[{"_1":2,"_87":-5,"_88":-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],{"_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":56,"_74":56},"mediaId",6238581,"mediaKeyId","3350864-2de6f50446de93bdb8a152bf49dd7d7f","parentId",3350864,"title","Planning commission grants preliminary approval for Ben Lomond Views and Dixon Creek phases, with conditions","audioSeconds",1598,"startMs",2368000,"endMs",3966070,"viewUrl","/Search/View?dp=1&key=3350864-2de6f50446de93bdb8a152bf49dd7d7f&start=2368&end=3966","thumbnailUrl","https://assets.pipeline.soar.com/3350864-2de6f50446de93bdb8a152bf49dd7d7f/thumbnail_2368000.jpg","articleUrl","/articles/6238581/Utah/Planning-commission-grants-preliminary-approval-for-Ben-Lomond-Views-and-Dixon-Creek-phases-with-conditions","mediaUrl","https://secure.pipeline.soar.com/6238581-f70fd8b1a2ceaf31a85aac392b489728/orig.mp4?Expires=1775140337&Signature=dZXk4QGWTHXwsc34OsS4ulb5yHwzMiMuV6lIvQMhpKJjEknbpKeFKxBu5qYp1CHay9AtggCp7h1-55c7KsLZUlx-DmKW6vhoT4nrap-a2c4RvZLRor6FqLvRk9bUSQb1KDqYM0ULr8Pr6KsS~Gw4R1pF9SMpbzEYtF~S2I4QuIZhPhKE90jBsOzMDmpJzcPmQ5kGKwOYRDOmZhbz4NV1ZqhnPepnuVwKYCDgPP9pNVyfHntbvuNSI-XisrfYpp4rO2Pn-igdldAqrkRQ4XBroTQjo8JPhoEz4gZygjkBDer2G5s6bK36knQX2XAc-b6Oitb2a2ornMErCdOzU~IRjg__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-05-15T16:33:20Z","article","Harrisville’s Planning Commission voted May 14 to grant conditional preliminary subdivision approval for Ben Lomond Views Phase 2B and Dixon Creek Phase 2, and to approve the preliminary and final site plan for Ben Lomond Views Phase 2A, parts A and B. Each approval was conditioned on satisfying the city engineer’s memo dated May 8, 2025 and any outstanding staff or outside‑agency requirements.

A staff summary of the Ben Lomond submission said the developer had addressed prior red‑line comments from the city engineer and had submitted updated plats and a landscape plan for Phase 2B. Brandon Green of Flagship Homes told commissioners the development would include interior lots in the 4,000–5,000 square‑foot range and larger lots along existing homes averaging roughly 14,700 square feet. Green said Phase 2B has limited open space on its own but Phase 2A includes two programmed park areas with playground equipment, ADA‑compliant features and benches.

Staff and the developer described trail and pedestrian connectivity measures: mid‑block trail crossings and ramps to connect interior sidewalks and parks, and a planned path that will ultimately link upward through the project to existing trail corridors. Brandon Green said the project team is coordinating required agency approvals and that preliminary schedules call for paving work on Phase 2B this summer, with asphalt planned for August, contingent on obtaining final approvals and completing utility work.

The city engineer’s memo and staff comments attached to both approvals require several outstanding items before final plat recordation, including: adding street addresses to the plat, submitting the plat for Weber County surveyor review, obtaining final will‑serve letters from utility providers (Rocky Mountain Power, Enbridge and others), and submitting a Letter of Map Revision or other FEMA documentation to show changes to the floodplain where applicable. For Dixon Creek Phase 2 staff also noted that the recorded Phase 1 plat amendments should be reflected in the new phase’s documents.

Motions recorded in the meeting: a commissioner moved to grant preliminary subdivision plat approval for Ben Lomond Views Phase 2B “subject to the engineer’s memo dated May eighth of 2025 and any other staff memos or agency determinations,” which was seconded and adopted. A second motion granted preliminary and final site plan approval for Ben Lomond Views Phase 2A parts A and B, likewise subject to the city engineer’s memo and agency requirements. The Planning Commission then moved to grant preliminary subdivision approval for Dixon Creek Phase 2, again conditioned on the city engineer’s May 8 memo and outstanding agency comments.

Commissioners asked for clarifications about open‑space acreage and the planned amenities. Staff estimated one park parcel at roughly an acre and described another smaller grassed area with benches; the larger open spaces in the project will be maintained by HOA arrangements tied to the master development agreement. The developer confirmed that stormwater, sewer and water line work are in progress for multiple phases and that vertical construction and utility hookups are advancing across the site.

