[{"_1":2,"_122":-5,"_123":-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",[32,74,86,98,110],{"_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",6634126,"mediaKeyId","3410855-7a6c82a08522198b5884e22c50c7d4ee","parentId",3410855,"title","County attorney: form‑based code valid; planners recommend rezoning 2.26 acres near Eden to form‑based zone","audioSeconds",3186,"startMs",4137000,"endMs",7323000,"viewUrl","/Search/View?dp=1&key=3410855-7a6c82a08522198b5884e22c50c7d4ee&start=4137&end=7323","thumbnailUrl","https://assets.pipeline.soar.com/3410855-7a6c82a08522198b5884e22c50c7d4ee/thumbnail_4137000.jpg","articleUrl","/articles/6634126/Weber-County/Utah/County-attorney-formbased-code-valid-planners-recommend-rezoning-226-acres-near-Eden-to-formbased-zone","mediaUrl","https://secure.pipeline.soar.com/6634126-7d2caf167f15d9fbe569495891dde836/orig.mp4?Expires=1775577404&Signature=BhxIrvhWonA4iFVDus~ae3R1MIv2wISg3svpw88826nAb3buTJF3IhQXXXOhdPh4vJTZ5BdqKbyXKi7s7hNfzFamH1rKlg5hGFTdWlJVto46wVXUsYkFihic-4woCcQOOIf5~XDVlir8pVzxerpn2phFysNZ8dYiQLrGm9Rj9hate8nzoRx4U2po-QZjEWW1fXeTdTJSBWz~gTUQ3q1p~t1h45DzccLADmvwFBngMr2iGIAe~D7tdiumUMTJ3kxNgMAvpD-KLjRIy7KDy48Y~i82Ks-x5~ToFAp73seLz2Fi8XvTwZxLGFW25aDKs1BFsocDCJD0cVjAmmmscmjGaA__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-05-20T23:31:10.277Z","article","The Ogden Valley Planning Commission voted 4–1 to forward a positive recommendation to the Weber County Commission on a proposed zoning map amendment to apply a form‑based zone over about 2.26 acres near Old Town/Newtown Eden.

The item drew extended legal and policy discussion before public comment. County legal counsel Courtland Erickson advised commissioners that, in his opinion, the form‑based ordinance and the accompanying street‑regulating plan have been validly adopted and, even if earlier adoption were later challenged, subsequent actions and public hearings in 2022–23 likely cured procedural issues. He explained there is generally a 30‑day period after enactment to challenge a legislative zoning ordinance and said staff provided notice of the original adoption; counsel added that courts usually defer to the legislative body on such zoning revisions.

Staff said the application requests a rural‑residential street designation (roughly one‑acre lots) under the street‑regulating plan. Miss Adelott and other staff noted the subject site sits near prior rezones — including a recent Dog and Bone form‑based approval to the west — and that street‑regulating plan circles showing village centers are intended as centers for higher density with transition zones toward rural residential areas. The packet and staff presentation stressed that the form‑based approach was designed to facilitate transfer of development rights (TDRs) rather than introduce net new density county‑wide.

Public comment included residents who asked why form‑based zoning would be used outside village centers, whether the street‑regulating plan’s adoption process was proper, and whether rezoning would be premature because technical questions about septic, wells or road frontage remain unresolved for this oddly configured lot. Applicant Seth Hartway said he intends to pursue building a second lot and that the rezone is the first step; staff and commissioners noted that technical feasibility (wells, septic, canal constraints) will be addressed at the subdivision/final stage and that a rezone alone does not authorize construction.

