Cedar Fort planning commission signs off on zoning-map cleanup as annexation and infrastructure questions loom

CEDAR FORT, Utah — The Cedar Fort Planning Commission on May 13 approved review of a proposed zoning-map amendment covering areas north and west of State Route 73 intended to realign zone lines with parcel and section boundaries, create a new 2-acre zoning category for a specific development and adjust existing 1-, 4-, 5-, 10- and 40-acre zones.

The proposal, presented at the meeting, seeks to “leave the current zone map as much intact as we could, but to better follow parcel and section lines,” according to a town staff member who described the changes. The staff member said the draft map expands a 1-acre zone on the town’s north side, reduces a previously proposed 5-acre area to 4 acres to match parcel extents, and adds a 2-acre zone that does not currently exist in the town’s code because a prospective development requested it.

Why it matters: commissioners and staff said the cleanup is intended to remove zoning boundaries that run through the middle of individual parcels and to make future rezoning applications clearer for landowners. The commission voted to approve the review and to forward the map changes, and staff said the updated map will be posted on the town website.

Key details and local limits

Town staff and residents repeatedly emphasized that Cedar Fort currently lacks sewer service and that water infrastructure does not reach many parcels, which constrains lot sizes and density. The town staff member explained the state and county permitting framework: “the rules with the DEQ … the well protection zone and a septic system” require separations that effectively make one acre the current practical minimum lot size in much of the town under existing infrastructure. The staff member added that “you can go as small as 3 quarters of an acre provided that you’re connected to the public infrastructure.”

The meeting also clarified overlay and center-zone details along SR 73. The staff member said there is a commercial-overlay strip of about 600 feet along portions of the highway, with a reduced overlay through the town center that staff said they believe is 100 feet (a figure discussed during the meeting, with one attendee guessing 150 feet). The overlay “overlays the parent zone,” the staff member said, meaning underlying residential parcels would remain residential unless a property owner applies for rezoning to change use.

Annexation and a potential contest with Eagle Mountain

Commissioners and staff spent substantial time discussing a proposed annexation footprint shown by an Eagle Mountain representative at the meeting. Tal, identified at the meeting as an Eagle Mountain contact, said Eagle Mountain’s declared annexation areas included lands up to Cedar Fort’s eastern border and noted the neighboring city may act “pretty quick, maybe in the next 60 to 90 days.”

Town officials said they plan to move faster on a town resolution and to engage landowners in affected areas. A town planning official said Cedar Fort can declare an annexation plan that would overlap with Eagle Mountain’s proposed boundary and that landowners, not the towns, ultimately decide whether to join a city; the official explained the declaration process and public hearing steps the town would use.

General plan, infrastructure planning and next steps

Commissioners also discussed updating the town’s general plan, which must be reviewed periodically. Wyatt, a town staff member, said the town’s water master plan was completed in 2022 and can be incorporated into the general plan update; he also said Fairfield recently completed a sewer feasibility study and that Fairfield is pursuing an interlocal approach to discharge into Eagle Mountain’s facilities. The planning commission discussed seeking bids to hire a consultant to help rewrite the general plan and agreed staff should gather costs and bring them to the town council for possible funding.

Public outreach and timing

Staff said the zoning amendments will appear for public comment and that affected landowners will be notified in advance of any formal annexation or zoning hearings. A simple lot-line adjustment discussed at the meeting was deferred to the commission’s next regular meeting on June 10 to allow proper public notice and review.

Votes at a glance

- Motion: Approve review of zoning-map amendment north and west of SR 73. Outcome: approved. Recorded yes votes included Caden Draper, Lynette Grama, Kent Withers, R.D. Berry and others. - Motion: Approve planning commission meeting minutes for March 17, 2025. Outcome: approved (unanimous among those voting). - Motion: Adjourn public portion of the meeting. Outcome: approved (unanimous among those voting).

What’s next: Staff will post the revised map and continue public outreach. The commission directed staff to prepare general-plan update cost estimates and to schedule the lot-line adjustment for the June 10 meeting so landowners can be given full notice.