Next steps: developers must provide the final red‑line corrections and agency letters listed in the engineer’s memos before final plat recordation. Staff indicated they will continue to coordinate timing with Weber County, North Ogden and other outside agencies as needed.","mediaType","Video","parentTitle","Harrisville City Planning Commission Work Session and Meeting","oneSentenceSummary","On May 14 the Harrisville Planning Commission approved preliminary subdivision plats for Ben Lomond Views Phase 2B and Dixon Creek Phase 2 and granted preliminary/final site plan approval for Ben Lomond Phase 2A parts A and B, subject to city engineer memos and outstanding agency approvals.","taxTitle","Harrisville Planning Commision, Harrisville , Weber County, Utah","taxId",21257,"location","Utah","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":72,"_73":56,"_74":56},6238586,"Harrisville planners debate minimum lot sizes, design rules for housing-affordability overlay",2358,10401,2368990,"/Search/View?dp=1&key=3350864-2de6f50446de93bdb8a152bf49dd7d7f&start=10&end=2368","https://assets.pipeline.soar.com/3350864-2de6f50446de93bdb8a152bf49dd7d7f/thumbnail_10401.jpg","/articles/6238586/Utah/Harrisville-planners-debate-minimum-lot-sizes-design-rules-for-housing-affordability-overlay","https://secure.pipeline.soar.com/6238586-af2709a2127305ae7b45c9ab36d1a667/orig.mp4?Expires=1775140337&Signature=YJaDxqwwaxX7M5yf7DWE2QSDm60Kl4a7mC93eYUVrKlECegKEfntIhdgAt1WYS8GH3OQr9FAhGomDN-rHhTni4cLcy7wnHssnkEuDQSAb~HxCcVlCRClHGjjLkuJnnZn8xQeu9EJv4HTUnTIDCfScjQGCXzgl~UI~kEcOHm1YDRWj-gR5BIEXG1P9YuHAEJDjNldDl47mNMngeB2jSAJ6b5qBcV4bCi71Ag5Waf1-X2HjKxsEgv3lHauR2K8AUM5Jc68PbMm66e9vI3d9vIKlCDblQkhzggkiUwTtV67CjT6fG4~SdbZ7GVZqKwIIIJ4xfDtqfMZITB891J-wKNevA__&Key-Pair-Id=KUT5TJCACFTXG","Harrisville planning staff led a May 14 work session on draft ordinance 562, a proposed housing‑affordability overlay that would apply to the city’s residential zones and focus on single‑family detached homes.

Sarah (staff member) said the draft uses the state definition of affordable housing: “we just took the definition from the state, and that is our definition of affordable housing, which just means, purchase price, affordable to a household with a gross income of no more than a 20% of area median income.” Staff framed the ordinance as an overlay that could be added to R‑10 and R‑15 zones, with separate design standards to guide developers’ expectations.

The work session centered on whether to include a minimum lot size and how to set density. Staff presented examples from Ogden, Layton and Daybreak, showing lots ranging from about 3,000 to 6,000 square feet and house footprints commonly in the 1,800–2,000 square foot range on small lots. Sarah noted an example of “50 by a 20 feet. So 6,000 square foot lots here,” and explained how alley‑loaded and front‑loaded garage configurations affect usable yard area and street appearance.

Planners discussed specific numeric options under consideration: a 3,000‑square‑foot minimum lot size was shown in illustrations (3,200 was used in some examples); staff suggested 4,000 square feet as a possible starting point, and one planner noted a target density of roughly 8 units per acre for certain designs. Sarah said the state “is requiring 6 units per acre,” and added that “6 units an acre essentially doubles the the minimum residential single family density available in Harrisville.”

Commissioners and staff repeatedly raised management issues for compact development: on‑street parking availability and enforcement, the practical effects of homeowners associations (HOAs) on ongoing costs, and whether very small lot communities would require HOAs to maintain shared spaces. One staff speaker said HOA fees can affect affordability, calling HOA assessments “a cost burden that’s unpredictable.”

Design standards under discussion included limiting attached housing in this overlay (the draft would allow only detached single‑family homes in residential areas and leave attached units for mixed‑use commercial areas), setbacks and frontage limits, garage door percentage on front façades, required variation in lot and building sizes within the same development, and requirements for pedestrian connectivity and mid‑block trail crossings. Staff said they would ask developers to show “concept plans showing pathways to parks,” not necessarily require construction up front but to show how a project will connect to nearby trails and parks.

Staff also shared community examples to help the commission visualize outcomes: compact cottage neighborhoods with alley access, townhome clusters with visually varied façades, and master‑planned communities with larger shared amenities. The group discussed tradeoffs: smaller lots can deliver higher unit counts and some shared open space but often rely on HOAs for maintenance; larger lots provide private yards but reduce potential density and cost savings.

Next steps: staff said they will prepare recommended language and numerical ranges for the overlay and bring the draft ordinance to a joint work session with the city council, and they will continue to coordinate with the city attorney. Sarah said staff will also run numbers on alternative density and minimum lot‑size mixes to show what different combinations would look like in practice.","At a May 14 work session, Harrisville planning staff and commissioners discussed draft ordinance 562 — a housing-affordability overlay focused on detached single‑family homes — debating minimum lot sizes, density targets and design controls intended to preserve neighborhood character while enabling compact, lower‑cost housing.","actionData","errors"]

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Planning commission grants preliminary approval for Ben Lomond Views and Dixon Creek phases, with conditions

Harrisville planners debate minimum lot sizes, design rules for housing-affordability overlay