[{"_1":2,"_123":-5,"_124":-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",[32,75,87,99,111],{"_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":73,"_74":73},"mediaId",6455677,"mediaKeyId","5783675-0bbda211e7ab92b5dce6cee163d36568","parentId",5783675,"title","Staff reports: 2600 South bike‑lane test ongoing; Heritage Parkway closures expected through October","audioSeconds",341,"startMs",12097000,"endMs",12438000,"viewUrl","/Search/View?dp=1&key=5783675-0bbda211e7ab92b5dce6cee163d36568&start=12097&end=12438","thumbnailUrl","https://assets.pipeline.soar.com/5783675-0bbda211e7ab92b5dce6cee163d36568/thumbnail_12097000.jpg","articleUrl","/articles/6455677/Nibley/Cache-County/Utah/Staff-reports-2600-South-bikelane-test-ongoing-Heritage-Parkway-closures-expected-through-October","mediaUrl","https://secure.pipeline.soar.com/6455677-1b2cd72eda62c0e8f0dfdecf876f511e/orig.mp4?Expires=1770683135&Signature=Q2BfoUlZfp3gdL1JBkmcrwaQE5e1E7znO2FqSNKPqc8IbkgbY29ltOToxD9RyXb3WbS2RiTO1fOtKuVx3Sh7VGOHK0d5JINR9VS67Zd26RRS0jFr~e3LopMfqNQFaXO6OgejfQSbjQmUjYrz7LGKj0rR-pFmc~WFgMFCSF2d3-9glRLc9vxGq6uBHom9BXOlQc3tNkkrNoHchqVu3z2xcl8Rifk~ZFX1JVGviqXXfdBUu1fEJNhG76mhuFLczzrNFQPgsBC9x-m6f59k1SCLEP~b2Dj1R7O9khNlcKdpuygJ09vSM6LPsxe2dIydPllxu916mskz5GiZGx6ATfqX1Q__&Key-Pair-Id=KUT5TJCACFTXG","author","Nibley","date","2025-09-19T16:11:34Z","article","During staff reports at the Dec. 18 planning meeting, public‑works and planning staff briefed commissioners on a temporary bike‑lane marking test on 2600 South and on scheduled road and utility closures related to ongoing development.

What staff reported:
- 2600 South bike test: The city deployed temporary pavement markings (spray paint) to test bicycle accommodation on 2600 South as part of a Cache County bikeway project. Staff are collecting before/after counts and plan to report results to county partners to help determine whether paint, striping or geometric changes are appropriate. Staff observed pedestrians, cyclists and scooters using sidewalks on the corridor and said pedestrian and bicycle safety was a high concern in the general‑plan outreach.
- Road closures and construction schedule: Heritage Parkway work north of the roundabout on 2600 South is closed for utilities and road construction. Staff said the closure and final paving are expected to continue into October and they will coordinate with developers to restore traffic when barriers and striping are in place.
- Notifications and follow up: Staff maintain a road‑closure map and publish updates on the city website; they invited commissioners to subscribe to closure notifications and noted county coordination on bikeway routing.

Ending: Staff will return with test‑results for the 2600 South markings and will notify commissioners when closures have fixed schedules and reopen dates. Commissioners asked staff to keep trail and sidewalk safety top of mind as corridor work proceeds.","mediaType","Video","parentTitle","Nibley City Planning Commission/City Council- 9/18/25","oneSentenceSummary","Public‑works staff reported a temporary on‑street bike‑lane test on 2600 South and several road/utility projects in Nibley. The Heritage Parkway/2600 South closure will persist through planned pavement and utility work with reopening expected mid to late October; staff will share data from a temporary pavement marking trial with county partners.","taxTitle","Nibley , Cache County, Utah","taxId",7271,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6455681,"Commission debates open‑space subdivision rules: setbacks, lot‑size variation and incentives",2963,9068000,12031000,"/Search/View?dp=1&key=5783675-0bbda211e7ab92b5dce6cee163d36568&start=9068&end=12031","https://assets.pipeline.soar.com/5783675-0bbda211e7ab92b5dce6cee163d36568/thumbnail_9068000.jpg","/articles/6455681/Nibley/Cache-County/Utah/Commission-debates-openspace-subdivision-rules-setbacks-lotsize-variation-and-incentives","https://secure.pipeline.soar.com/6455681-4a4a82979cbccec0ea0472f6c8cb6e95/orig.mp4?Expires=1770683135&Signature=K19TeNVTmsdzgeucl68yVvDl8rhjQJmVLUBLwwORtl5u7Mu2sIBjO~Gzvhtv1VkAel3BJcfCf41ZAW6XGNUuwmu9r2dzyxk6A9wrtDK23w-StpPIV6-TBC4tW7TeIKyLfI1MLlwgy0W~eHpWiEEADY77SwPIoTCFrAq212QHpGBgPMzH0EOFVvB0grl~giier0UB5~2h0r~oyagtMJCG0lwOmea6411Y~snjDGFYuMET8xu1Z7VYoP3nn3WuG-FSb5hBgyam-qe5cJDVwu9Z53wjKV-tFnJp~i8q2rBZNw1kHJdn2G7dgDwth6Wq-m662z~0yphkWMKOgsM9TAM0Pw__&Key-Pair-Id=KUT5TJCACFTXG","At the Dec. 18 planning commission meeting, commissioners held a workshop on possible revisions to Nibley’s open‑space subdivision code. Staff and commissioners focused discussion on setbacks, lot widths, minimum/average lot sizes, open‑space percentages and the financial incentives necessary to make open‑space subdivisions viable for developers.

