Developers return to planning commission for third work session on Midland Townhome rezone and design code

Developers and county staff returned to the Weber County Planning Commission Jan. 14 for a third work session on a proposed zoning map amendment that would rezone a roughly 25‑acre parcel at 1811 West 3300 South from M‑1 (manufacturing) to R‑3A (residential townhouse/multifamily) for the Midland Townhome development.

Presenters said they revised the concept plan following prior commission comments. The updated plan shows improved on‑site connectivity, increased landscaping, a 10‑foot multiuse pathway, and a mix of three‑story alley‑loaded townhomes and two‑story front‑loaded units. The applicant said they are pursuing trail connections under the active rail bridge to link into the regional trail network; they are negotiating easements with rail interests and seeking potential partnerships with the Northern Trail Foundation to support trail maintenance and easement acquisition.

Commission discussion focused on multiple technical and policy points in the draft development agreement and the design code that will govern the project’s urban form. Key discussion topics and tentative directions: - Town architect and design code: The commission and staff discussed appointing a town architect (the developer proposed Michael Watkins) to administer and approve project‑level design details. Commissioners asked that the county retain the right to review, approve or replace the town architect and to have a prescribed minimal design standard in the development agreement so that, in the event of default or significant deviation, the county can step in. Staff indicated a mutual‑approval approach and periodic reviews could be written into the agreement. - Design standards and enforcement: Commissioners broadly supported using a detailed design code to create a pedestrian‑oriented neighborhood but sought explicit baseline standards in the development agreement that the design code must meet. The commission preferred a trigger mechanism so the county could act if the design code or built results diverge materially from the agreed intent. - Trails and regional connections: The applicant emphasized plans for a trail connection along the DRGW/Oregon short‑line rail bridge to link to existing trails; commissioners strongly supported securing easements and long‑term maintenance arrangements before final approvals. The Northern Trail Foundation and regional trail program were discussed as potential partners to help secure and maintain the corridor. - River corridor and open‑space buffers: Staff reviewed recommendations from Bowen & Collins and indicated a 100‑foot minimum river setback with additional engineered protections and riparian restoration in the 300‑foot zone near the Weber River. Commissioners asked for third‑party engineering and hydraulic modeling before any phase in the buffer is approved. - Road sections and public/private streets: The project proposes narrower, tree‑lined “people‑oriented” street cross sections. County engineering voiced concerns about snow removal and long‑term maintenance; commissioners and staff discussed possible solutions including special service districts, HOA funding of supplemental services, or agreements tying higher maintenance to privately maintained streets. - Affordable/attainable housing carve‑outs: Commissioners debated whether to provide regulatory waivers or density bonuses for deed‑restricted moderate‑income units or smaller units (e.g., ≤1,000 sq. ft.). Views differed; several commissioners preferred market‑wide approaches and cautioned that limited carve‑outs will not substantially affect affordable‑housing supply.

The commission asked staff and the applicant to refine the development agreement language on the town architect’s authority, baseline design standards, default remedies and reversion triggers. Commissioners requested a follow‑up work session to review revisions; staff and the applicant said they will circulate edits and target a February work session and a March public hearing timeline if the commission is comfortable. Bowen & Collins’ river‑corridor memo and the draft design code and cross sections were distributed for review.