After debate about timing, spot‑zoning risk and whether a development agreement would be required, the commission voted to forward a positive recommendation to the County Commission; the motion carried 4–1. Courtland had advised that attaching conditions to a legislative rezone is generally poor practice and that staff should rely on subdivision and connectivity standards at the final stage, although development agreements can be used if the commission seeks additional assurances.","mediaType","Video","parentTitle","Ogden Valley Planning Commission October 26, 2023","oneSentenceSummary","The Ogden Valley Planning Commission voted 4–1 to recommend a zoning map amendment to apply a form‑based, rural‑residential designation to roughly 2.26 acres near Old Town and Newtown Eden, after legal counsel told commissioners the form‑based code and street‑regulating plan were likely valid.","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},6634131,"Planning commission okays Village Nests subdivision amendment at Powder Mountain",312,3764000,4076000,"/Search/View?dp=1&key=3410855-7a6c82a08522198b5884e22c50c7d4ee&start=3764&end=4076","https://assets.pipeline.soar.com/3410855-7a6c82a08522198b5884e22c50c7d4ee/thumbnail_3764000.jpg","/articles/6634131/Weber-County/Utah/Planning-commission-okays-Village-Nests-subdivision-amendment-at-Powder-Mountain","https://secure.pipeline.soar.com/6634131-6de64a4500d843560782e95c5f87fcb8/orig.mp4?Expires=1775577404&Signature=oMMzTVqlZ0LqyaubRQ4PZMHbx3xft1BTXY1QbLqlOqCWtmIoM4vxLYTr1j0Fxhv-5RdZObA4Ny0fzVI5MbcXmKPPfwasy-xowKB2UyJhb1nEFnQ0MsmTzdR89Jol2saSLNzp~cpltEL72EZPchqPDYbpLfGUynMZyELzdZSEvW~EyyYxqnwHJFWM~u7OYAnrlJh3eJQxGfFVPJTYUFlJ6DumarbHfprpuyatgbfjerPLHGo~49FSm-zwJMndZvncP1nmDLQ80ZtKt8KN3fU7x7630ZzulNuQzHgpPsL6pVTYRtDgGHq-Nx8j5uiymFIQ0lZZBAARClEk1QQ6H~8f5g__&Key-Pair-Id=KUT5TJCACFTXG","The commission approved a subdivision amendment at Powder Mountain that reconfigures previously platted building pads into larger, more conventional lots while keeping the total dwelling unit count at 20.

Planning staff said the Village Nests Retreat preliminary approval was previously granted and the current request amends lot shapes and area: the original pads ranged from about 800 square feet to larger buildable areas and the amendment increases buildable footprints to roughly 3,000–4,000 square feet per unit while keeping the overall unit count the same. Staff noted water and sewer will be provided by Powder Mountain Water and Sewer Improvement District and that county review agencies have conditionally or fully approved required plans; final approval will require posting of a financial guarantee for road construction.

The commission moved to approve the amendment subject to conditions and recommended findings. Commissioners asked whether trails or open‑space commitments are required; staff said the master plan and the development agreement for Powder Mountain define open‑space and trail requirements and the applicant has satisfied those obligations in other parts of the project.

The motion to approve carried 5‑0.","The Planning Commission approved a subdivision amendment for the Village Nests Retreat at Powder Mountain, converting previously platted small building pads into larger lots while retaining the same total of 20 dwelling units; staff said water and sewer are provided by Powder Mountain Water and Sewer Improvement District.",{"_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},6634136,"Planning commission grants preliminary approval to Gateway Estates phases 2–22 with conditions",487,3209000,3696000,"/Search/View?dp=1&key=3410855-7a6c82a08522198b5884e22c50c7d4ee&start=3209&end=3696","https://assets.pipeline.soar.com/3410855-7a6c82a08522198b5884e22c50c7d4ee/thumbnail_3209000.jpg","/articles/6634136/Weber-County/Utah/Planning-commission-grants-preliminary-approval-to-Gateway-Estates-phases-222-with-conditions","https://secure.pipeline.soar.com/6634136-2c02832481c3cd52de406e7d1123bd53/orig.mp4?Expires=1775577404&Signature=AO5wmn-Rhee78gDk04ot94~gyBbDF2qj2goehJTUbHvNdPN2hnV~SiL~WMP~o2CyEkTOymYFr4c3SFVx0BYmq8hKuLHdOo79Fn5Y90YpA0~WmV2wWBH2ccW1Gvgh44~Hq~sZDoE19KLofCYdnUlIWCzsiI-P9SPBduUoohz6yStteqok6BF72iKI23xGwFzZiY~A3mZI09pG43Xb4CiLrd-bFGBadyoLWJQ-cqbav33nO82v2ElGwPhrJ-77bPqRzeIgGrUPU65ouHU6LShaBNRHS-~~ZZp1FmJfBqR3WFfyH~nPkuy3WMZoMfUJAcdFEUgxkLDFD8dYdLW4Gdg6RA__&Key-Pair-Id=KUT5TJCACFTXG","The Ogden Valley Planning Commission granted preliminary approval for Gateway Estates phases 2 through 22, a multi‑phase subdivision off Highway 39 that spans F‑5 and F‑40 zoning and proposes a mix of public and private roads and on‑site septic systems.

Planning presenter Miss Adelott summarized: “This is a request for preliminary approval for Gateway Estates, phases 2 through 22,” and described the application as separate from earlier administratively approved phases 1a–1d (10 lots total) and as a series of single‑lot phases (21 lots in the current submission). The proposed plat shows public rights‑of‑way to the western boundary and private rights‑of‑way serving upper lots.

Why it matters: the preliminary approval clears the project to proceed to the more detailed final‑plat and infrastructure stage, where the developer must secure state start cards for wells, submit improvement plans, perform pump tests and fulfill recommendations from geologic and fire‑safety reports.

