[{"_1":2,"_95":-5,"_96":-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",[32,75,85],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":-5,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},"mediaId",6563663,"mediaKeyId","3380773-e271f0ccfa070b91a65024b435c8e9ec","parentId",3380773,"title","Resident raises nighttime lighting violation at remodeled storage facility; council refers issue to code enforcement","audioSeconds",273,"startMs",770000,"endMs",1043000,"viewUrl","/Search/View?dp=1&key=3380773-e271f0ccfa070b91a65024b435c8e9ec&start=770&end=1043","thumbnailUrl","https://d352y6ypj4mjo3.cloudfront.net/AudioPlaceholder.png","articleUrl","/articles/6563663/Utah/Resident-raises-nighttime-lighting-violation-at-remodeled-storage-facility-council-refers-issue-to-code-enforcement","mediaUrl","author","Hurricane City Council","date","2025-05-15T15:30:00Z","article","Rod Sessum addressed the council during public forum to report a lighting issue at a storage facility on the 3700 block. Sessum said the property was remodeled and additional wall‑pack fixtures were installed; he described lights as bright enough to shine directly into his bedroom and living room and said the fixtures appear inconsistent with the city’s outdoor lighting code. The resident cited the code language he located in the packet (referred to in the meeting as section 10‑33‑7) that requires exterior lighting for commercial properties to be fully cutoff, focused downward and shielded to prevent light trespass onto adjacent properties.

Why it matters: Excessive exterior lighting can cause nuisance impacts for nearby residents and may be out of compliance with municipal code. The complaint raised potential code‑enforcement and public‑safety issues for residents (the speaker noted a neighbor who is a disabled veteran and a recent break‑in incident).

Council and staff response: The mayor and planning staff said the city would investigate. Planning staff (Fred) and code enforcement were directed to review the permit history (to identify whether the work was permitted and whether the lighting was added post‑permit), confirm whether a grandfathering provision applies (if the fixtures predated the ordinance change), and take appropriate action if the fixtures are noncompliant. The mayor committed to follow up and directed staff to look into the timeline of construction and any prior assurances given by planning staff.

Next steps: City staff will investigate permit records and the lighting installation, and will report findings and any required enforcement steps to the resident and the council. The resident asked staff to consider the code’s full‑cutoff requirement and whether newly installed wall packs are exempt or allowed under a grandfathering clause; staff acknowledged both possibilities and said they would confirm the facts before taking action.","mediaType","Audio","parentTitle","Hurricane City Council - 2025-05-15-CCR.2","oneSentenceSummary","A resident complained that new lighting at a remodeled storage facility on 3700 is causing light trespass into neighboring homes and may violate the city's outdoor lighting standards; staff pledged to investigate and follow up.","taxTitle","Hurricane, Washington County, Utah","taxId",80031,"location","Utah","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":50,"_51":82,"_53":-5,"_54":55,"_56":57,"_58":83,"_60":61,"_62":63,"_64":84,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6563668,"Resident proposes prefab‑panel housing development; council asks for written proposal and staff meeting",369,355000,724000,"/Search/View?dp=1&key=3380773-e271f0ccfa070b91a65024b435c8e9ec&start=355&end=724","/articles/6563668/Utah/Resident-proposes-prefabpanel-housing-development-council-asks-for-written-proposal-and-staff-meeting","Ross Johnson, identifying himself as a private developer, told the council during public forum that he is seeking land and local support for a prefabricated housing project using precast foam‑core concrete wall panels produced by a Salt Lake City firm (identified in the transcript as Comtech).

Johnson said the concept is a “rapid assembly” system with pre‑installed utility conduits and built‑in footings. He described two model footprints his team has drawn: a 2,000‑square‑foot three‑bedroom, two‑bath model targeting a sale price under $400,000, and a 3,600‑square‑foot five‑bedroom, three‑bath model targeting a sale price under $500,000. He said the company’s panel system includes insulation (R‑28 cited) and that the modules arrive with foundation elements that speed construction. Johnson proposed a roughly 25‑acre site subdivided into about 100 lots at roughly 0.2 acres each.

Why it matters: Johnson framed the project as a way to produce lower‑cost for‑sale single‑family homes on individual lots rather than apartments or townhomes. If feasible, the delivery method could shorten construction time and reduce on‑site trade requirements, which would affect local housing supply, construction jobs and permitting procedures.

Council response and next steps: Council members asked clarifying questions about examples and local precedent; Johnson said most of the firm’s work to date has been for religious structures and a few prototype homes, not yet in southern Utah. The mayor suggested Johnson submit a written proposal and meet first with Darren Prince (county/city staff referenced in the meeting) and the city’s engineering/planning teams. The mayor and planning staff recommended that Johnson identify specific parcels (transcript referenced Pecan Valley and a parcel near Maverik/Hilldale) and consult planning and engineering staff about access, soils, frost‑line issues and the permitting pathway. The mayor indicated that staff and the county had previously suggested an investment account for presales and recommended Johnson work with county staff as a next step.

