[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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",6574036,"mediaKeyId","3119357-2360ce0a3abfa9637ee8b58b9fa5ee1e","parentId",3119357,"title","Commission opens broad code rewrite discussion on mixed-residential (RM) and RPUD rules; tables final action for further drafting","audioSeconds",1076,"startMs",5318000,"endMs",6394000,"viewUrl","/Search/View?dp=1&key=3119357-2360ce0a3abfa9637ee8b58b9fa5ee1e&start=5318&end=6394","thumbnailUrl","https://assets.pipeline.soar.com/3119357-2360ce0a3abfa9637ee8b58b9fa5ee1e/thumbnail_5318000.jpg","articleUrl","/articles/6574036/Nibley/Cache-County/Utah/Commission-opens-broad-code-rewrite-discussion-on-mixed-residential-RM-and-RPUD-rules-tables-final-action-for-further-drafting","mediaUrl","https://secure.pipeline.soar.com/6574036-cf0d2e846458ba130bc34149fc75e003/orig.mp4?Expires=1771001432&Signature=GTwEFjpJuarWqEO3aa7ch-RmFvigQ4qvYJSxbxZ9EWXktIgYood1vZuXRHL8N~0ERV88Pg4SRsTb7RUvlDUFaovHT3t0CVYaR04yA7ODA-mEPq-O6EspbXTrGpp1Va3MgB3ardQahlxAhjzv~B5VHjRYWVCZi0f~u2HFgN6HvzUwCuku4N53XWyYiRUnVXhZMiJFaOdlW0KKSrAgqpeX5ve5p2jv75mO~D2d-NX0SMs-6Vut02Uyr5PV6cdOvinSblhIjE~SjNdAyZ1pGyO7trSyEbk5CV9xX~q-KxYJoN0d1Sn6uXqRmcK5WU5SYTPnjnvHjufUV77Uk3XFOiXc4g__&Key-Pair-Id=KUT5TJCACFTXG","author","Nibley","date","2025-04-25T04:09:10.76Z","article","The planning commission held an extended discussion and public-comment period on proposed amendments to multiple Nibley City code sections governing mixed residential (RM), mixed-use design, and residential planned-unit developments (RPUD). After extensive commissioner debate and public testimony, the commission voted to table the item for staff to prepare revised draft language.

The draft amendments presented to the commission included: (1) a proposal that 10% of an RM development’s land be dedicated to commercial uses (or vertical mixed use where ground-floor commercial is provided); (2) new or clarified standards for rear-loaded housing setbacks; (3) a possible reduction of maximum building height near existing single-family zones (from 50 feet to 40 feet within 300 feet of single-family); (4) removal of some previous amenity mandates (clubhouse/pool/splash pad) with an option for a fee in lieu, and (5) modifications to RPUD language to align with RM changes.

Staff and commissioners discussed whether the 10% commercial requirement should be mandatory or be offered as an incentive (for example, additional density if commercial is provided). Commissioners expressed concerns about unintended consequences if a high-density zone could be applied throughout the city without geographic limits; several commissioners and public commenters urged the commission to tie any mixed-use/ commercial requirement to location—arterials, intersections, or areas already shown on the future land-use map for commercial development.

Public comment included a detailed presentation by local developer Dan Larson, who urged clearer, more specific mapping and minimum-size thresholds for any RM or RPUD zone, argued that commercial will not be viable unless near other commercial anchors or major arterials, and warned that high park-impact fees and open-space formulas can make multifamily projects financially challenging. Other commissioners and staff proposed using the future land-use map to identify appropriate RM locations, setting minimum project sizes for RM/RPUD, and clarifying what constitutes qualifying public park acreage for fee-in-lieu provisions.

After a lengthy exchange on policy details including minimum acreage, definitions of counted open space (how much of required setbacks can be counted), and transfer-of-development-rights incentives, the commission moved to table the ordinance-language item to allow staff to draft concrete changes reflecting the policy options discussed. The motion to continue/table passed 4–0.

