[{"_1":2,"_98":-5,"_99":-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",[32,74,86],{"_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":56,"_73":56},"mediaId",6532278,"mediaKeyId","3410697-b0b2fa1aa71e85a37cbbaf7278f73663","parentId",3410697,"title","Weber County planning commission recommends rezoning for Longhorn Estates, excludes Marriott parcel","audioSeconds",2296,"startMs",64000,"endMs",2360000,"viewUrl","/Search/View?dp=1&key=3410697-b0b2fa1aa71e85a37cbbaf7278f73663&start=64&end=2360","thumbnailUrl","https://assets.pipeline.soar.com/3410697-b0b2fa1aa71e85a37cbbaf7278f73663/thumbnail_64000.jpg","articleUrl","/articles/6532278/Weber-County/Utah/Weber-County-planning-commission-recommends-rezoning-for-Longhorn-Estates-excludes-Marriott-parcel","mediaUrl","https://secure.pipeline.soar.com/6532278-cbcdf217e6fe90f57da471d49606af36/orig.mp4?Expires=1775261033&Signature=j9BPWkVxqDTmiTkuQbhopQolE5M~LAOJMg1~DVO-i9sfUBAAvNHoY63ZFutqbHyAgThpdw9AQfmNBqCwa2~6tHsSmL68z1eBdffMo1G9K9zeoaOche0gQMZoyiq1NiIBetPFTteo--Lv21ijTbg1DlDwYmUu6f91isnTyCSsSqTUuabiYUeR5UXt~io5GmlC8lWeNBdhpmZ530rhd7qVEQILfuCFwltJvcz0nkJ6oS-aNNBsfSXKoIuUqkG4NDnh8np-nHyjZYq2kbdVSDPGY3F8N5MAq1ALkvidB8WMFXX0LsahFIHBv-Jc7FYtbaXZtIBoIaCQJm99Tgjs-9RYGw__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-05-20T23:11:50.173Z","article","The Weber County Planning Commission voted to forward a positive recommendation to the County Commission to rezone parts of the Longhorn Estates proposal (file ZMA2023-04) — a developer-initiated request to rezone roughly 55 acres — after staff said one adjacent parcel owned by Western Basin Land and Livestock (the Marriott property) would be excluded because that owner declined to enter the same development agreement.

Staff presentation and recommendation came from planning staff (Felix Iovarino). Iovarino told commissioners the developer had asked to exclude the Marriott parcel because the Marriott owner would not sign the development agreement and that the rezone being forwarded should apply to the red-shaded portion shown in staff materials, excluding the yellow Marriott acreage. Iovarino said the developer has documentation from the Marriott property showing emergency egress access and an easement for a sewer line, and noted the development agreement includes a long list of construction and landscaping standards to address prior incomplete improvements in the area (transcript excerpts: \"we thought it best to exclude their land from this rezone proposal... they aren't willing to sign the development agreement\" and \"exclusion of approximately 37.5 acres ... which would result in approximately 55 acre rezone to the R115 zone\").

Why it matters: commissioners and residents focused on whether infrastructure can support the proposed homes. Multiple public commenters who live in nearby Vicaro Village said sewer service, secondary water and road widths are not resolved and pressed for clear commitments tied to the rezone. Robert Polarczyk, a long-time resident, said the developer’s proposal “doesn't match what was provided to the community” and emphasized infrastructure gaps: “Infrastructure is not ready in particular. We don't have sewer in place,” adding concerns about 7500 West’s width and property-takings if a future county road requires right-of-way.

Other public remarks emphasized the same points: Kallene Ingram asked who would pay for operation and maintenance of the irrigation pond and whether will-serve letters and a study for 7500 West were complete. Jake Stambick called for timelines for secondary-water fixes and clarity about whether Picaro residents could connect to the proposed sewer. Neil Davis raised technical concerns about the proposed low-pressure sewer system and lift stations. Randy Giordano urged that any public funding used to improve irrigation infrastructure be available to all affected residents.

