peak height reported at about 19 feet, 6 inches. The motion to approve was made and carried during the commission's meeting on April 15, 2025.

Staff presented the application as an addition to an existing residence that would enclose a private pool, include electricity but no plumbing, and comply with accessory-structure setbacks. Malcolm (staff) told the commission the applicant had met setback requirements and noted the structure's size and intended uses. \"It was, as you can see, for 1,700 square feet. It's an addition, 19 feet 6 inches in height for a pool house,\" Malcolm said during his presentation.

Applicant Bryce Clark told the commission the enclosed structure was intended to reduce dust, insects and heat loss and allow the family to extend the swimming season. \"I already mentioned the bugs and the mosquitoes... Another reason... is so we can prolong our swimming season and the energy efficiency inside when we're heating the pool,\" Clark said. He said he plans to put a fence around the property and that he will lock garage doors and other access points when the pool is not in use.

A nearby property owner, Kirk Campbell, spoke during the public hearing about a prescriptive irrigation easement that runs along the north side of Clark's property and expressed concern that heavy construction equipment could damage a buried pipe. Campbell described measuring the easement and said the easement corridor has about 18 feet in width and that pipe cover was engineered to have 12 inches of dirt over it. \"If he crushes the pipe with the equipment, what then?\" Campbell asked. Clark responded that he and his contractor are aware of the easement location, that his engineer had staked the alignment, and that he understands he would be responsible for repairing any damage caused during construction.

Commissioners discussed pool fencing and the ordinance’s intent to ensure safety. Clark said he will install fencing around the property and an automatic gate at the driveway, but he did not provide a guaranteed completion date for the front fence, saying only he hoped to have it finished by the end of the year. Staff also reminded the applicant about the city’s impervious-surface rules and reported the current plans appear to comply as submitted.

After discussion the commission moved to approve the conditional use permit. Commissioner Greener made the motion to approve the conditional use permit for Bryce Clark; Commissioner Woodison seconded. Commissioners voted in favor and the motion passed.

The commission’s approval allows the applicant to proceed with building permits consistent with the approved plans and applicable city codes; any revisions to the plans that affect setbacks, height, impervious coverage or encroach into the irrigation easement would require further review or could trigger corrective actions.","The Hooper City Planning Commission approved a conditional use permit for an oversized enclosed pool structure at 4790 South 5500 West after staff review and public comment about an irrigation easement and fencing for safety.","actionData","errors"]

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Planning commission recommends rezoning for Terra Strada development with conditions; asks council to avoid CRA participation

Planning commission approves oversized pool structure at 4790 South 5500 West