[{"_1":2,"_114":-5,"_115":-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",[32,74,84,94,104],{"_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":67,"_71":72,"_73":72},"mediaId",6519446,"mediaKeyId","5357511-091eaa5ee7a829dfd8bdfca471c4c442","parentId",5357511,"title","Staff and commissioners flag survey, safety concerns in pending Emigration Canyon fence request","audioSeconds",469,"startMs",6599000,"endMs",7068000,"viewUrl","/Search/View?dp=1&key=5357511-091eaa5ee7a829dfd8bdfca471c4c442&start=6599&end=7068","thumbnailUrl","https://d352y6ypj4mjo3.cloudfront.net/AudioPlaceholder.png","articleUrl","/articles/6519446/Emigration-Canyon/Salt-Lake-County/Utah/Staff-and-commissioners-flag-survey-safety-concerns-in-pending-Emigration-Canyon-fence-request","mediaUrl","author","Emigration Canyon Emigration Canyon Planning Commission","date","2025-07-10T08:30:00Z","article","Planning staff and commissioners on July 10 raised safety and property‑line concerns over an applicant’s proposed fence along Emigration Canyon Road, and urged the applicant to provide a formal application with a current survey before the commission considers any waiver or relief.

Staff told the commission the applicant’s submittal included a 2015 survey that showed a structure since demolished and did not clearly locate the property line relative to the public right‑of‑way and the county guardrail. Planners said the proposed fence alignment may encroach on county right‑of‑way, creating a risk that the applicant would build on land not owned by the property owner.

Commissioners and staff also raised sight‑distance and public‑safety concerns. Staff noted that a five‑ or six‑foot opaque fence near the road could obstruct drivers’ or bicyclists’ views and create blind spots for vehicles backing from driveways; the current code’s 42‑inch limit along the canyon road is intended to preserve sight lines. The applicant was advised to obtain a current boundary survey and coordinate with staff and the county about the right‑of‑way and safety standards before a formal application is filed.

Planning staff said that as of the July meeting there was not a complete formal application; the discussion was preliminary, intended to inform the applicant of missing materials and the standards that will guide review. Staff said once a complete application is filed it will include a traffic‑safety review and, if necessary, referral to the city’s traffic or engineering reviewer for sight‑distance analysis.

Commissioners indicated they would want to see a survey and evidence the fence proposal does not encroach on county property before considering relief from the 42‑inch roadside standard. Staff added that if the applicant seeks a variance or conditional relief, the application must clearly justify how the proposal meets the ordinance standards and demonstrate that it will not create a public‑safety hazard.","mediaType","Audio","parentTitle","Emigration Canyon Planning Commission - 250710_EmigrationPC_MtgRecording","oneSentenceSummary","Planning staff described missing survey information and potential sight‑distance and right‑of‑way problems in a pending fence request; commissioners and staff urged the applicant to obtain a survey and address traffic‑safety impacts before a formal application is processed.","taxTitle","Emigration Canyon, Salt Lake County, Utah","taxId",79985,"location","headline","","shortSummary",{"_33":75,"_35":36,"_37":38,"_39":76,"_41":77,"_43":78,"_45":79,"_47":80,"_49":50,"_51":81,"_53":-5,"_54":55,"_56":57,"_58":82,"_60":61,"_62":63,"_64":83,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6519451,"Commission approves rewrite of nonconforming‑use rules, tightens limits on rebuilding and expansions",980,5510000,6490000,"/Search/View?dp=1&key=5357511-091eaa5ee7a829dfd8bdfca471c4c442&start=5510&end=6490","/articles/6519451/Emigration-Canyon/Salt-Lake-County/Utah/Commission-approves-rewrite-of-nonconforminguse-rules-tightens-limits-on-rebuilding-and-expansions","On July 10 the Emigration Canyon Planning Commission recommended that the City Council adopt a rewritten chapter addressing nonconforming uses and noncomplying structures intended to limit how existing nonconformities may be enlarged or changed.

Staff and the town attorney told commissioners the county legacy language gave property owners broad rights to alter nonconforming structures in ways that could significantly increase intensity (commonly cited example: a small nonconforming cabin expanded into a much larger residence). The proposed replacement narrows those rights and clarifies when a nonconforming use or structure is considered abandoned, abandoned for one year (and therefore forfeited) and how reconstructed floor area must comply with current setbacks, height and size rules.

Commissioners raised a specific concern about a draft subsection that would have allowed a nonconforming use to be changed to another nonconforming use via a conditional‑use procedure. After discussion the commission asked staff to remove that change (subsection b and its subparts) so that the ordinance does not automatically allow such changes. The commission also asked that the final text clarify that any new building square footage added during repair or replacement must fully conform to the current code’s setback, size and height requirements.

