[{"_1":2,"_85":-5,"_86":-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":-5,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},"mediaId",6498694,"mediaKeyId","5609680-6e21ca6c9465bf9f03a6d5f4135766a8","parentId",5609680,"title","Hurricane planning staff urges code update to meet state MS4 stormwater requirements; developers to bear some costs","audioSeconds",185,"startMs",1660000,"endMs",1845000,"viewUrl","/Search/View?dp=1&key=5609680-6e21ca6c9465bf9f03a6d5f4135766a8&start=1660&end=1845","thumbnailUrl","https://d352y6ypj4mjo3.cloudfront.net/AudioPlaceholder.png","articleUrl","/articles/6498694/Utah/Hurricane-planning-staff-urges-code-update-to-meet-state-MS4-stormwater-requirements-developers-to-bear-some-costs","mediaUrl","author","Hurricane Planning Commission","date","2025-08-14T18:00:00Z","article","HURRICANE, Utah — Hurricane City staff told the Planning Commission on Aug. 14 that the city must adopt a new local code chapter to meet MS4 stormwater requirements the state enforces on behalf of federal water-quality law.

City staff presented an amendment (LUCA25-09) to create Title 9, Chapter 7 of the Hurricane City Code and to amend Title 10 §10-7-23 so the city can document erosion- and sediment-control requirements, inspection protocols, enforcement authority and annual reporting required under the MS4 program.

“The idea is to protect the quality of stormwater from construction sites, pollutants, and … that water should be clean because it leads to the river and other waterways,” a city staff member told commissioners during the discussion. Staff said the state considers Hurricane to meet the population threshold that triggers MS4 obligations under the federal NPDES program.

Why this matters: Once a jurisdiction exceeds the MS4 threshold, it must adopt and enforce stormwater-quality controls for construction and post-construction sites, inspect permitted projects, and report results to the state. Those requirements affect developers’ upfront costs and the city’s staffing and budget for inspection and enforcement.

Key points from the meeting

- Compliance tasks: staff described required elements including erosion- and sediment-control plans, stormwater pollution prevention plan reviews, inspections and enforcement actions, and annual reporting to the state.

- Cost and staffing: staff said the new rules will increase inspection frequency and program administration. “City budgets will have to account for this because it’s gonna require staffing augmentations,” the staff member said. The staff member said one staff inspector (identified in the meeting as Roger) will be the program point person but that additional capacity is likely to be required as building activity increases.

- Developer costs: commissioners and applicants discussed how the added compliance work will be paid. Staff said developers will prepare control plans and pay plan-preparation and compliance costs that are typically passed through to purchasers; staff also noted the city will need to budget for oversight and inspection.

- Timing: staff said the adoption should occur this year to meet state timelines. The commission voted to recommend the code amendment to the City Council; staff was directed to prepare an ordinance and an implementation plan showing staffing needs and proposed fees or funding options.

What the commission asked staff to do

- Draft ordinance language for Title 9 Chapter 7 and related amendments to Title 10 §10-7-23.
- Prepare a brief for city council showing staffing needs, likely inspection cadence, and options for recovering program costs (permit fees, impact fees, etc.).
- Provide contact information for the assigned inspector (Roger) and a timeline for initial inspections and reporting obligations.

Next steps

The commission recommended LUCA25-09 to the Hurricane City Council for adoption. Staff said it will prepare the council packet and an implementation plan with a proposed timeline for staffing and fees.","mediaType","Audio","parentTitle","Hurricane City Planning Commission - 2025-08-14-PCR","oneSentenceSummary","Commission recommended creation of a new local stormwater code chapter to implement state-administered MS4 rules; staff said compliance will require inspections, reporting and additional staffing and will raise developer costs.","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},6498698,"Hurricane Planning Commission recommends multiple zone changes, approves plats and site plans; several items go to city council",6817,879000,7696000,"/Search/View?dp=1&key=5609680-6e21ca6c9465bf9f03a6d5f4135766a8&start=879&end=7696","/articles/6498698/Utah/Hurricane-Planning-Commission-recommends-multiple-zone-changes-approves-plats-and-site-plans-several-items-go-to-city-council","HURRICANE, Utah — The Hurricane Planning Commission on Aug. 14 recommended several zone changes to the city council and approved a slate of preliminary and final development plans, plats and conditional-use permits, most by unanimous vote.

The commission voted to recommend a zone change for ZC25-08 (3000 West / 400 North) and ZC25-09 (approx. 200 North / 300 East) to the City Council, and approved multiple site plans and plats including preliminary and final approvals for commercial, residential and institutional projects. For several items the commission attached the standard condition that approvals were subject to staff and JUC (Joint Utility Committee) comments.

Why this matters: The approvals move building and subdivision proposals closer to construction and put planning recommendations before the Hurricane City Council for final action. Several of the developments affect residential density, planned commercial use and infrastructure needs in parts of the city that are growing quickly.

Most motions carried with the five commissioners present voting in favor. One preliminary site plan (PSP25-06, Skyrim Flex) passed with a single opposing vote; that commissioner expressed concerns about access width.

Votes at a glance

- ZC25-08 (zone change recommendation): location 3000 West / 400 North. Action: Recommend approval to city council (subject to staff and JUC comments). Outcome: Motion carried (unanimous). Vote: yes 5, no 0, abstain 0. Notes: Applicant Chase Stratton described townhome-style development backing to an existing school parcel; commissioners generally supported matching adjacent densities and housing types.

