Weber County planning commission recommends denial of Fieldstone rezone at 4700 West and 1150 South

The Weber County Planning Commission voted to recommend denial of file ZMA 2024-12, a request to change roughly 23 acres at the southwest corner of 4700 West and 1150 South from C-1 (neighborhood commercial) to R-3A (multifamily/attached), following staff recommendation that the request conflicts with the county's future land use map.

County planner Charlie Newhart summarized the request during the March 11 public hearing, noting the parcel was rezoned to C-1 several years earlier and that the future land use map designates the property for vehicle-oriented commercial uses. "Because it doesn't match what the future land use map says, we're recommending denial of the rezone," Newhart told commissioners.

Why it matters: The applicant proposed a mix of small single-family lots and attached townhomes and offered lower-than-standard park fees in lieu of on-site park land. Commissioners said approving the rezone would allow higher-density residential immediately adjacent to large-lot residential and agricultural uses and would short-circuit the future land use decision-making process built into the county plan.

What staff and the applicant said - Newhart told the commission to evaluate six rezone criteria in county code, including consistency with the general plan, compatibility with surrounding development, impacts on adjacent properties, and adequacy of facilities and services. He flagged transportation, emergency egress, stormwater and utilities as items the applicant must resolve if the project proceeds. - Applicant representative Randy Smith of Hillsdale Homes outlined the proposed product mix and price targets: "It represents 3 separate products. 1 of them that's under $390,000, 1 of them that's under $450,000, and the single families are under $500,000." Smith said the developer had discussed options for commercial at the site's frontage but ultimately presented the attached-housing concept now under review.

Public concerns and staff notes - Neighbors and public commenters raised traffic, park funding and compatibility concerns. Jill Dimwell urged the commission to "leave it that way" (commercial) because the corner is appropriate for services and would limit residential traffic loading on local streets. - Staff noted required street frontage improvements (a 10-foot shared-use path on 4700 West), potential issues crossing the railroad tracks, coordination with Union Pacific and UDOT for access and acceleration/deceleration lanes, and service connections (culinary and secondary water) that would require extensions by the local water provider. - Newhart also said the applicant proposed a 10-year development term with a 5-year extension option and was offering a park fee in lieu of on-site park acreage that staff viewed as lower than usual. Staff described the county standard math for park dedication as roughly $6,500–$10,000 per unit and said the project’s offered $2,000 per door donation was below the $7,500 per front door staff used in its evaluation.

Commission discussion and vote - Commissioners repeatedly cited the future land use map and public input as the basis for their conclusion. Several commissioners said the general plan process had already considered the proper use of this corner and that the applicant was asking to circumvent that process. One commissioner said: "If it wants to be more into the change, then we can make that decision at that time and then possibly move forward with the rezone." Another said he would vote no because the concept and park contribution amount were insufficient. - Motion and outcome: The planning commission voted to recommend denial. The chair and a majority of commissioners voted "aye." (See structured action below.)

What's next - The planning commission's recommendation will be forwarded to the Weber County Commission, which has the final legislative authority on zone map amendments. The applicant may choose to pursue a general plan amendment or alter the proposal and return to the commission.

Ending note: The hearing included testimony both for and against the rezoning; the commission's denial recommendation rested primarily on the mismatch with the future land use map and concerns about public amenities and infrastructure funding.