The planning commission recorded a unanimous recommendation (4–0) to forward the revised nonconforming‑use chapter to the City Council with the requested edits. Staff said the revised language is modeled on provisions used in Park City and Brighton to avoid the kind of loopholes that allow incremental enlargement of a nonconformity over time.

Commissioners and staff highlighted that the rewrite is intended to be more enforceable and less open to broad interpretation, while still allowing repairs and limited maintenance. The commission directed staff to prepare the final ordinance text for the council packet with revised subsection numbering and clarified language on abandonment, restoration and allowable rebuilds.","The planning commission unanimously recommended replacing the city’s old nonconforming‑use chapter with a revised section that narrows how nonconforming structures and uses may be changed or expanded; commissioners removed a proposed allowance to convert a nonconforming use to another nonconforming use.",{"_33":85,"_35":36,"_37":38,"_39":86,"_41":87,"_43":88,"_45":89,"_47":90,"_49":50,"_51":91,"_53":-5,"_54":55,"_56":57,"_58":92,"_60":61,"_62":63,"_64":93,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6519456,"Planning commission forwards major Title 19 reorganization chapters to council for review",2298,3202000,5500000,"/Search/View?dp=1&key=5357511-091eaa5ee7a829dfd8bdfca471c4c442&start=3202&end=5500","/articles/6519456/Emigration-Canyon/Salt-Lake-County/Utah/Planning-commission-forwards-major-Title-19-reorganization-chapters-to-council-for-review","Emigration Canyon’s planning commission on July 10 voted unanimously to forward a broad reorganization of Title 19 — the municipal zoning and land‑use code — to the City Council with a set of recommended editorial cleanups.

Staff presented a redline and a clean version of the proposed restructuring, which reorders existing provisions, incorporates administrative chapters and adds two subsections the planners flagged as essential: (1) transition rules that implement the state’s pending‑ordinance/vesting framework and (2) application‑processing rules investigators said should be adopted now to avoid administrative loopholes.

The planning commission and staff said the reorganization aims to move low‑controversy, foundational language into an updated code structure so that commissioners can return later to more complex sections (for example, site‑design and the FCOS chapters) without leaving major administrative gaps. Staff compared the proposed structure to work done for Brighton and Park City, and the town attorney encouraged adopting the pending‑ordinance provisions so applicants cannot seek to ‘‘vest’’ under outdated rules when changes are imminent.

Commissioners asked staff to make a range of editorial cleanups before the ordinance goes to council: replace references to \"town\" or \"metro township\" with \"city\" where appropriate; capitalize defined institutional names such as \"Building Official\" and \"Planning Commission\"; and use the defined term \"Director of Planning and Development Services or the director’s designee\" consistently. They also flagged several timing and procedural paragraphs (how to compute deadlines, mailing/notice procedures and plan‑submission requirements) for focused review when the staff brings Chapter 19.16 (land‑use application procedures) next month.

A motion to forward the proposed reorganization with the editorial changes passed unanimously. Staff said the changes will be renumbered and formatted for the council packet and that other chapters to be adopted later (site development standards, specific use standards) will replace legacy language still temporarily retained in the draft.

The commission’s action does not by itself change any land‑use approvals on the ground; it authorizes staff to proceed with the next step of preparing ordinance language and updated website materials for City Council review.","The commission voted to forward a restructured set of administrative and transition rules (Title 19 reorganization) to the City Council, including explicit pending‑ordinance (180‑day) provisions and other cleanups; commissioners asked staff to sweep capitalization and defined‑term edits.",{"_33":95,"_35":36,"_37":38,"_39":96,"_41":97,"_43":98,"_45":99,"_47":100,"_49":50,"_51":101,"_53":-5,"_54":55,"_56":57,"_58":102,"_60":61,"_62":63,"_64":103,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6519460,"Commission recommends requiring permits for agricultural uses in Emigration Canyon code",615,2573000,3188000,"/Search/View?dp=1&key=5357511-091eaa5ee7a829dfd8bdfca471c4c442&start=2573&end=3188","/articles/6519460/Emigration-Canyon/Salt-Lake-County/Utah/Commission-recommends-requiring-permits-for-agricultural-uses-in-Emigration-Canyon-code","On July 10 the Emigration Canyon Planning Commission unanimously recommended the City Council amend municipal code Section 19.02.09 to remove a longstanding exemption that let uses described as \"agricultural\" and the keeping or raising of animals proceed without a use or building permit.

Staff told the commission the exemption is a legacy of county code intended for agricultural jurisdictions in the valley and has caused administrative confusion in the canyon. The proposed change would subject agricultural activities to the same permitting processes as other uses so the municipality can review consistency with zoning, health and safety standards.

