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Commission discusses residential-commercial zoning, septic limits and small businesses
Summary
Members drafted objectives for zoning and discussed septic and wastewater constraints from Bear River that limit multi-unit development; commissioners suggested focusing mixed-use and small business along highway corridors and to the extent allowed by local septic rules.
At the March 20 meeting commissioners discussed updates to Mendon's general plan and zoning objectives, including a new residential-commercial category and limits on mixed-use driven by the Bear River health department's septic rules.
Commissioners said Smithfield's zone descriptions provided a useful model and that they had drafted objectives and purposes for residential and commercial zones. A commissioner summarized the environmental and infrastructure constraint: "Bear River requires...you have to have a separate septic for each different residence," meaning fourplexes and multiunit buildings are generally cost-prohibitive under current health-department rules, the commission said.
Because of the limitations, members suggested allowing low-impact small businesses and live-work arrangements along highway corridors and Mendon Road where septic and parking impacts could be managed. Commissioners suggested carefully curating permitted uses (for example, "small event center, not big event center") and tying approvals to parking availability and septic capacity.
Members directed staff to research typical square-footage and parking needs for small retail and office buildings and to map likely locations for residential-commercial zoning that would minimize impacts on single-family neighborhoods. The commission did not adopt formal zoning changes at the meeting and asked staff to return with draft language and technical analyses for future consideration.