Key discussion points:
- Setbacks and compatibility: Commissioners suggested matching setbacks where an open‑space subdivision borders existing homes to reduce visual and privacy impacts on adjacent neighborhoods.
- Lot‑size variation: Several commissioners urged changes that would require a mix of lot sizes rather than uniform 50‑foot lots. One commissioner proposed a tiered approach (for example, 5,500, 6,500 and 8,000 square‑foot lots) with limits on how many of the smallest lots can appear in consecutive runs, and a cap on the proportion of smallest lots (suggested figures included 45% for smallest lots and minimum percentages for larger lots) to ensure buffering and variety.
- Incentives and feasibility: Commissioners discussed whether the current open‑space dedication thresholds and density bonuses produce economically viable outcomes. Multiple participants noted that high HOA costs and maintenance obligations (a participant cited HOA fees in the region around $200/month) change the affordability arithmetic for buyers and developers.
- Zone structure: Commissioners debated whether the open‑space subdivision option should remain a bonus applied to underlying zones (R‑2, R‑2A) or become its own zone or overlay, requiring rezones. Creating a separate zone would make adoption and use clearer but would require legislative rezoning actions.
- Preservation intent: Several members and staff noted the importance of clarifying whether open‑space provisions should prioritize ecological and riparian protection, agricultural preservation, or recreational access — a distinction that affects where and how easements or conserved parcels are located.

Staff direction and next steps: Commission members generally supported refining the draft ordinance language to (a) add clarity on setbacks adjacent to existing development, (b) require or incentivize varied lot sizes and lot widths, and (c) re‑examine open‑space percentage and bonus thresholds so the ordinance produces demonstrable, buildable outcomes. Staff said they would prepare draft code language and scenario layouts for commission review (for example, applying proposed rules to a recent illustrative preliminary subdivision to test math and feasibility).

Ending: Commissioners asked staff to return with concrete layouts and numbers showing how proposed changes would affect unit counts, open‑space totals and roadway/utility needs before the commission considers an amendment for public hearing.","Planning commissioners discussed proposed edits to the open‑space subdivision ordinance, focusing on setbacks adjacent to existing neighborhoods, lot‑width and lot‑size variation, and whether the city should change incentives (open‑space percentage and density bonuses) to make conversions economically viable.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6455686,"Planning commission recommends approval of LDS meetinghouse site plan, approves conditional‑use permit for 3420 S. 1200 W.",1157,7291000,8448000,"/Search/View?dp=1&key=5783675-0bbda211e7ab92b5dce6cee163d36568&start=7291&end=8448","https://assets.pipeline.soar.com/5783675-0bbda211e7ab92b5dce6cee163d36568/thumbnail_7291000.jpg","/articles/6455686/Nibley/Cache-County/Utah/Planning-commission-recommends-approval-of-LDS-meetinghouse-site-plan-approves-conditionaluse-permit-for-3420-S-1200-W","https://secure.pipeline.soar.com/6455686-2f21001fb93eb1d96db64446875eb6c2/orig.mp4?Expires=1770683135&Signature=ohJiWTLfSSCXrAePMPxUtwfVWmYCZXWHB~YXeR1QUYQHVi8GWXE4Ef4vqtbTGzQ3qOZv~z8sWP1OiPowyWm08IwEvju0ABIzCzliuGQFIwGvJjOkm-4JxwJyCcHE3j4E-ONuzaoMzNs9GB83NRVy5O99a3-XTFJ6jPSIMqTNQiN6aGlDo1nEDfW-q-BfzZT3Q0VSSTSt~gh3izntAjKwR~mj1PmQrODvt8v8cR3bEsS7gsm66NWcmO71XlCgRJLuMsyobM-e0~OOV19Da2r6X4VslWLzLaYDVB8oThrVrwTMOhskNwLtrchPl11-KgW9pC311xYtJZmzQSipY~2RRA__&Key-Pair-Id=KUT5TJCACFTXG","The Nibley City Planning Commission recommended approval of a site plan and approved a conditional‑use permit for a proposed Church of Jesus Christ of Latter‑day Saints meetinghouse at 3420 South 1200 West at its Dec. 18 meeting.

