Planning commission recommends rezoning of 468 South 400 West despite neighbor opposition

At its Dec. 17 meeting the Smithfield City Planning Commission voted 4-3 to recommend that the City Council approve Ordinance 2025-27, rezoning a five-acre parcel at 468 South 400 West (Cache County Parcel 08-105-0017) from A-3 (Agricultural 3-acre) to RA-1 (Residential Agricultural 1-acre). The motion was made by Commissioner Bob Holbrook and seconded by Commissioner Klydi Heywood.

Owner Brian Fillmore told the commission his revised request follows an earlier denial and would allow up to "three 1-acre building lots," a change he said is consistent with adjacent zoning. Fillmore acknowledged neighbors' concerns about road width and said the parcel's proximity to existing RA-1 zones supported the request.

Neighbor Luke Downs told the commission he opposed the change and warned of larger-scale subdivision if the rezoning is approved: "This is pivotal ground, and if this floodgate is opened, it cannot be stopped," he said. Downs also noted a petition signed by 128 residents opposing small lots on the parcel.

Other speakers cited safety and character concerns. Cristen McBride and Ricky McBride described the narrowness of 400 West and the agricultural feel of the area, saying additional homes could create conflicts with existing animal care. Resident Jeff Strate raised safety concerns for cyclists, pedestrians and horses if the road is widened or modified.

Robert Hansen and James Elwood expressed conditional or direct support for RA-1, saying the zoning could permit compatible housing while retaining a buffer to light-industrial uses to the south. Staff noted the site is shown as light industrial in the future land-use map, and that a buyer could seek industrial uses in the future; that possibility was raised as a reason for neighbors' caution.

Commissioners debated definitions of "high-density" and whether the city can require neighbors to grant right-of-way or fund road improvements. City staff Brian Boudrero said density can be subjective but generally considers anything higher than R-1-10 to be higher density and reiterated that the commission's vote is a recommendation to the City Council, which will make the final decision.

The motion recommending approval passed 4-3. Yes votes were Commissioners Jamie Anderson, Lane Henderson, Klydi Heywood and Bob Holbrook; No votes were Commissioners Jim Marshall, Chris Olsen and Brad Thatcher. The commission record notes the recommendation will be forwarded to the City Council for final action.

Next steps: the City Council will review Ordinance 2025-27; no final council action occurred at the commission meeting.