Layton City Council voted to approve the Stephenson Field subdivision annexation, rezone and development agreement on Dec. 4, 2025, after an on-the-record amendment requiring that 75% of the development’s townhome units be sold to owner-occupant purchasers on first sale.

The project covers a conceptual 75.66-acre neighborhood, of which about 58.42 acres are being annexed into Layton. The developer proposes 335 residential units: 92 front-loaded single-family lots, 170 rear-loaded single-family lots and 73 townhomes, the packet shows. The plan provides 22.6% usable open space (about 15 acres), exceeding the 20% requirement in the neighborhood Ag Heritage overlay; city staff noted the city detention basin parcel (7.24 acres) is included in the annexation but not counted toward the developer’s open-space or density calculations.

Planning staff and the applicant told the council a pattern book and development agreement would govern lot types, architectural styles (listed as arts-and-crafts, colonial, farmhouse and English romantic), setbacks, garage and porch standards, and the overall street and trail network. Staff said required parking totals 688 stalls (including garage stalls) and the development will provide 729. A planned widening of 2200 West would add 12 feet of asphalt plus curb, gutter and sidewalk along the project frontage.

Residents who live adjacent to the proposed subdivision told the council they were concerned about cut-through traffic, vehicle speeds on new collector streets, morning and evening congestion on Gentile and 2200 West, the loss of existing trees and bird habitat inside the site, and whether open spaces would be publicly accessible or privately maintained by an HOA. Multiple speakers said increased traffic could endanger children who currently use nearby quiet streets.

The developer said design choices such as rear-loaded lots and an internal trail and open-space network aim to reduce driveway/vehicle conflicts and provide on-site recreation; developers also identified at least one dog park inside the community and said they are testing community garden models elsewhere before committing a specific ag-garden location here.

During council deliberations, a member proposed and the council accepted an amendment to the motion requiring the developer work with staff to ensure that 75% of townhome units are sold to owner-occupants on first sale; that amendment passed unanimously on the record. The main motion to adopt Ordinances 25-11 and 25-12 and Resolution 25-53 then passed on a roll-call vote, 4 in favor, 1 opposed.

The council and staff stressed that development agreements can be amended later through standard public processes if both parties agree; they also noted some technical details (bike-lane connections, precise owner-occupancy language and any time limit for that commitment) will be finalized in the executed development agreement.

Next steps: the ordinances and the development agreement were adopted; the developer said construction will proceed in phases starting on the south portion of the site. The council record indicates follow-up items staff will track include traffic-impact final reports at the preliminary stage, precise owner-occupancy language for the MDA, and final mapping of park and trail locations.