What the commission approved: The application proposes a roughly 20,000‑square‑foot meetinghouse on a parcel adjacent to Nibley Meadows. Planning staff told the commission the architectural materials (brick veneer), landscape plan and vehicle and bicycle parking meet or exceed city standards. Staff calculated minimum vehicular parking needed for the building at 245 stalls and said the applicant's proposal exceeds minimums. Bicycle parking minimums were met and racks were included in the plan.

Design exception: The applicant requested an exception to the city's ground‑floor fenestration standard (60% clear window area at pedestrian level). Staff recommended support for the exception after the applicant justified classroom and office privacy needs.

Staff‑recommended conditions: The motion to recommend approval and the conditional‑use approval were both made with conditions. Those include obtaining final approval of civil construction drawings by the city engineer; obtaining approval from the Blacksmith Fork Irrigation Company for any canal modifications on the property; recording required public utilities and frontage improvements (curb, gutter, sidewalk) along 1200 West; provision of water shares or rights in accordance with Nibley City code; and a requirement that any fencing along the trail corridor be permitted and meet city standards (e.g., height and transparency rules where the fence abuts a trail). The planning commission added a condition that the applicant obtain a fence permit to ensure compliance with trail‑corridor standards.

Votes and motions: Planning Commissioner Troy moved to recommend approval of the site plan \"with the conditions recommended by staff and including obtaining a fence permit for the project.\" Claire seconded the motion. The commission voted 5‑0 in favor with no recorded opposition.

The subsequent motion to approve the conditional‑use permit (also with staff conditions) carried on a separate vote; commissioners voted to approve the conditional use prior to final construction permits.

Applicant and review: Leif Harris, the project's architect, participated remotely and confirmed the applicant's intent to include a sidewalk connection to the 1100 West trail and indicated a preference for a fence with an opening at the trail access. City engineering and public‑works staff indicated several minor civil comments remain and must be cleared prior to construction. The irrigation‑company approval and final engineer sign‑off were written as conditions.

What comes next: The planning commission's site‑plan recommendation will be forwarded to the city council for final site‑plan authority for the proposed building (Nibley code requires council review for buildings over 10,000 square feet). The conditional‑use approval was issued by the commission subject to the outlined conditions; construction cannot begin until the applicant secures required permits and the remaining engineering conditions are resolved.