Staff noted the developer submitted feasibility letters from Weber‑Morgan Health for wells and septic in support of the preliminary plat. Planning emphasized that feasibility letters satisfy preliminary requirements but do not substitute for final‑stage actions: before final approval the developer must obtain state start cards for proposed wells, record water rights, drill and pump‑test wells and demonstrate capacity for each lot the wells serve. County engineering and Weber Fire District have worked with the applicant on road cross‑sections and fire infrastructure; staff said fire district expects sprinklers in homes and proposed a dip‑tank placement near the northern boundary to support water for suppression infrastructure.

Commissioners asked about steep grades, UDOT access and emergency egress. Staff said proposed road grades are shown not to exceed 12 percent as submitted and that the applicant has a second stub out to the west to provide emergency egress. The presentation noted prior UDOT approvals at earlier phases and dedicated additional Highway 39 frontage to the state in phase 1 work.

The commission approved preliminary plat for phases 2–22 based on the staff report and recommended conditions; the motion passed unanimously with five votes in favor.

Next steps: the developer must obtain state start cards and complete pump testing for wells, finalize road and improvement plans to county standards, post any required financial guarantees and satisfy geologic and fire‑safety recommendations before receiving final plat approval and recording.","The commission gave preliminary approval to the Gateway Estates subdivision (phases 2–22) covering roughly 545 acres and 21 single‑lot phases, subject to standard final‑approval requirements including well start cards, pump testing, road improvements and fire‑safety measures.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6634141,"Ogden Valley planners approve conditional use for recreation lodge on Highway 39",952,2203000,3155000,"/Search/View?dp=1&key=3410855-7a6c82a08522198b5884e22c50c7d4ee&start=2203&end=3155","https://assets.pipeline.soar.com/3410855-7a6c82a08522198b5884e22c50c7d4ee/thumbnail_2203000.jpg","/articles/6634141/Weber-County/Utah/Ogden-Valley-planners-approve-conditional-use-for-recreation-lodge-on-Highway-39","https://secure.pipeline.soar.com/6634141-2df215fd8fc26834e964f66449a2caf7/orig.mp4?Expires=1775577404&Signature=eUf30UhQagZ57VjoJEzINlwV~N0b69NFnhxopy58HLoTHoRRL~5cDeoETugo8kWA~s8E5LL2Ow3JORFuF7G9YX6IwWfeoVbDiHKffxydeTyzMvp0YD~R~dGoi3oPMBghcaJ75pjqFrh76VtpR~NGxtzC5DxzOjg22ngEjH6W2dtHFud~F9h~hKWi6I1CG3tUkaC7eHM60MbQ2pd5CWOChvt~64xQOCmcrvHAR6tm2mqljMadIOzXGyHWT4AbijtaeKKYTbtNb7r0SQHeCnv1GBc79oKM0UJtd97y5N7wLLZghXllRyVY9~o9sHcaPQ05EOhD2zDkRkZvV4ULmd518Q__&Key-Pair-Id=KUT5TJCACFTXG","The Ogden Valley Planning Commission approved a conditional‑use permit for a recreation lodge at 5597 East Highway 39 after staff said the proposal meets land‑use rules provided several review‑agency conditions are met.

Planning staff presenter Miss Adelott told the commission, “This is a request for approval of a recreation lodge,” and described the site as a 14.85‑acre parcel with an existing six‑bedroom residence used since 1981. The application seeks to designate the existing house as a recreation lodge — a permitted use in the Forest Valley 3 zone with a conditional‑use permit — and to operate summer and winter amenities such as snowshoeing, cross‑country skiing and pickleball.

Why it matters: the commission’s approval lets the owner pursue a commercial lodge operation but ties operation to safety, septic and road improvements overseen by review agencies. Those conditions aim to reduce fire‑safety, traffic and water‑quality risks before the lodge can operate long term.

Staff and reviewers flagged three near‑term requirements from Weber Fire District: a turnout partway up the substandard access road, a hammerhead turnaround at the lodge drive, and a sprinkler system in the house. Weber Fire and county engineering also expect the access roadway to be widened to a 20‑foot travel surface before a second winter of operation; staff said the applicant has proposed a phased compliance timeline and is seeking time to complete work given seasonal constraints. Planning staff said the Weber‑Morgan Health Department reviewed the proposal and asked that the septic system be demonstrated sufficient for up to 16 guests; the applicant is working with the health department on an expansion or upgrade if needed.

