[{"_1":2,"_100":-5,"_101":-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",[32,76,88],{"_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",6605673,"mediaKeyId","2985065-963e91d2a81555028a4d0371224bc9e6","parentId",2985065,"title","Planning commission recommends rezoning for Terra Strada development with conditions; urges caution on CRA participation","audioSeconds",1296,"startMs",4820000,"endMs",6116000,"viewUrl","/Search/View?dp=1&key=2985065-963e91d2a81555028a4d0371224bc9e6&start=4820&end=6116","thumbnailUrl","https://assets.pipeline.soar.com/2985065-963e91d2a81555028a4d0371224bc9e6/thumbnail_4820000.jpg","articleUrl","/articles/6605673/Utah/Planning-commission-recommends-rezoning-for-Terra-Strada-development-with-conditions-urges-caution-on-CRA-participation","mediaUrl","https://secure.pipeline.soar.com/6605673-d968215bea45d628fd69e8e520587f7a/orig.mp4?Expires=1770625045&Signature=ogvNTNNNNaUL5Z0vI0j~t5~faN~tI57P4UWEKcIdYZ2K5HdE-~rsechLZEMydg5ACY1BDYlWXYMU~9UWVMpLn6CiyGmpvE-gtf2xDawxmWsdfTUBkaME0usdoA0usVJ2-WmQi5OVnXYpqGMxKUdUixK2BRYO5Qx34i7kvo8TVq~eIkeGuHowZ0QX9OSdRqXeeWB31XbOMFhF6C2VJ2G2q49it~ETPJf3DpD-sp9SzyBREQk~2vS4tnavGE5o0hypvDT5aARWYQTT0yyYc2g5Uqxs2CCc4qPL5CDJKMPZCC3QtcqeNxAHQLCj4D~njCiiUAqlbx7ZYrAkMM0TWV7MIA__&Key-Pair-Id=KUT5TJCACFTXG","author","Hooper City","date","2025-04-14T19:09:44.043Z","article","The Hooper City Planning Commission on April 10 recommended approval of a rezone request from Terra Strada LLC for property near 5500 South and 4700 West, with a set of conditions the commission asked the city council and the developer to consider before final council action.

Brett Wallin of AWA, representing Terra Strada, presented project materials and a fiscal overview the applicant paid for. Wallin said the project could deliver mixed commercial and residential development and that the applicant was open to development agreements and negotiation on density and unit types. The applicant’s materials included an LRB fiscal-impact analysis and a lift-station cost estimate (JV estimate in application material of roughly $2.33 million to $3.0 million for a required sewer lift station).

Commission discussion focused on infrastructure and fiscal risk. Commissioners noted the LRB analysis projects a positive net present value over 25 years (the study cited a net-present-value figure in the materials) but also showed the city could face early-year fiscal shortfalls under certain assumptions. The commission discussed whether a tax-increment-style Community Reinvestment Area (CRA) or a Property Improvement District (PID) would be appropriate to fund the lift station and other infrastructure. Several commissioners said PIDs have produced problematic outcomes in other states and expressed wariness of shifting long-term fiscal risk to the city or to future residents.

Other staff and commission points:
- The JV lift-station cost estimate included in applicant materials was discussed as a potential project cost to be addressed by developer funding, CRA tax increment, PID, or another mechanism.
- Commissioners and staff noted the project as filed may require an amendment to Hooper City’s general plan or an ordinance change before final approval, because requested zones (including an R-4 reference in the developer’s paperwork) are constrained by ordinance language dating to 2013.
- Commissioners weighed zoning tools. The commission discussed whether a \"patio\" designation or a planned-unit development (PUD) would best meet goals such as moderate-income housing or senior-oriented patio homes; staff pointed to ordinance provisions requiring minimum acreage and open-space percentages for PUDs that affect maximum achievable density.

After discussion, the commission moved to recommend approval with conditions. The motion (moved by Commissioner Prince; seconded by Commissioner Sheldon Greener) included the following recommendations for the city council and developer:
- The city should not participate in a CRA for this project (the commission recommended the city not be a CRA funder as part of its recommendation).
- A commercial anchor (the larger retail/market component intended to drive other retail tenancy) should be secured and completed prior to the build-out of residential units in the project area.
- The developer should evaluate both the PUD and patio zoning options and consider a patio/PUD approach that includes moderate-income housing or 55+ patio homes to qualify for discretionary density bonuses in the ordinances.
- If the rezoning requires an amendment to the general plan or ordinance language, the applicant should follow the statutory process; the recommendation can be contingent on any necessary general-plan action.