Provenance: Discussion of the ordinance amendments begins with the item introduction (\"Item number 9 on the agenda ... amending Nibley City code 19.12.40 RM ...\") and concludes at the vote to table and continue the item (recorded 4–0).","mediaType","Video","parentTitle","Nibley City Planning Commission","oneSentenceSummary","Commissioners and the public debated proposed amendments to Nibley’s mixed residential (RM) and residential planned unit development (RPUD) chapters—including a proposed 10% commercial requirement, open-space fee-in-lieu language, and minimum acreage—before voting to table the ordinance for redrafting.","taxTitle","Nibley , Cache County, Utah","taxId",7271,"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},6574039,"Commission approves conditional use permit for a residential facility for persons with disabilities at 3378 South 1010 West",384,4797000,5181000,"/Search/View?dp=1&key=3119357-2360ce0a3abfa9637ee8b58b9fa5ee1e&start=4797&end=5181","https://assets.pipeline.soar.com/3119357-2360ce0a3abfa9637ee8b58b9fa5ee1e/thumbnail_4797000.jpg","/articles/6574039/Nibley/Cache-County/Utah/Commission-approves-conditional-use-permit-for-a-residential-facility-for-persons-with-disabilities-at-3378-South-1010-West","https://secure.pipeline.soar.com/6574039-2b92b16911e9188e7566a46d8fb71ad4/orig.mp4?Expires=1771001432&Signature=RL0BKyJ9rqhVK5-86X1qPIgB2t6IKVdM2ZHLLyXb9huKBctujZPfCZTUgu~e9gE5mQ1eF~fLnhVJXB4-qEALqFYJahmmOq80QzcQvu0eBHgstwMa7X8zz4-o3wpUDXw4m4v82AMzzgXhoxg0wOiLv6iMYce2Fb5jlKBdciP5MX3RvzV~JMH3gDs0gDrRY7u7Qq9jhBMcjX2oomVF-r97FvDcKD8HpZPRRJZ7cB~S5Vsa3pnisUuZlKCOO-BEtx2L6z4ZCev6-aP65-giCyHdVrTKRVNn8n~d3x3eW~Gz8ij3Ix0D2oszB5lHJpWFvGdNqRNN-nWqFIRVs82zVRP22Q__&Key-Pair-Id=KUT5TJCACFTXG","The Nibley City Planning Commission recommended approval of a conditional use permit for a residential facility serving persons with disabilities at 3378 South 1010 West (a townhome within Nibley Meadows).

Staff presented the application as a conditional use in the R-2 zone and explained the city’s group-living code chapter (19.42), which sets standards related to distance from other residential facilities, licensing and parking. Staff said the proposed use—four residents in an existing townhome unit—complies with local standards and will not create impacts beyond those of a typical residential use. The staff recommendation was to approve the permit provided the operator obtains and maintains required state licenses and adheres to the city’s group-living standards.

Commissioners discussed whether the type or severity of residents’ disabilities could be specified; staff and commissioners noted that many disability and licensing questions are governed by state regulations and that the city’s review focuses on land-use standards (licensing and certification obligations remain a state and operator responsibility). The applicant participated online and did not provide additional details in the public portion recorded in the transcript.

The commission moved and seconded a recommendation to approve the conditional use permit with the staff-recommended conditions and voted 4–0 in favor.

Provenance: Item introduced at the block that opens discussion of the conditional use permit for 3378 South 1010 West and concluded at the recorded 4–0 vote block.","The planning commission recommended approval of a conditional use permit to operate a residential facility for up to four persons with disabilities in a townhome within Nibley Meadows; conditions require state licensing and adherence to municipal group-home standards.",{"_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},6574044,"Commission approves site plan for Godfrey Orthodontics, grants fenestration exception and requires private stormwater agreement",859,3926000,4785000,"/Search/View?dp=1&key=3119357-2360ce0a3abfa9637ee8b58b9fa5ee1e&start=3926&end=4785","https://assets.pipeline.soar.com/3119357-2360ce0a3abfa9637ee8b58b9fa5ee1e/thumbnail_3926000.jpg","/articles/6574044/Nibley/Cache-County/Utah/Commission-approves-site-plan-for-Godfrey-Orthodontics-grants-fenestration-exception-and-requires-private-stormwater-agreement","https://secure.pipeline.soar.com/6574044-dd64eaa941cd14c39e70f80c9f0247b2/orig.mp4?Expires=1771001432&Signature=Tcf0ueuAWoZPpc~k7iKgwRDboSTQFNYNEp70CpMhFKlfHYRhwfGZ1ew~W1TCahxYT2JXX4PopPkqg6eYksxFFwtWSJSctRjZXo1-X2gTIiVDORZfi-6FGXaRxJ~fR3Vj7OPmQSonQgmUomGgykl8TtC~Pi1RuWUrwRHKdRcOErRUngw7q7TjsTpp4~7i51TKOV9BBOsNrLIzuSGsGvS5JGttaRNPh2rl-3kkNoumX4SUEC8Mj3HRBdSHstFnQdsLZ8GG964EyvnDbJU0BvEyysUXcyanmWY3H5AzXJITEZzpj23eZhrKmxdrI9VG0DzIGV4~zY1RVKyFlFHQy~fixg__&Key-Pair-Id=KUT5TJCACFTXG","The Nibley City Planning Commission approved the commercial site plan for Godfrey Orthodontics, a proposed 3,000-square-foot orthodontic office at 325 West 3200 South in the Richland Park neighborhood commercial zone.

