Planning commission backs Taylor Landing rezone and park donation, declines to include TDR buyback

The Western Weber Planning Commission on Aug. 13 voted to recommend approval of a rezone and general plan amendment for the Taylor Landing area, accepting a proposal that would allow additional development in phases 4–6 in exchange for parkland and water resources but excluding staff’s earlier proposal to use transferable development rights (TDRs) as a buyback mechanism.

Planning staff described the proposal as a package: if the county agrees to rezoning the Taylor Landing parcels to R‑1‑15, the applicant is prepared to donate 22 acres to the parks district (bringing total park acreage in the area to about 32 acres when combined with previously dedicated land) and to transfer some well water to help irrigate that park. Staff estimated the park acreage valuation and water value together would likely be between about $830,000 and roughly $1,014,000, depending on whether the water rights were priced as junior or senior shares. Staff recommended changes and a development agreement to ensure connectivity and other mitigation.

"We're just looking at whether that's an equitable enough exchange," Planning staff Charlie told commissioners, noting the assessor's office values similar open-space parcels in the area at about $30,000 an acre and estimating the developer's 46 acre-feet of water could be worth between roughly $161,000 (junior) and $345,000 (senior) depending on market conditions.

Commission debate focused on whether the county should include a TDR buyback program for lots in older phases (1–3) and whether to treat phases 4, 5 and 6 as a package. Several commissioners said the county is not ready to issue TDRs in this part of the valley until the TDR program and its implementing ordinances are complete. Commissioner comments emphasized that phases 1–3 are largely built out and are not suitable as sending areas for TDRs.

Developer representative Aaron Robertson told the commission the applicant had been working with parks and staff and was willing to negotiate the water and park transfer. Robertson said some TDRs could help the project financially but that he would negotiate within the code if commissioners preferred not to include the full TDR table staff had shown earlier. Robertson said the development team was generally supportive of the park donation and connectivity measures.

Public comment focused on trail completion and roadway impacts. Resident Brady Wilcox urged the commission to finish a short existing trail segment that currently ends without connection, and resident Dave Whitaker urged caution about the potential cost of extending 3900 South, noting he would expect some utility costs if the road alignment crossed or abutted his property.

After discussion the commission moved to recommend approval of the general plan amendment and rezoning (staff memo version) with the following key modifications: exclude the TDR component from the recommendation; include the park donation and water transfer as described in staff materials; require the connectivity and pathway connections in phases 4–6 and any achievable connections in phases 1–3; and require extension of 3900 South to the planned alignment (with utilities and sidewalks to be addressed in development agreements). The motion passed unanimously.

What comes next: Commission staff will prepare a development agreement and take the commission’s recommendation to the County Commission. Planning staff and the developer will continue discussions about water valuation, park acreage, and the exact list of pathway/road connections to include in the final agreement.