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Planning commission approves AR‑zone text amendment updates; forwards water‑rights and septic conditions to council
Summary
The commission voted to send proposed text amendments for AR‑1/5/10/40 zones to the Town Council with instructions to add farm‑animal and water‑rights clarifications and to require septic feasibility and water‑rights demonstration before building permits are issued.
The Fairfield Planning Commission voted to forward a package of text amendments updating permitted uses and standards in the AR‑1, AR‑5, AR‑10 and AR‑40 agricultural/residential zones to the Town Council, with staff direction to clarify farm‑animal standards and to reference water rights (acre‑feet) rather than ambiguous “water shares.”
The proposed amendments consolidate and tighten allowed uses, add definitions and require that developers demonstrate sufficient water rights and septic feasibility before receiving building permits. Commissioners discussed specific standards for commercial greenhouses, child‑care centers, accessory structures and home‑based businesses; staff recommended that many operational details for home businesses remain regulated through the town’s business licensing code (Title 3.5).
Key provisions and public comments The amendments include requirements that: - All developments demonstrate sufficient water rights (replacing the vague term “water shares”) before development approval and transfer required water rights to the Fairfield culinary system where applicable. - A septic feasibility study and Utah County Health Department septic approval are required before building permits are issued. - A master site plan including stormwater retention is required for developments. - Landscaping, parking and site‑plan standards must be met; town‑adopted APWA standards were referenced for public‑works improvements.
Planning consultant Todd (last name not specified) told the commission home‑based businesses should be treated as permitted uses subject to Title 3.5 business‑license restrictions rather than as conditional uses. “Home based businesses are likely gonna be a permitted use subject to the restrictions in your business licensing section,” he said, noting a distinction between low‑impact office uses and higher‑impact activities that generate frequent customer traffic or heavy equipment.
Commission action and amendments Commissioners asked staff to revise the draft to refer to “water rights” (acre‑feet) rather than shares, and to add farm‑animal standards consistent with state water‑rights and nuisance rules. The commission then moved to forward the AR zone text amendment package to the Town Council with the direction to include the farm‑animal standards and to confirm water‑rights language; the motion passed on a recorded roll call of Jane Lancaster (yes), Heather Strong (yes), David Reed (yes) and Wayne Taylor (yes).
Next steps The package goes to the Town Council for review and public hearing. If the council approves the changes, the amended AR zones will replace existing AR language and the town will implement the updated water‑rights, septic and site‑plan requirements as part of building‑permit review.