Staff presented the site plan, architectural renderings and landscape plans. The primary façade facing 3200 South would have approximately 45% ground-floor fenestration (windows and glass), short of the 60% minimum in the city’s commercial/institutional design standards. The applicant submitted a written justification asking the commission to approve an exception, citing energy-efficiency and clinical privacy considerations. Staff reviewed the landscaping, parking and utilities and recommended approval subject to conditions.

Staff counted 14 parking stalls adjacent to the building (12 were required under the applicable parking rules at the time the application was submitted). The site complies with the city’s water-wise landscaping standards. Construction drawings had been reviewed by the city engineer and public works; staff’s recommended conditions included that (1) any future development of the adjacent undeveloped portion of the site be subject to additional site-plan review, and (2) a private stormwater agreement be recorded against the property and required bonds and engineer cost estimates be provided prior to construction.

Commissioners discussed the fenestration exception and the design, with several commissioners expressing support for the design and the building’s materials. The commission unanimously approved the site plan by a 4–0 vote, with the stated conditions.

Provenance: The site-plan discussion begins with the item introduction (\"discussion and consideration for the commercial site plan review and approval for the ad free orthotics 325 West 3200 South\") and concludes at the recorded vote block (\"4 in favor, 0 opposed\").","The planning commission approved the commercial site plan for a proposed 3,000-square-foot orthodontics office (Godfrey Orthodontics) at 325 West 3200 South, including a deviation from the commercial design standard for ground-floor fenestration and a condition requiring a private stormwater agreement and bonds.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6574049,"Planning commission backs second amendment to Nibley Meadows subdivision with conditions on roads and stormwater",2717,1211000,3928000,"/Search/View?dp=1&key=3119357-2360ce0a3abfa9637ee8b58b9fa5ee1e&start=1211&end=3928","https://assets.pipeline.soar.com/3119357-2360ce0a3abfa9637ee8b58b9fa5ee1e/thumbnail_1211000.jpg","/articles/6574049/Nibley/Cache-County/Utah/Planning-commission-backs-second-amendment-to-Nibley-Meadows-subdivision-with-conditions-on-roads-and-stormwater","https://secure.pipeline.soar.com/6574049-7d284370a754567bdbeef29fe0d46d9e/orig.mp4?Expires=1771001432&Signature=YB-~lmQcSoTJ32eqoctsf-P6VCGyTA8lJ-xCcJDYgnE~e6Xra4FEjynjGhQxTU92jA6-OcSUqxmQ43~46mAB1srfsJsfZNn4L6UZMHGcL4iMcuhCeFa6eXE-1DfLnSqBBD2QxsHU13IQv1ZY2lpceQ4nERiJLVil63WS1tMn4rA9d8oE4fmVXda0zcZpohv2XtRDm1GJgd8rPsrfCQbC8z-HtMP6GgNfyTQM~V0Gpx0lZg-jx8-wCeASSyWz7-N53hkwOcXvSQ2iZvuUwgnpixa3uD-MqDR1TlQSGwjJw2T8a5qmB-1P7Xd8WiHytZdNCxsS05OWEaHvRCwAWm3yzg__&Key-Pair-Id=KUT5TJCACFTXG","The Nibley City Planning Commission on April 24 recommended approval, with conditions, of a second amendment to the Nibley Meadows subdivision development agreement.

Staff summarized the amendment as a multi-part revision that changes unit mix, relocates and adds units, modifies stormwater infrastructure, and alters park/amenity commitments. The developer proposes adding 39 townhome units, relocating 12 units, and removing 17 single-family lots, increasing the total unit count from 273 to 295. The amendment would also add a clubhouse, remove improvements to a southeast corner street (while dedicating the right-of-way), and eliminate a 1.24-acre detention pond next to the city park.

Staff said the reconfiguration raises the townhome percentage from 56% to about 65% and would require a density adjustment to 7 units per net developable acre (the code then in effect allowed fewer units). It also would require deviations from the current code to allow townhome parcels to remain undivided on a single parcel (the developer said lenders prefer that arrangement for rental-style townhomes).

The developer and applicant representatives explained the changes are driven largely by a desire to route stormwater to a regional pond to the west and to fund the new pipework and dedications by increasing unit yield and adjusting amenity obligations. The developer said they propose to remove a splash-pad payment requirement (previously $150,000 indexed to inflation) and instead construct a clubhouse to satisfy open-space amenity requirements. They provided a spreadsheet balance that accounts for pipe installation costs, dedications, credits for maintenance no longer required, and other tradeoffs; staff reviewed the numbers but deferred to the applicant for the detailed cost justification.

City engineering recommended conditions requiring: (1) construction of the master-plan half-street for 900 West within the development; (2) coordination with Hawk Hollow and the U.S. Army Corps of Engineers on wetland determinations; and (3) construction of bypass piping north of the city park to the east boundary at 1200 West. Staff recommended approval with these conditions and findings that reconfiguration meets minimum open-space requirements and complies with the development agreement and cited code provisions.