The commission approved the recommendation by voice vote and referred the rezone recommendation and developer materials to the city council for final action and for negotiation of a development agreement if the council chooses to proceed.

Commissioners urged city staff and council to review the LRB fiscal analysis and JV lift-station estimate in detail, to confirm which infrastructure costs would be paid by the developer versus those that could require public funding, and to consider protections for current residents and for the city’s long-term fiscal health.","mediaType","Video","parentTitle","April 10, 2025 - Planning Commission Meeting","oneSentenceSummary","The Hooper City Planning Commission recommended approval April 10 for a rezone request by Terra Strada LLC near 5500 South/4700 West, but attached conditions limiting city financial participation and asking the developer to secure a commercial anchor and explore specific zoning approaches.","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},6605677,"Planning commission approves conditional-use permit for enclosed pool house at 4790 South 5500 West",608,3806000,4414000,"/Search/View?dp=1&key=2985065-963e91d2a81555028a4d0371224bc9e6&start=3806&end=4414","https://assets.pipeline.soar.com/2985065-963e91d2a81555028a4d0371224bc9e6/thumbnail_3806000.jpg","/articles/6605677/Utah/Planning-commission-approves-conditional-use-permit-for-enclosed-pool-house-at-4790-South-5500-West","https://secure.pipeline.soar.com/6605677-1b9f8d9392ed9a3dd13b9bb3188b8a02/orig.mp4?Expires=1770625045&Signature=CNLiy8M~jCVMuNyn4c9oBMBjRY3e3je3R7AMryjsf4pPjx8Y1civgiL4w-r5Y0eFHN59Zf~yN8Y90XcaIKtWy4amF84gP~Pa33yt87ztEmXUMfUOH8bJ9MFa53I2ad5VjwyBVYZZw-HS~VKOgo1FWxm8Y1TPbjQ0kJwwwynZk8~RhifdXuxE0dKHYxt-vyBvK1XqqjPCykoYSFvSgbA2XnWgpWePSIP~wS6c5BJNqyJ2vOw~0ch4X1g4Z0NXITRkoFM00HqEjOWd5F3O4EDFOH3BjJMbm09~qUdznbGuJoSXaXSm1kcPwwewnH-z2gXfB0BMFmHHJhsYA~aYdHH1Mg__&Key-Pair-Id=KUT5TJCACFTXG","The Hooper City Planning Commission on April 10 approved a conditional-use permit for an enclosed pool house and attached addition (1,730 square feet as filed) at 4790 South 5500 West.

Staff described the structure as an enclosed pool with electric service and no plumbing shown on the application. Applicant Bryce Clark told the commission the structure is intended to reduce dust and insect intrusion, prolong the swimming season and improve energy efficiency; Clark said he plans a fence around most of the property and that three sides of the fence were under construction with the front fence to follow, but he could not guarantee the front fence’s completion date.

Commissioners and staff focused on safety and code compliance. Staff noted the city’s pool-fence standard requiring self-closing, self-latching gates or an alternate method that prevents unsupervised access; commissioners queried whether bay-style garage doors on the enclosed pool would meet the ordinance when left open for ventilation. Clark told the commission the bay doors would be used for air flow when the pool is occupied and that the structure will be locked when not in use.

A nearby resident, Kurt Campbell, spoke at the public hearing and said an existing prescriptive irrigation easement runs along the north side of Clark’s property and that heavy construction equipment could damage a buried irrigation pipe. Campbell said he wanted confirmation that any damage would be repaired by the party that caused it. Clark and staff responded that the applicant planned to use contractors familiar with the site and that, as with any private improvement, damage to private facilities would be a private civil or insurance matter; staff reminded residents the planning commission’s authority on the conditional-use permit does not extend to private easement enforcement.

Staff also noted an internal impervious-surface review flagged the site near a local threshold; Clark said his final paving plan should keep him within allowable limits but acknowledged the inspector’s concern. Commissioners recommended that building permits and the building inspector ensure setbacks, sewer lateral clearances and impervious-surface limits are enforced.

On the motion to approve the conditional-use permit, the commission approved the application by voice vote. The permit was approved with the expectation the applicant will comply with building permit conditions, address the city’s pool-fencing requirement or provide equivalent safety measures accepted by staff, and meet sewer-lateral and impervious-surface requirements before final inspection.