Director Grover and planning staff explained the limits of the rezone stage: detailed sewer line sizes, pump specifications, traffic study work and similar engineering specifics are typically addressed at the subdivision stage, not the rezone. Grover told the commission, \"Those specifics are looked at at the subdivision level... many of the questions the public was asking ... will be addressed at the subdivision level.\" He confirmed the county's ordinance and subdivision requirements could stop a project later if the developer cannot meet those standards.

Commissioners discussed removing the Marriott parcel from this recommendation after staff said the property owner would not enter the development agreement. The commission asked staff to notify the Marriott (or parcel owner) that the parcel was being excluded before the packet went to the County Commission.

Vote and next steps: The commission moved and seconded a motion to forward a positive recommendation to the County Commission for file ZMA2023-04, excluding the 37.5-acre Marriott parcel and with the development standards and conditions included in staff materials. The planning commission recorded its roll-call votes; the motion passed (commissioners recorded “aye” in roll call and the chair declared the motion passed). That positive recommendation will be considered by the County Commission; staff and the developer will still need to address subdivision-level engineering (sewer, lift stations, traffic, secondary water) before final approvals are possible.

Ending: The planning director and staff told residents they would follow up on specific drainage and secondary-water concerns raised during public comment and that, while rezoning can move forward, detailed infrastructure approvals happen at subdivision. The County Commission will review the recommendation and the separate Marriott parcel may return later if its owner seeks a different development agreement.

","mediaType","Video","parentTitle","Western Weber Planning Commission February 13, 2024","oneSentenceSummary","The Weber County Planning Commission voted to forward a positive recommendation to the County Commission to rezone roughly 55 acres for the Longhorn Estates development, excluding a 37.5-acre parcel owned by Western Basin Land and Livestock (the Marriott parcel) after staff said that owner declined to sign the proposed development agreement.","taxTitle","Weber County, Utah","taxId",2932,"location","headline","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6532272,"Planning commission approves map amendment and rezoning recommendation for Winston Park subdivision with park conditions and fence requirement",3712,7328000,11040000,"/Search/View?dp=1&key=3410697-b0b2fa1aa71e85a37cbbaf7278f73663&start=7328&end=11040","https://assets.pipeline.soar.com/3410697-b0b2fa1aa71e85a37cbbaf7278f73663/thumbnail_7328000.jpg","/articles/6532272/Weber-County/Utah/Planning-commission-approves-map-amendment-and-rezoning-recommendation-for-Winston-Park-subdivision-with-park-conditions-and-fence-requirement","https://secure.pipeline.soar.com/6532272-47f53e015ed82eb5f3be74e340e94335/orig.mp4?Expires=1775261033&Signature=nXWVzAaNky7R1E0IV74ZxCuXZ9BEBvmEvepaZFvXTYNoj-xYy8Atn4Au91Q3jA5Ouj6wQhoxAFiObog-UhGLfWS9WZ4DyRnRHBXAq0wmSbUo6CNlZMdDSo545uYiGKxkmwbuRBQfEHh8bAXwcdLJ1ldKe1OoraAQGzelLyXzsUVcNurekZ0Oq1RmGQU0UzZhp0ZkHjDlr8bGJboCa75YXz2V8yy0UCeUIQBRNv-yAKaPL54393DzRvV08Jbp~GIZBR65FadZDd1fm0SQco1Urt1Y25E-ifZhbbRWaKc9ofAh87RKSByOulCW6xCN6vJip-A7tuvTOPlwQzzQJZpybw__&Key-Pair-Id=KUT5TJCACFTXG","The Weber County Planning Commission voted to recommend a general plan amendment (GPA2024-02) and to forward a positive recommendation on a rezoning request (ZMA2024-02) for property within the Winston Park subdivision, subject to conditions addressing park transfer and design, sidewalks, townhome orientation and fencing.

Staff presentation: Planning staff summarized alternatives for the future land-use map and recommended Alternative 2 (use the medium-to-large residential designation for the entire property and enable lot averaging at rezone/subdivision to permit a small number of townhomes). Staff noted the property includes developed Phase 1 lots and vacant acreage designated in the plan as open space; staff explained that changing the designation would require vacating the open-space easement and reapplying standard subdivision/lot rules. Staff also flagged wetland delineation was previously addressed for Phase 1 and likely is not a barrier, but any wetlands would require mitigation at subdivision.