Ending: The commission recorded unanimous support with standard conditions intended to address utilities, trail access, irrigation company approvals and final engineering review.","The Nibley planning commission voted 5‑0 on Dec. 18 to recommend approval of the site plan and to approve the conditional‑use permit for a 20,000‑square‑foot Church of Jesus Christ of Latter‑day Saints meetinghouse at 3420 South 1200 West, subject to conditions including final engineering approval and irrigation company sign‑off.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6455691,"Nibley reviews draft future‑land‑use map; residents split between low‑growth and compact scenarios",3153,3886000,7039000,"/Search/View?dp=1&key=5783675-0bbda211e7ab92b5dce6cee163d36568&start=3886&end=7039","https://assets.pipeline.soar.com/5783675-0bbda211e7ab92b5dce6cee163d36568/thumbnail_3886000.jpg","/articles/6455691/Nibley/Cache-County/Utah/Nibley-reviews-draft-futurelanduse-map-residents-split-between-lowgrowth-and-compact-scenarios","https://secure.pipeline.soar.com/6455691-e8368e6c027749b7fbd67f81883caba4/orig.mp4?Expires=1770683135&Signature=YxG4sd7oWZRr-jZ5KEbHYTfAZ3SzkYOjby3eNKcx4NAxatRSshBwnOEwHk95MpDAM~WUNydlJIgovguYdume~thdsPY3Q0rq9ViOCGm7EOdrFSsqwOgAsdzy6VikyctA~MojTS5ljaM~XvxYnGdxvUVwzBAONfCD5U5YpVmtAV4mL-Ap3Z6ubgpNaRKdSUZc94LadhCyvZ3ZD572RUhRD80PfN0n8AEhPa~DN6AjKzW8HRlNwZqmGefO5RkQcPojw6D6eF5IKpmsIXmFIMrrGSe04PEKS9NhP5mF1fXvWeNSOCzaEIDmjOdDqDmY0naNbHIP1uMA18B0Itg8ioWCPw__&Key-Pair-Id=KUT5TJCACFTXG","Nibley City staff and consultants reviewed a draft future‑land‑use map and growth scenarios at a Dec. 18 joint workshop of the planning commission and city council.

The framing: Levi, the city planner, told attendees the draft future‑land‑use map is \"kind of the focal point of our general plan,\" and that the map will guide future zoning and transportation decisions.

Four growth scenarios: The consultant team presented four options the public had reviewed earlier this year:
- Growth as is (continuing recent trends);
- Compact, centered growth (focus development in and near a town center to support walkability and mixed housing);
- Low‑intensity growth (spread out, lower density to preserve rural character);
- Connected and active communities (neighborhoods built around parks, trails and local gathering places).

Public input split: A city survey with about 430 respondents ranked low growth highest. In contrast, workshop participants and public events showed stronger support for compact, connected patterns and a town center approach. Across engagement channels, respondents prioritized preserving the city's small‑town feel, managing growth, and expanding parks and recreation.

Draft map highlights and strategy: The consultants mapped potential commercial nodes along higher‑traffic corridors near Highway 8991 and 3200 South and recommended a focused town‑center concept near the 2600–3200 South corridor. Traffic counts presented in the workshop showed growth on multiple corridors: the presentation cited projected counts of about 25,000 to 43,000 vehicles on Highway 8991 in growth scenarios, which the consultants used to justify locating some commercial near those corridors.

Planning considerations raised in discussion:
- Main Street identity: Officials debated whether existing high‑speed corridors (Highway 8991, 165) can function as a small‑town Main Street and discussed making 3200 South a more walkable main street with streetscape improvements.
- Annexation and conservation: Commissioners discussed whether to add large conservation parcels to the city's annexation plan and how existing conservation easements (e.g., large properties to the north) should appear on the map.
- Housing and retail balance: The consultant noted strong interest in new retail but also resistance to higher concentrations of housing; the draft map aims to balance rooftops and retail to support local businesses.
- Transportation: Survey respondents ranked pedestrian and bicycle safety as the top transportation concern, ahead of congestion.

Next steps: Staff said they will incorporate steering‑committee feedback and public comments into a draft for Planning Commission and Council consideration at the end of the year. Officials invited written comments and suggested the steering committee will refine the map ahead of ordinance and zoning updates.

