Weber County planning commission approves agritourism permit for High Mountain Orchard with limits on RV stays and generators

The Weber County Planning Commission voted unanimously Oct. 22 to approve a conditional use permit for a proposed agritourism operation on roughly 95–96 acres at 9356 East, Highway 59, known in the record as High Mountain Orchard. The approval allows seasonal U-pick operations, a farm store, a motor-coach/RV caravan area and phased construction of processing and worker-accommodation buildings subject to specific conditions and permitting.

Planning presenter Mr. Yavarino told commissioners the application would be reviewed under the county’s prior agritourism code and recommended approval "based on the conditions in the report." The staff report and the motion adopted by the commission require the applicant to follow UDOT access recommendations, obtain applicable building, fire and health permits before beginning infrastructure-dependent uses, meet Weber County engineering requirements, and secure a business license.

Applicant Tyson Lloyd, who identified himself to the commission as a Weber County farmer, said the farm intends to "start small" with a U-pick operation and to phase in additional uses only as funds and regulatory approvals allow. Lloyd described the caravan area as initially self-contained (no hookups), with visitors expected to bring their own water and sanitation and to use regional dump stations until, and unless, hookups are installed with subsequent approvals.

Commissioners pressed staff and the applicant on several operational and neighborhood-impact details, including culinary water availability, septic and gray-water handling, the number and layout of motor-coach spaces, noise from generators, and the potential for accessory dwelling units (ADUs) or long-term rentals. Staff said culinary water for existing parcels is limited and that additional water service would likely require drilling a well and meeting health-department requirements before housing or other infrastructure-dependent uses proceed.

To address neighbor concerns, the commission’s motion carried conditions that include: sign placement at least 10 feet from the property line adjacent to a street; compliance with UDOT access construction requirements; fulfillment of Weber County engineering and fire marshal requirements; satisfaction of Weber Morgan Health Department approvals prior to any infrastructure-dependent uses; and limits on the caravan area usage—specifically, trailer or mobile-home stays of four nights or less and no outdoor generator operation outside daylight hours. The motion was seconded and passed on a 6–0 vote, with Commissioner Burton excused.

The commission and staff discussed enforcement: staff conducts initial inspections for conditional-use permits and said long-term compliance relies on county code enforcement and complaint-driven inspections; the commission may consider revocation or readdressing the CUP if conditions are not met. Commissioners also discussed making any expansion (such as adding hookups or longer-term stays) subject to reapplication or reapproval so that infrastructure or policy changes would be considered before long-term changes in use.

The applicant described a phased timeline: the U-pick operation first, a caravan area potentially in the next two to three years if implemented without hookups, and processing or year-round worker accommodations in a longer timeframe (applicant estimated five to ten years for larger permanent structures). Staff noted the CUP runs with the land and that any future subdivision or change would trigger review under applicable codes at that time.

The commission did not open the item to public comment for this administrative CUP item. With the motion adopted, planning staff will publish the decision and the applicant must satisfy the conditions and obtain required permits before commencing infrastructure-dependent activities.

Outcome: CUP approved by unanimous vote, 6–0, with conditions listed above. The commission adjourned at the close of the meeting.