Park donation and pathways: The developer and the parks district (representative Lance Peterson) discussed a proposal to donate a roughly 4–5-acre pocket park and detention area to the parks district. The parks district said it would accept a small neighborhood park and work with the developer on details. Commissioners and staff discussed pathway configurations, whether to replace existing 4-foot sidewalk with 5-foot sidewalk, and whether to accept a cash contribution in lieu of tearing out and replacing existing sidewalk. Developer representative Wade Ramsey said replacing the entire sidewalk would be substantial; he welcomed further discussion and indicated willingness to explore partial contributions. The parks district said it could accept the park parcel and would work with the developer and staff on required improvements.

Townhomes and design: Staff recommended design considerations for any townhomes: orient townhomes inward so their backs face 1800 South, and require the building rear elevations that face the collector to be treated to look like single-family homes (to reduce the townhome appearance along the collector). Commissioners added a condition that the development agreement include a minimum 6-foot fence along the 1800 South corridor (fence materials and final design to be negotiated by staff in the development agreement).

Commission actions: The commission voted to advance the general-plan amendment (Alternative 2) to the County Commission and subsequently voted to recommend rezoning 40 acres from A1 to R115, subject to staff recommendations and two additional conditions: 1) that townhomes be oriented inward and the collector-facing elevations be designed to appear as single-family homes, and 2) that a minimum 6-foot fence be required along the 1800 South corridor with detailed design to be finalized by staff in the development agreement. The motion included findings consistent with staff reports. Both recommendations proceed to the County Commission for legislative action.

Ending: Staff will draft a development agreement reflecting the park donation, sidewalk/tennis-pathway approach (or cash-in-lieu per negotiations), townhome design standards and fence requirement for the County Commission packet. Subdivision-level engineering, stormwater, and any wetlands mitigation remain subject to later review and permitting.

","Weber County Planning Commission recommended a general plan amendment and forwarded a positive recommendation to rezone about 40 acres within the Winston Park subdivision from A1 to R115 (GPA2024-02 and ZMA2024-02), with conditions covering park donation, sidewalk standards, inward-facing townhomes and a minimum 6-foot fence along the 1800 South corridor.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6532274,"Planning commission approves general plan amendment and rezoning recommendation for Navy Meadows with affordable housing condition",4701,2473000,7174000,"/Search/View?dp=1&key=3410697-b0b2fa1aa71e85a37cbbaf7278f73663&start=2473&end=7174","https://assets.pipeline.soar.com/3410697-b0b2fa1aa71e85a37cbbaf7278f73663/thumbnail_2473000.jpg","/articles/6532274/Weber-County/Utah/Planning-commission-approves-general-plan-amendment-and-rezoning-recommendation-for-Navy-Meadows-with-affordable-housing-condition","https://secure.pipeline.soar.com/6532274-3abf42d39fe61e73d48517f27666f231/orig.mp4?Expires=1775261033&Signature=jObjT1ycDfL9DJCG99-df5mobW5rquwhMhYszeYJBGYkNrXe9XCu1T6mg0plUxed07g2LBLYvZQQqPbt2CyUMj6tMaqTMyKapn5Qs--cbyrxBSJtzQ6MmwHwJUI2tvAjDXmxxw2nsr33dZ1lyRsvVVKpsXqKUTYT4jDYEPHmDlWnFoX5riNwO8SYSibVoL8EXwtGaa74BIZSaui1ReDExC7-ZUfak~urdNl4ngPSo~mNNuju6X1xp6IMq09T~aTDnGAhjtKOaPHSJp99LdqJazmGxzi7LRqMIrH5orhpwL7OrDANMJ6qkMN3w5LDFmVX0yV1~xv0~KDC9Qzk1arvTg__&Key-Pair-Id=KUT5TJCACFTXG","The Weber County Planning Commission voted to recommend a general plan amendment (GPA2024-01) and forward a positive rezone recommendation (ZMA2023-08) for the Navy Meadows development, subject to a development agreement and multiple conditions including a commitment that a percentage of townhome units be reserved as affordable through the Weber County housing authority.