Ending: The workshop is an intermediate step; final decisions on rezones, annexation or specific project approvals will come through separate public hearings and ordinances.","City staff and consultants presented a draft future‑land‑use map and four growth scenarios. Public surveys favored low growth, while workshops and in‑person events weighed in for compact, connected patterns and a town‑center approach centered on 3200 South.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6455696,"USU studio presents town‑center, open‑space concepts to Nibley planning commission",2997,629000,3626000,"/Search/View?dp=1&key=5783675-0bbda211e7ab92b5dce6cee163d36568&start=629&end=3626","https://assets.pipeline.soar.com/5783675-0bbda211e7ab92b5dce6cee163d36568/thumbnail_629000.jpg","/articles/6455696/Nibley/Cache-County/Utah/USU-studio-presents-towncenter-openspace-concepts-to-Nibley-planning-commission","https://secure.pipeline.soar.com/6455696-3fe4145342cfda1f4237faf328e842ac/orig.mp4?Expires=1770683135&Signature=SGPuMATcV9xADSHOWgRwzURaZSAVyckR2zO460NxW9xJLxdqE2IQX93PVcsulwInI4oTpzfqgTaBNIEV8XdS~FyuUtPN9jg-lGddq~v84J0rgbrxAoYxoMRtXGafpyLtYcA7mXWgo8-PDpUejnB9cGHp5SBxI4-7cTdGaspfXfIgTb67CxAQrV0dR0bPytPvgfemG57TzHusbmhbliLWBidwk2a4T2bqLgOwW-dJfO6W8B8kj8irUevG2Oam2UM9IN0x9F5B~J-52uwWpWOtERA9tmD8fjHLMUMYb1eziOg3D4f-pl85wCGKinxx6DiCBgmH36Ls6yIrZmgCLnyYHg__&Key-Pair-Id=KUT5TJCACFTXG","At a Dec. 18 joint meeting of the Nibley City Planning Commission and City Council, students and faculty from Utah State University presented a series of concept studies aimed at guiding a town center master plan and protecting surrounding natural systems.

The presentation, led by Todd Johnson of Utah State University's landscape architecture and environmental planning program, introduced five student teams that examined conservation, open‑space networks, a town center, parks design and housing prototypes. \"We try to look into the future a little bit,\" Johnson told the commission, framing the studio's role as developing both broad frameworks and site‑level design options the city can use going forward.

Why it matters: Nibley's planning staff and elected officials said the city needs design guidance that balances inevitable growth with the community's rural identity. The student work links natural systems, particularly the Blacksmith Fork River, with walkable neighborhoods and small‑scale commercial opportunities near the proposed town center.

Key takeaways from each team:
- Conservation: The conservation group mapped ecological, hydrological and agricultural systems that feed into what they called the \"Nibley watershed,\" and identified the Blacksmith Fork River as a spine for ecology and future planning. The students recommended prioritizing aquifer recharge areas, wetlands and riparian corridors in any town‑center strategy.
- Open‑space network: One student team recommended closing gaps in the city's park and trail network by prioritizing destinations (schools, parks, the proposed town center), identifying hazardous crossings, and improving sidewalks and signage along major routes to make walking and biking safer.
- Town center: The town center team proposed locating the core in the 2600–3200 South corridor, citing a 5–10 minute walking and biking radius around the site and nearby anchors such as Ridgeline High School, existing bus stops and Nibley City offices. The students envisioned mixed‑use buildings, year‑round public spaces and programming to serve families and boost local businesses. \"A town center should reflect the community's unique character and balance,\" the team said.
- Park design (City Center Park): A parks team suggested a nature‑based phase‑two design centered on wetlands on the proposed site north of Ridgeline, combining unstructured play, stormwater management and community gardens to reflect the town's agricultural history.
- Housing and inward growth: A housing team argued for focusing new housing and mixed uses inside a one‑mile buffer of City Hall to preserve farmland at the urban edge and to use existing roads, utilities and parks. Their prototype showed townhomes, small houses and limited apartments integrated with greenways.

Commission and council response: Officials praised the students' data‑driven approach and asked for follow‑up work on market feasibility, streetscape connections between Main Street nodes and coordination with county and neighboring communities. Planning commissioners and council members requested more precedent images and suggested students consider alternate town‑center locations and stronger links to existing Main Street commercial nodes.

Next steps: The studio will refine concepts and return to Nibley for further review; planning staff said the students' work will inform the city's town‑center master plan and upcoming general‑plan updates.

Ending: Officials and staff encouraged continued engagement; the city may request additional studies from the studio, including economic and transportation analysis, before moving to formal implementation steps.","A Utah State University landscape architecture and environmental planning studio presented five teams of student concepts to Nibley officials on Dec. 18, proposing a town center, open‑space framework, conservation priorities, park design and housing prototypes tied to the Blacksmith Fork watershed and local landmarks.","actionData","errors"]

Article not found

Staff reports: 2600 South bike‑lane test ongoing; Heritage Parkway closures expected through October

Commission debates open‑space subdivision rules: setbacks, lot‑size variation and incentives

Planning commission recommends approval of LDS meetinghouse site plan, approves conditional‑use permit for 3420 S. 1200 W.

Nibley reviews draft future‑land‑use map; residents split between low‑growth and compact scenarios

USU studio presents town‑center, open‑space concepts to Nibley planning commission