Commissioners requested minor editorial changes before forwarding the language to the City Council: capitalizing the title Building Official, replacing language such as \"Development Services Division Director or designee\" with the defined term \"Director of Planning and Development Services or the director's designee,\" and standardizing references to \"Planning Commission.\" Commissioners also asked staff to change wording for certain timing provisions from \"will not be\" to \"shall not be\" and to use \"walkway\" instead of \"sidewalk\" in the appropriate subsections.

A motion to amend Section 19.02.09 (building and use permits required) and to forward the corrected draft to council passed unanimously. The commission’s motion specified striking the sentence that read, \"No use permit shall be required for land used for agricultural purposes as defined in this title and/or for the keeping or raising of animals or fowl.\" The motion also asked staff to make the capitalization and title cleanups before submitting the ordinance.

Staff said removing the exemption does not criminalize small home gardens; rather, it places agricultural uses within the general permitting framework so the city can apply consistent standards. Commissioners discussed how the change works with state law that allows municipalities to adopt a pending‑ordinance provision (a 180‑day vesting pause) when amending code; staff confirmed the city has been publicly noticing the code updates so the 180‑day window referenced in state law has already run on items noticed earlier.

The commission recorded a unanimous recommendation (4–0) to forward the amendment with the requested editorial changes to the council.","Planning staff and the commission agreed to remove an exemption that previously allowed agricultural uses and keeping animals to proceed without permits; the change will be forwarded to city council with housekeeping edits to titles and capitalization.",{"_33":105,"_35":36,"_37":38,"_39":106,"_41":107,"_43":108,"_45":109,"_47":110,"_49":50,"_51":111,"_53":-5,"_54":55,"_56":57,"_58":112,"_60":61,"_62":63,"_64":113,"_66":67,"_68":69,"_70":67,"_71":72,"_73":72},6519464,"Emigration Canyon planning commission backs repeal of unused zoning chapters",1135,1433000,2568000,"/Search/View?dp=1&key=5357511-091eaa5ee7a829dfd8bdfca471c4c442&start=1433&end=2568","/articles/6519464/Emigration-Canyon/Salt-Lake-County/Utah/Emigration-Canyon-planning-commission-backs-repeal-of-unused-zoning-chapters","The Emigration Canyon Planning Commission on July 10 voted unanimously to recommend the City Council repeal several unused zoning chapters from Title 19 of the municipal code.

The commission recommended removing the F‑1 (forestry) zone, the RM (residential multifamily) zone and the C‑1 (commercial) zone from the ordinance because staff said those zones are not used anywhere in the canyon. Commissioners also directed staff to leave the historical‑preservation chapter in place after staff identified a designated historic site at Mountain View Train Station, 6211 Emigration Canyon Road.

Commission Chair Tim Hartz opened the public‑hearing agenda and staff explained the proposed cleanup is meant to remove legacy county zoning language that no longer reflects local land uses. Planning staff said the RM designation had effectively been removed from the map when a single parcel previously zoned RM was rezoned during a prior action; staff’s map review confirmed no active RM or C‑1 parcels remain and there is no F‑1 use to preserve.

No members of the public testified in opposition; one resident, Ryan Leich of North Pinecrest, told the commission he had not had time to fully review the materials. After commissioners discussed the item, a motion to recommend repeal was made and seconded; the roll call recorded four commissioners voting in favor and no opposing votes. A commissioner noted the historical‑preservation chapter should not be deleted because it lists the Mountain View Train Station as a site to which the preservation rules already apply.

What the commission recommended to the council is limited to removing ordinance text for unused zones; the map and any future rezoning actions would continue to be handled separately. Staff said they will update the interactive zoning map on the city website to reflect the current zones and will bring the repeal language forward to the council with a technical cleanup to remove obsolete references to townships.

The commission’s recommendation will now be considered by the City Council. The planning staff said it will also ensure cross‑references, map legend entries and online resources are updated when the council acts.

Details: The commission recorded a unanimous recommendation (4–0) to forward ordinance language deleting unused zone chapters to the council.","The Emigration Canyon Planning Commission unanimously recommended the City Council repeal three unused zoning chapters from the town code and leave the historic-preservation chapter intact after staff confirmed one designated historic site.","actionData","errors"]

Article not found

Staff and commissioners flag survey, safety concerns in pending Emigration Canyon fence request

Commission approves rewrite of nonconforming‑use rules, tightens limits on rebuilding and expansions

Planning commission forwards major Title 19 reorganization chapters to council for review

Commission recommends requiring permits for agricultural uses in Emigration Canyon code

Emigration Canyon planning commission backs repeal of unused zoning chapters