Planning Commission urges County to approve combining Longhorn and Midas development agreements with conditions

The Weber County Planning Commission voted unanimously on Jan. 6 to forward a positive recommendation to the County Commission for ZMA 2024-048, a proposed amendment that would combine previously approved Longhorn Estates development documents with the pending Midas rezone into one development agreement.

The applicant, Pat Burns, said he owns both properties and is not seeking additional net density, only to allocate unused capacity from Longhorn to Midas. "We're not trying to add any number of doors to the development agreement — just combine both of them," Burns said during his presentation. Burns described Longhorn as roughly 40 acres (shown on the plan as 84 lots but with a gross-acreage potential of about 116) and the Midas parcel as roughly 64.26 acres.

Planning staff advised commissioners that combining the projects under one development agreement would allow gross-acreage-based density accounting and highlighted recommended conditions. Felix, planning staff, said the proposed action "is not technically a TDR" but that the amendment functions similarly by aligning the two properties for density calculations and imposing conditions tied to engineering and parks agreements.

The commission’s recommendation includes four key, motion-recorded conditions: a cap on density so that the Midas parcel would not exceed 208 dwelling units; the equivalent of $7,500 per lot in land or amenities donated to the parks district and documented in a parks development agreement or escrow before plats are recorded for those lots; completion of required traffic and intersection improvements (including engineering-driven upgrades at 6700 West/900 South and 7100 West/900 South) and a crosswalk or other pedestrian safety improvements where appropriate; and the incorporation of the staff report recommendations into the final development agreement.

Craig Jackson, speaking for the parks district, said the parks department prefers a single parks development agreement that covers the full 17-acre park spanning the two properties and reported that the parks' attorney was still drafting the final agreement. Commissioners pressed for clarity on timing and security of park improvements; staff and the applicant said the DA would contain "the teeth" to ensure donations and improvements occur on an approved schedule.

Commissioners also discussed pathway alignment with Warren Irrigation and preferred routing the 10-foot regional pathway on the irrigation levee if land could be conveyed or via right-of-way dedication; staff said indemnification and other legal protections were under consideration. Commissioners raised pedestrian-safety concerns for users crossing 900 South between the park and the residential area and sought engineering-recommended crosswalk and lighting options as part of DA conditions.

After discussion, a commissioner moved to forward a positive recommendation with the staff and verbally stated additions; the motion was seconded and, after roll call, the commission voted unanimously to send the recommendation to the County Commission.

The County Commission will consider the planning commission’s recommendation and the proposed development agreement, including the parks DA and the traffic- and pathway-related conditions referenced by staff. The planning commission record specifies that the parks agreement and other DA provisions must be in place as conditions of moving forward.

Next steps: The County Commission will receive the planning commission recommendation and the draft development agreement; staff and the applicant will continue coordinating with the parks district, the Warren Irrigation Company, and county engineering on specific language and design details required by the recommendation.