What staff described: Planning staff (Felix Iovarino) told commissioners the property straddles future land-use categories and that a general-plan amendment was needed for a small southeast pocket proposed for townhomes (R3) while the larger area would be R115 (R1-15 equivalent). Staff said the concept plan includes a roughly 4.82-acre park, pathways along the Hooper Slough, pedestrian bridges, and internal connectivity. Staff also highlighted water-wise landscaping standards and sought to limit single-family driveway access from future 80-foot right-of-way collector streets (3300 South and the center collector). Staff presented the county’s recommended development-agreement conditions and asked that single-family dwelling lots not have direct driveway access on planned 80-foot collectors.

Affordable-housing commitment: Commissioners and staff told the developer to coordinate with the Weber County housing authority. During a public discussion developer Doug Hamlin said the developer would work with the housing authority and was willing to reserve a portion of townhomes for affordable housing. The planning commission adopted a condition during the general-plan vote calling for about 8% of the proposed townhome units to be deed-restricted or otherwise designated as affordable under the Weber County Housing Authority’s guidelines (motion language: \"8% portion of the townhomes ... as designated by the Weber Housing Authority\"). In a later motion tied to the rezoning, the commission added an explicit condition that up to 8% of townhomes be negotiated as affordable units and that the rezone would depend on the County Commission approving the general-plan amendment.

Public concerns: Multiple residents spoke at both hearings. Speakers living on or near 3300 South and adjacent West Haven subdivisions raised traffic and road-capacity concerns, questioned the timing of widening 3300 South and associated collector upgrades, flagged wetlands and wet-ground issues requiring fill and mitigation, and doubted townhomes would be affordable unless price caps or deed restrictions were enforced. Kelly Rose said, \"We got enough townhomes, patio homes. We don't need an R3 in this area,\" and other residents warned that narrow country roads, school traffic around Kanesville School and Midland Drive, and known long timelines for UDOT/WACOG projects create congestion risks.

Commission discussion and conditions: Commissioners asked for clearer limits on density and community amenities. The commission’s rezoning motion included 14 enumerated conditions (development agreement to be executed before County Commission consideration) such as: correct right-of-way widths; street and pathway connectivity consistent with code; coordination and donation to the parks district to create the 4.82-acre park and a mid-lock pathway northward; tree-lined streets with species selection; no single-family access from planned 80-foot collectors; smart-growth principles in the development agreement; an adjusted road stub to avoid impacts to the Hooper Slough; caps on the number of residences (no more than 43 in the R115 portion and no more than 98 townhome residences in the R3 portion); a safety fence along the Hooper irrigation canal; and the developer’s agreement that the rezoning reverts if the County Commission does not approve the general-plan amendment.

Votes: The commission approved the general plan amendment with the affordable-housing coordination condition (roll-call: commissioners recorded ayes; motion carried). The commission later voted to forward a positive rezone recommendation with the conditions described above (roll-call recorded ayes and the motion passed). Both recommendations now proceed to the County Commission for final legislative action.

Ending: Staff and the developer will work to memorialize the housing authority coordination, the park donation details, the traffic/collector access limitations and the smart-growth language in a development agreement to be attached to the County Commission packet. Subdivision-level engineering (wetlands mitigation if required, sewer sizing and lift stations, and road construction) remains subject to later review and permitting.

","The Weber County Planning Commission voted to recommend a general plan amendment and to forward a positive recommendation on a developer-initiated rezoning for Navy Meadows (files GPA2024-01 and ZMA2023-08), with conditions including a park donation, pathways, limits on collector access, a cap on residences, and a commitment that a portion of townhomes be designated as affordable per the Weber County Housing Authority.","actionData","errors"]

Article not found

Weber County planning commission recommends rezoning for Longhorn Estates, excludes Marriott parcel

Planning commission approves map amendment and rezoning recommendation for Winston Park subdivision with park conditions and fence requirement

Planning commission approves general plan amendment and rezoning recommendation for Navy Meadows with affordable housing condition