Commissioners asked about valuation assumptions, whether the city could deliver omitted park amenities if the developer removed them, and permitting risk tied to wetland approvals. The developer and engineering consultants said they believed the regional pond solution would reduce long-term maintenance for the city and that consultants expect permitting to be “no permit required” for the wetland changes, though the Corps’ timeline is uncertain.

The commission voted 4–0 to recommend approval with the staff conditions; staff said the item will go to city council for final action.

Provenance: The amendment discussion begins at the transcript block introducing Item 5 (\"Item number 5, a public hearing, for the second amendment of Midland Meadows subdivision development agreement...\") and ends at the vote block recording a 4–0 vote on the recommendation.","The commission recommended approval of the second amendment to the Nibley Meadows subdivision development agreement, increasing the total units from 273 to 295, adding townhomes and a clubhouse, and requiring road work and stormwater bypass piping as conditions.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6574053,"Planning commission recommends commercial zoning for three Highway 91 parcels tied to Logan–Nibley boundary adjustment",520,681000,1201000,"/Search/View?dp=1&key=3119357-2360ce0a3abfa9637ee8b58b9fa5ee1e&start=681&end=1201","https://assets.pipeline.soar.com/3119357-2360ce0a3abfa9637ee8b58b9fa5ee1e/thumbnail_681000.jpg","/articles/6574053/Nibley/Cache-County/Utah/Planning-commission-recommends-commercial-zoning-for-three-Highway-91-parcels-tied-to-LoganNibley-boundary-adjustment","https://secure.pipeline.soar.com/6574053-5b2e86191e9add8d54931d3f722b22ef/orig.mp4?Expires=1771001432&Signature=Jm~auiozZQjqafc8FsXAZOSd-L-jf~d8GyUH4bdUf5N106naKuWtVcHGB3-OjvE4o41XJ6ydecvgLa11Rd-6vJNvnfL7meHTmvhL24APDx493QoAZyCOVqPXliXUZlxW4T-9QEf~Ilmrw6YXWNhbhYHMwDOhDvycwg04LyIBEdWr~SX4q8Yos7gcvJ50NAl2nkCAmqsm4XfDkEgvx3bAYnwrJtzpo7YJMWXpe-CazMRGd6idjSyykUI0pMBl9z40O2ju~yPGYID~SZLE8GZucyu3827PebmvDbeDEes~Uysjz4fUnCApG3Z782-ySPIYEDHT9cYGZSEVD-r~RzR7aQ__&Key-Pair-Id=KUT5TJCACFTXG","The Nibley City Planning Commission recommended designation of three parcels on South Highway 91 as commercial in conjunction with a boundary adjustment transferring the properties from Logan City to Nibley City.

Staff told the commission the parcels are in Nibley’s annexation plan and are closer to Nibley City utilities than Logan City services. The applicant, who operates Canyon Landscaping, said the parcel would host a landscaping business and that commercial zoning would allow construction of a more appropriate warehouse-style facility than the current leased location.

Staff said the future land use map designates the area as commercial and recommended the commercial rezone to support the city’s economic-development goals, including maintaining a sustainable tax base and local employment.

Public comment was limited to the applicant, BJ Smith of Canyon Landscaping, who identified the business and said it has operated in the area about 12 years and intends to invest in improvements if the property is annexed and rezoned to commercial.

Commission discussion noted one adjacent residential property whose owner had signed the application; staff said it may be vacant and that the owner agreed to the application. Commissioners discussed context along the highway and agreed commercial zoning fits neighboring commercial/industrial properties.

A recommendation motion passed on a 3–0 vote; staff said both the rezone and the boundary adjustment will next go to city council for final action.

Provenance: The public hearing and staff presentation begin at the transcript block that opens the item (excerpt: \"public hearing for a zone designation for parcels 31226, 3 12 20 7, and 31228 located approximately ... South Highway 91 to commercial in conjunction with a Logan City Nibley City boundary adjustment.\") and the discussion and vote conclude at the block that records the 3–0 vote (excerpt: \"This item, passes 3 yes 0 post.\").","The Nibley City Planning Commission recommended commercial zoning for three parcels on South Highway 91 that Logan City intends to transfer to Nibley through a boundary adjustment. The recommendation will go to city council alongside the boundary adjustment.","actionData","errors"]

Article not found

Commission opens broad code rewrite discussion on mixed-residential (RM) and RPUD rules; tables final action for further drafting

Commission approves conditional use permit for a residential facility for persons with disabilities at 3378 South 1010 West

Commission approves site plan for Godfrey Orthodontics, grants fenestration exception and requires private stormwater agreement

Planning commission backs second amendment to Nibley Meadows subdivision with conditions on roads and stormwater

Planning commission recommends commercial zoning for three Highway 91 parcels tied to Logan–Nibley boundary adjustment