The commission’s approval will allow Clark to proceed with building permits; staff said any unresolved construction or easement disputes would be addressed through normal permitting and enforcement channels or private civil remedies.","The Hooper City Planning Commission approved a conditional-use permit for an enclosed pool house and attached addition at 4790 S. 5500 W. Commissioners and staff discussed pool-safety fencing, impervious-surface limits and an irrigation easement; a neighbor raised concerns about possible damage to a buried irrigation pipe.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6605668,"Staff recommends revising Hooper accessory-structure thresholds; commission asks staff to draft ordinance changes",99,506000,605000,"/Search/View?dp=1&key=2985065-963e91d2a81555028a4d0371224bc9e6&start=506&end=605","https://assets.pipeline.soar.com/2985065-963e91d2a81555028a4d0371224bc9e6/thumbnail_506000.jpg","/articles/6605668/Utah/Staff-recommends-revising-Hooper-accessory-structure-thresholds-commission-asks-staff-to-draft-ordinance-changes","https://secure.pipeline.soar.com/6605668-f50b61d62c398070e45a03ae9a827310/orig.mp4?Expires=1770625045&Signature=a8xTRpmf5nMFTBcw5Vwr0bpjn0CMjnovlVfaE0g7l3tlV3FmNETl6dZEMgxgkGLyUYFnr4dZTu6HfEFbw~u9AIjj1OAy6ko7PoIhcwG-Od3W4TYGxtf3raQvTAo3jnL~2HGWPtSxCqX7ZNSMVkcbIbhe83PJEvoALwBXbM4iDxaftel~ziXlvnoqHyqbAODLOKEjhOW9EOUe5gVH655OswQFOOFMvjPgSPy9Lssdkkc5arfPFvRBKkzh1hLMvKHpFappY9Vka9VTNmEmT3uo~Nhm56ESkzQDDh2kC1VXdByQCh0MSlx8CT4rRsGn9RvGwAgBCDQzRztoFi1yK2OHaQ__&Key-Pair-Id=KUT5TJCACFTXG","At a Hooper City Planning Commission work session preceding the regular meeting, staff summarized recent accessory-structure and accessory dwelling unit (ADU) activity and urged commissioners to consider updating size thresholds.

Staff (Amanda) presented compiled data showing that in 2023 the city processed 14 oversized accessory-structure applications averaging about 3,021 square feet; in 2024 there were 12 oversize applications with a smaller average (about 2,500 square feet); and in 2025 to date there were three oversized structures trending back toward the earlier larger average. Staff said R zones in the city currently reference fixed square-foot maxima (examples cited in discussion: R1 = 2,000 sq ft, R2 = 1,600 sq ft, R7.5 = 1,800 sq ft) and proposed consideration of a percentage-based approach (25% of rear yard) used by nearby cities (Plain City, Far West, West Haven).

Staff argued a 25% rear-yard limit would align Hooper with several neighboring jurisdictions, reduce routine applications for modest projects, and reserve planning-commission review for the most significant accessory structures. Commissioners discussed the merits of percentage versus fixed square footage, the interaction with ADU rules, impervious-surface limits and setbacks, and whether ADUs should still require some form of application or whether building permits alone provide sufficient oversight for ADUs if the structures meet zoning and building-code requirements.

No ordinance changes were adopted at the meeting. Staff said they will prepare draft ordinance language for commission review; options may include a percentage-of-rear-yard standard, raising fixed maximums, or a hybrid approach that uses lot size to set thresholds. Staff also flagged related checks—impervious-surface and sewer lateral clearances—that will remain part of building-permit review regardless of the threshold approach.

Commissioners asked staff to return with a draft amendment that explains how a change would affect application volume, enforcement, and the city’s general plan objectives, and to prepare recommended regulatory language that could be forwarded to the city council if the commission chooses to recommend an amendment.","City planning staff presented data on oversized accessory structures and accessory dwelling units (ADUs), suggested using a percentage-of-rear-yard threshold (25%) like comparable cities, and proposed drafting an ordinance change for commission and council consideration.","actionData","errors"]

Article not found

Planning commission recommends rezoning for Terra Strada development with conditions; urges caution on CRA participation

Planning commission approves conditional-use permit for enclosed pool house at 4790 South 5500 West

Staff recommends revising Hooper accessory-structure thresholds; commission asks staff to draft ordinance changes