Weber County planning commission tables request to expand C-2 zoning at 1402 S. 4700 W.

The Western Weber Planning Commission on Sept. 16 held a public hearing and then voted to table a request to expand the C-2 commercial zoning boundary to cover a 2.06-acre parcel at 1402 South 4700 West.

The applicant, Dale Jordan, told commissioners he owns the property and is seeking to amend the zoning map so the entire lot — currently split between A-1 and C-2 on county maps — would be designated C-2. “My name is Dale Jordan, and I own the property located at 1402 South 4700 West in Weber County,” Jordan said during his presentation, adding the site includes a house and a commercial building that dates to the 1930s and has been renovated.

Planning staff recommended a positive recommendation to the county commission, subject to three conditions. Planning staff (Felix) summarized the recommendation at the hearing: the county’s architectural landscaping and screening standards (chapter 1082) should apply; development shall comply with the C-2 zone standards (chapter 10420); and permitted permanent and conditional uses on the newly zoned portion should be limited to the narrowed list attached in the development agreement (page 29 of the packet). “Staff recommends a positive recommendation with the following 3 requirements,” Felix said.

In public comment, neighbors raised safety and land-use concerns tied to traffic, access and future development. Gloria McFarland, who lives at 1389 South 4700 West, said the intersection and sight lines are already hazardous with existing parking and building placement and asked what uses the zoning change would allow. “We cannot even see to get across the street without taking your life in danger,” McFarland said. Robert McFarland also spoke; staff answered that the development agreement narrows some C-2 uses and that health- and engineering-related limits (including existing septic capacity) may restrict the intensity of future commercial uses.

Staff and commissioners discussed transportation triggers tied to any future development. Planning staff showed the county’s long-range street design: 1400 South is listed as a future minor arterial with an 80-foot right-of-way (40 feet from center); 4700 West is shown with a proposed 132-foot right-of-way. Staff noted a “complete street” standard in the C-2 code that would require pedestrian pathways, lighting, street trees and safe crossings when commercial development occurs along the frontage. Staff also noted that improvements can be phased or tailored depending on the scope of future site work; the presence of two on-site septic systems and county health rules also constrain some commercial options without sewer.

Commissioners and the applicant debated how to protect existing investments while ensuring public-safety improvements for future development. Jordan said he has invested substantially in renovating the existing building and said he did not want a deed restriction that would effectively require giving up building area or force demolition as a condition of the rezone. Commission members emphasized that road and right-of-way improvements are typically required when commercial development increases intensity and recommended using a deed restriction or development agreement language to trigger required street dedication or improvements only when future development occurs.

After discussion, the commission opened the public hearing (motion passed), heard comments, closed the hearing (motion passed) and then voted to table the item so staff and the applicant could refine development-agreement language addressing right-of-way, deed-restriction triggers and what improvements would be required in specific development scenarios.

The commission did not take a final recommendation to the county commission; the item is tabled pending additional information and revised draft provisions.

The record shows staff’s recommended conditions, the applicant’s concerns about upfront deed restrictions affecting his renovated building, neighbors’ safety concerns about 1400 South and 4700 West, and a recognition that health (septic) and engineering (right-of-way) constraints will limit the intensity of what can be built without further infrastructure.

Looking ahead, staff offered to work with the applicant to identify fair, site-specific options for right-of-way dedication, sidewalk/path requirements and any staged improvements to address safety without forcing immediate demolition or forfeiture of an existing building.