Cedar Fort planning commission approves review of zoning map amendments north and west of SR 73

The Cedar Fort Planning Commission voted to approve review of proposed zoning map amendments covering land north and west of State Route 73, the commission said at its May 13 meeting.

The changes include expanded 1‑acre and 4‑acre zones, a new 2‑acre zone requested as part of a proposed development, adjustments to 5‑, 10‑ and 40‑acre areas, and “clean up” edits to make zone lines follow parcel and section lines rather than cutting through properties, planning staff said.

The vote follows a public hearing and questions from residents about how overlays and minimum lot sizes would affect future development. “The minimum the minimum that the town could support with its current infrastructure is is no less than 1 acre,” said Derek Beck, planning staff, explaining constraints from water and septic permitting. Beck said lots smaller than 1 acre would generally require public infrastructure connection and that DEQ and county health rules on well protection and septic setbacks limit development on lots served by wells and septic systems.

Why it matters: the changes will determine the kinds of subdivisions and commercial uses that can be proposed along SR 73 and in areas the commission is considering for future annexation. The commission said the edits are intended mainly to resolve long‑standing mapping inconsistencies that placed zone lines through the middle of private parcels and to reflect parcel sizes already in place.

Key details: commissioners and residents described several map features during the hearing. Planning staff said a 600‑foot commercial overlay runs along sections of SR 73, with a reduced overlay through the town center (discussed as about 100 feet). There is an existing half‑acre zone limited to the town center; staff said they do not anticipate expanding the half‑acre designation. A developer request prompted the proposal to create a 2‑acre zone on the northeast corner of the study area, and planners said blue on the map indicated that new 2‑acre designation. Green areas shown on the map were discussed as 10‑ and 40‑acre parcels; staff said they shifted 40‑acre designations to the north and west in some places and tightened 10‑acre zones back toward the town.

Infrastructure and permitting: staff and residents discussed limits imposed by utilities and state and county permitting. Beck and other staff explained that without public sewer and widely available municipal water service, the town cannot reliably support higher density: “We don't have any sewer, but water — our water infrastructure isn't broadcast to most places,” Beck said. He described state and county rules affecting well protection zones and septic permitting, and warned that narrow or oddly shaped parcels might still fail health or state permitting even if mapped at a given parcel size.

Annexation and planning context: the commission said the map cleanup is being coordinated with a broader work to update the town’s general plan and to explore annexation of adjacent areas east of Cedar Fort toward the Eagle Mountain border and south to roughly 4000 North. Tal, an Eagle Mountain City representative who briefed the commission, said Eagle Mountain has proposed annexation areas and that their process could move quickly — “maybe in the next 60 to 90 days,” he said. Commissioners and residents discussed outreach to landowners in the affected area and the possibility of the town preparing its own annexation/resolution and map to clarify its position before neighboring cities proceed.

Public comment and follow up: residents asked whether existing parcel owners must perform lot‑line adjustments to match the new map; staff said the commission will evaluate irregular parcels and generally seek to keep a parcel in a single predominant zone where ownership or configuration allows. Staff said the commission will publish the updated map online after city leagues/town website updates and will bring a draft general plan and possible consultant costs to the town council for funding consideration.

Votes at a glance: the commission moved to approve review of the zoning map amendment north and west of SR 73; the motion was seconded and approved by roll call. Planning staff said they will forward the updated map for publication and continue public outreach.

Next steps: the commission intends to continue work on an updated general plan, identify potential consultant assistance and cost estimates, and conduct targeted outreach to landowners in the study/annexation area before any final rezoning or annexation actions.