Attribution and limits: Johnson’s presentation was a public comment informing council members; it did not include a formal application, binding commitments from the city or a staff report. Council asked for a written proposal so staff can evaluate land availability, financial structures, engineering constraints and regulatory requirements.","A resident described a proposal for a 25‑acre site using prefabricated concrete foam‑core panels intended to produce lower‑cost single‑family homes and asked whether the city could provide land or a presale investment account; council asked the resident to submit a formal proposal and meet with staff.",{"_33":86,"_35":36,"_37":38,"_39":87,"_41":88,"_43":89,"_45":90,"_47":91,"_49":50,"_51":92,"_53":-5,"_54":55,"_56":57,"_58":93,"_60":61,"_62":63,"_64":94,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6563673,"Council approves multiple items including county impact-fee waivers and farm-stand code change; rejects term‑limits ordinance",2135,1068000,3203000,"/Search/View?dp=1&key=3380773-e271f0ccfa070b91a65024b435c8e9ec&start=1068&end=3203","/articles/6563673/Utah/Council-approves-multiple-items-including-county-impact-fee-waivers-and-farm-stand-code-change-rejects-termlimits-ordinance","Hurricane City Council approved a package of measures on land use, impact fees and development financing during its regular meeting, including waivers requested by Washington County for a planned emergency operations/parks building and a separate waiver for a water impact fee for trailer hookups at Legacy Park. The council also approved a zone change and preliminary site plan for a residential planned development overlay, adopted a land‑use code change to allow commercial farm stands under new conditions, and approved a revised power impact fee study. A separate measure to create local term limits for elected officials was voted down.

Why it matters: The votes change local development costs and zoning rules that affect how housing, parks and small agricultural retail operate in Hurricane. Several items also reduce financial barriers for county facilities that serve regional emergency response and parks functions, and the power impact‑fee decision affects utility project financing tied to anticipated growth.

What the council did (selected items)
- Waived city impact fees for Washington County's Emergency Operations Center (EOC) and parks building: The county requested waivers for impact fees tied to a 16,150‑square‑foot EOC/parks building at about 5710 West Shooting Park Road. Staff listed specific fee components in the packet (public safety $345.80; 1‑inch water meter impact $5,520; parks $11,938.56; streets $3,388.84; 600‑amp power impact $22,073; packet totals discussed as approximately $43,268.20). Council recorded affirmative votes by Councilman Thomas and Councilman Preet and a recorded negative by Councilman Ellerman; the motion passed.

- Waived the city water impact fee for Washington County’s Legacy Park trailer hookups: The county separately requested waiver of a $3,106 water impact fee for an additional meter for RV hookups at Legacy Park. The council approved the waiver after motion and second; recorded responses during roll call included Councilman Thomas (recorded yes), Councilman Preet (recorded yes) and Councilman Ellerman (recorded nay). The packet stated the county would still pay hard connection costs for water and power connection invoices would be handled by the power department.

- Approved zone change and preliminary site plan (ZC24‑07) with conditions: The council approved a change from Neighborhood Commercial to R‑18 PDO (single‑family residential with a planned development overlay) for property at the 2230–2254 West 600 North area (parcel numbers listed on the agenda). The approval included conditions that public access be dedicated across an adjacent lot the applicant also owns, that the site plan reflect additional visitor parking (applicant added 10 spaces after continuation), and that sidewalk requirements in the roadway cross section on the property’s east side not be required as part of this approval (the developer agreed to show access/easements on the plat and address JUC comments). Motion maker and second were recorded during the meeting; roll call recorded Councilman Preet (yes), Councilman Ellerman (yes), Councilman Hershey (no) and Councilman Thomas (yes). The motion passed 3–1.

- Adopted land‑use code amendment to allow commercial farm stands (Ordinance 2025‑08): The council approved amendments to Title 10 (Chapters 3, 7, 12 and 14) to permit commercial farm stands subject to conditions. Key points added in the ordinance as discussed: a farm‑stand structure must be “primarily devoted to the sale of agriculturally produced or farm products,” accessory items (including commercially packaged goods or handicrafts) may occupy no more than 50% of the structure’s sales area, a commercial farm stand selling packaged goods must be on at least one acre and cannot be in a recorded subdivision. After extended discussion about how “local” agricultural sourcing should be defined (on‑property vs. regional sourcing), the council voted to adopt the ordinance as proposed (the packet and motion reflected the 1‑acre minimum and the 50% accessory‑sales limit). Council members recorded varying views about whether the minimum should be 2 acres or larger, but the ordinance passed.

- Approved revised power impact fee study and associated ordinance (Ordinance 2025‑04): Staff and the consultant explained updates to the power impact‑fee analysis, including a reallocation of projects in the 10‑year study period and a revised demand/capacity ratio. The updated study reduces the volume of projects carried forward in the 10‑year horizon, which changed the projected cost allocations; the final recommendation in the packet showed an increase to the proposed impact fee (described in staff comments as roughly a 60% change to fees from an originally presented figure). Council approved the ordinance unanimously (Clark absent).

- Denied ordinance creating term limits for elected municipal officers (Ordinance 2025‑09): Council considered an ordinance that would have limited elected mayors and council members to two consecutive terms (with eligibility to run again after a 24‑month break). After debate—some council members expressed support for term limits while others said they preferred letting voters decide—council voted to deny the ordinance; the motion to deny carried 3–1 in recorded roll call.

Council direction, next steps and caveats: Several approvals included conditions requiring the applicant to return with plats or to record easements (ZC24‑07). For the county waivers, staff noted the county will still pay hard connection charges (water/power) and was asked to coordinate with affected districts (fire, sewer) to seek similar waivers as appropriate. The power impact‑fee analysis will be revisited in future updates (staff noted impact‑fee studies are typically reexamined on a multi‑year cycle).","Hurricane City Council approved waivers for Washington County construction impact fees, adopted a farm-stand land‑use amendment, approved a power impact fee update and a zone‑change site plan with conditions; a proposed term‑limits ordinance was denied.","actionData","errors"]

Article not found

Resident raises nighttime lighting violation at remodeled storage facility; council refers issue to code enforcement

Resident proposes prefab‑panel housing development; council asks for written proposal and staff meeting

Council approves multiple items including county impact-fee waivers and farm-stand code change; rejects term‑limits ordinance