On parking, staff said no specific code table exists for “recreation lodge,” so they recommended using bed‑and‑breakfast rules as the closest match; staff recommended one parking space per sleeping room. The presentation noted the health‑department and engineering reviews and that the applicant proposed 10–12 parking spaces even though the staff minimum was six. At one point staff clarified the minimum required under traffic safety considerations is eight spaces and the applicant proposes 12.

Commission discussion focused on enforceability and timing. Commissioners asked how the county would verify road improvements and septic upgrades; planning staff said inspections would be required before final permits and that if required improvements were not installed by the agreed deadline the conditional‑use permit and business license could be revoked. Commissioner Barber asked whether parking requirements should be higher; staff noted the applicant proposes more than the minimum and commissioners may set site‑specific requirements in their motion.

The commission approved the conditional use with the conditions recommended in the staff report. The motion passed with five votes in favor and no recorded opposition.

The approval authorizes the owner to pursue required construction and agency signoffs; final occupancy and commercial operation remain subject to inspections and permit issuance by planning, engineering, fire and the health department.","The Ogden Valley Planning Commission approved a conditional-use permit for a proposed recreation lodge at 5597 East Highway 39, allowing an existing six‑bedroom house to operate as a year‑round lodge subject to agency conditions for access, sprinklers, septic and parking.",{"_33":111,"_35":36,"_37":38,"_39":112,"_41":113,"_43":114,"_45":115,"_47":116,"_49":117,"_51":118,"_53":119,"_55":56,"_57":58,"_59":120,"_61":62,"_63":64,"_65":121,"_67":68,"_69":70,"_71":68,"_72":56,"_73":56},6634121,"Planning staff proposes countywide street‑tree standards; planners asked for time to review list",661,8267000,8928000,"/Search/View?dp=1&key=3410855-7a6c82a08522198b5884e22c50c7d4ee&start=8267&end=8928","https://assets.pipeline.soar.com/3410855-7a6c82a08522198b5884e22c50c7d4ee/thumbnail_8267000.jpg","/articles/6634121/Weber-County/Utah/Planning-staff-proposes-countywide-streettree-standards-planners-asked-for-time-to-review-list","https://secure.pipeline.soar.com/6634121-927b68797f4569de06488d3e8c56f84c/orig.mp4?Expires=1775577404&Signature=QlfeCwNaPr-zj~gy7NAPlH5Wq3XkHx4-YXo41L0YyA~ey7QwwS0SgBzoNWBn7OY6jIYhlUO3h-tMqzNAXUc16HMnpgmSnU7QnZNawXUWZXV2vjgK3guUXDludITTpICPnWrwLtm2SsSXJ0nFVEzfefYEUEsKg~bP9RtPYNbWj-D4J8V6-kmmMOkVPFv3OC8HXXjuUKAviYQkP0l1WaWTGDifXWiNQ32PwuWGkJSHWDsFllRUcf90FhlquVmZGQyuLgitkJwBCIGBY3DLkMEr9IrQtRJYz3JHD0HaYYXBUKly-JZlgsEAr5lSJBOfXDeWfFSBpmRl79hVgKewUxkhow__&Key-Pair-Id=KUT5TJCACFTXG","Planning staff presented proposed code language and a species list intended to standardize street trees for subdivisions and form‑based village streets across the county and asked the commission to review the draft list.

Staff said the current Land Use Code allows broad discretion on street trees and the county and developers would benefit from clearer guidance. The proposal includes permitted species for different park‑strip widths and utility constraints, a requirement to replace dead trees, and maintenance expectations. Commissioners raised questions about applicability in Ogden Valley microclimates, irrigation (secondary water) and who bears long‑term maintenance costs. Staff said the list is countywide, but that exceptions can be considered if a species is unsuitable for a particular subarea; they agreed to add clearer irrigation language and to bring a revised draft back for public hearing.

Commissioners also discussed timing and applicability: street trees will generally be required when streets are improved or when subdivisions proceed to final engineering; staff said some subdivisions defer full street improvements and so tree installation can be delayed or handled via a fee‑in‑lieu until full street construction occurs.

The commission did not take formal action at the work session and asked staff to circulate the draft and return with refined language for a future public hearing.","At a work session the planning department presented proposed street‑tree code language and a species list for countywide use; commissioners asked staff to refine irrigation and maintenance language and return with a public‑hearing draft.","actionData","errors"]

Article not found

County attorney: form‑based code valid; planners recommend rezoning 2.26 acres near Eden to form‑based zone

Planning commission okays Village Nests subdivision amendment at Powder Mountain

Planning commission grants preliminary approval to Gateway Estates phases 2–22 with conditions

Ogden Valley planners approve conditional use for recreation lodge on Highway 39

Planning staff proposes countywide street‑tree standards; planners asked for time to review list