Planning commission continues public hearing on rezone for 13 West 950 North (RA→LI) after extensive traffic and compatibility concerns

Kaysville planning staff presented an application from the Holland Group to rezone a 3.77-acre parcel at approximately 13 West 950 North from RA (agricultural residential) to LI (light industrial). Staff noted the parcel was previously owned by UDOT, is adjacent to planned interchange improvements on the West Davis Corridor, and that the future land use map shows a general-commercial designation rather than light industrial.

Staff recommended approval to the city council based on proximity to the West Davis Corridor and general-plan goals that encourage commercial uses near interchanges, but noted the future land use map’s color differentiation (general commercial vs. light industrial) and the limited explicit guidance on locating light industrial in the 2022 General Plan. The staff report said 94 mailed notices were sent within an 800-foot radius and that six public comments had been received opposing the rezone, primarily citing traffic and pedestrian-safety concerns near nearby elementary schools.

Applicant Phil Holland described flexible commercial uses he anticipates—“flex” office/retail or other small-scale commercial tenants—and said he had received offers for a convenience/gas use that would occupy one to two acres. Holland said the LI zoning provides a broader set of allowed uses that fit current market demand.

Residents at the public hearing voiced consistent concerns about traffic, pedestrian safety for children walking to Endeavor Elementary, visibility at the off-ramp intersection, future growth from adjacent planned subdivisions, stormwater and environmental impacts near a federal bird refuge, and potential effects on neighborhood character and property values. A school crossing guard, Shelley Moore, urged improved traffic control at the existing signal and crosswalks and said the current signal phasing was confusing for drivers.

Commissioners and staff engaged in an extended discussion about traffic analysis. Staff said a traffic impact analysis had been submitted and that the city’s public-works director and city engineer—and an outside reviewer, Hales Engineering—had reviewed the study; Hales Engineering had not completed its review of a second iteration submitted the prior week and staff expected final review prior to city council. Staff also noted jurisdictional complexity: portions of 950 North and the intersection are under Farmington City and UDOT control, which affects where traffic signal or mitigation authority resides.

Multiple commissioners said they were willing to consider LI but wanted more detail before making a recommendation to city council: a conceptual site layout showing the entire parcel (commercial plus the adjacent residential proposal), a finalized Hales Engineering review of the traffic analysis, options or limits that could be included in a development agreement to prohibit particular LI uses if desired, and clearer answers about ingress/egress alignment with existing roads (including whether an access would align with Dubai/Divai Drive).

After discussion, a commissioner moved to continue the rezone application to the next available meeting so the applicant could provide additional sketches and staff could complete outstanding technical reviews and clarify options for development-agreement restrictions. The commission voted to continue the item.