- ZC25-09 (zone change recommendation): approx. 200 North / 300 East (parcel HD-226A-2, HD-226B, HD-230A). Action: Recommend approval to city council (subject to staff and JUC comments). Outcome: Motion carried (unanimous). Vote: yes 5, no 0, abstain 0. Notes: Applicant Ed Lebert said the change would allow single-family homes on family-owned parcels currently zoned highway commercial. Commissioners discussed the site’s limited access and whether the property is appropriate for commercial uses; several commissioners said residential would be lower-impact there.

- LUCA25-09 (land use code amendment / stormwater MS4 regulations): Action: Recommend to city council the creation of Title 9 Chapter 7 and amendments to Title 10 §10-7-23 to adopt stormwater quality requirements tied to MS4 rules. Outcome: Motion carried (unanimous). Vote: yes 5, no 0, abstain 0. Notes: See separate article for details on the new stormwater requirements and expected impacts.

- PSP25-06 (preliminary site plan, Skyrim Flex — 22 flex units at 3150 W. 98 N.): Action: Approve preliminary site plan (subject to staff and JUC comments). Outcome: Motion carried. Vote: yes 4, no 1, abstain 0. Notes: The single no vote cited concerns about emergency access/drive width; staff indicated a revised plan addressing access dimensions would be required at final site plan.

- PSP25-11 (preliminary site plan, Exceptional Health Care community hospital at 280 N. Foothills Canyon Dr.): Action: Approve preliminary site plan (subject to staff and JUC comments). Outcome: Motion carried (unanimous). Vote: yes 5, no 0, abstain 0. Notes: Applicant plans to submit construction drawings to JUC in coming weeks.

- PP25-04 (preliminary plat, Azure Ridge Townhomes — 156 units at Sand Hollow & Ash Creek): Action: Approve preliminary plat (subject to staff and JUC comments). Outcome: Motion carried (unanimous). Vote: yes 5, no 0, abstain 0. Notes: Approval conditioned on provision of required public facilities and a second access/lift-station coordination; developer said agreements are in place with neighboring property owners.

- CUP25-14 (conditional use permit, farm stand at 2020 Floratech Rd.): Action: Approve conditional use permit (subject to staff/JUC comments and required building permit). Outcome: Motion carried (unanimous). Vote: yes 5, no 0, abstain 0.

- PSP25-16 (Desert Fields commercial office at 40 N. 2480 W.): Action: Approve preliminary site plan (subject to staff and JUC comments). Outcome: Motion carried (unanimous). Vote: yes 5, no 0, abstain 0.

- PP Magnolia Court (preliminary plat for single-family and townhome lots at 700 W., 100 N.): Action: Approve preliminary plat (subject to staff and JUC comments). Outcome: Motion carried (unanimous). Vote: yes 5, no 0, abstain 0.

- CUP (telecommunications facility at 2417 W. 350 N.): Action: Approve conditional use permit (subject to staff and JUC comments). Outcome: Motion carried (unanimous). Vote: yes 5, no 0, abstain 0.

- FSP (final site plan) Ace Hardware Lot 2 — restaurant: Action: Approve final site plan (subject to staff and JUC comments). Outcome: Motion carried (unanimous). Vote: yes 5, no 0, abstain 0.

- FSP (Pecan Valley parking and amenities): Action: Approve final site plan for additional parking and amenities (subject to staff and JUC comments). Outcome: Motion carried (unanimous). Vote: yes 5, no 0, abstain 0.

- FSP (Mad Moose vehicle rental, final site plan at 4345 W. Abbey Rd.): Action: Approve final site plan (subject to staff and JUC comments). Outcome: Motion carried (unanimous). Vote: yes 5, no 0, abstain 0.

- AFP25-09 (amended final plat, Quail Creek Industrial Phase 2 — realignment of Purgatory Road): Action: Approve amended final plat (subject to staff and JUC comments). Outcome: Motion carried (unanimous). Vote: yes 5, no 0, abstain 0.

Discussion / context highlights

- Developers and applicants repeatedly heard that approvals would be conditioned on satisfying staff and JUC comments, including utility, access and fire-code requirements. Several projects were approved at preliminary stage with the expectation the applicant would submit final plans that respond to outstanding engineering and utility comments.

- Commissioners asked for staff follow-up on parking policy and standards after concerns were raised about potential restaurant-driven parking shortages in one commercial area. Staff agreed to prepare material for a future meeting showing how parking requirements are calculated and examples that would inform any changes to standards.

What’s next

Most approved items proceed to the Hurricane City Council for final action (zone changes and amended plats) or to the next design/permit step (final site plans and construction review) subject to the conditions noted in staff reports.","At its Aug. 14 meeting the Hurricane Planning Commission recommended zone changes to the city council, approved multiple preliminary and final site plans and plats, and approved a city code update recommendation on stormwater rules. Most motions carried unanimously; one project drew a single dissent.","actionData","errors"]

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Hurricane planning staff urges code update to meet state MS4 stormwater requirements; developers to bear some costs

Hurricane Planning Commission recommends multiple zone changes, approves plats and site plans; several items go to city council