Planning commission tables Oberg rezoning after neighbor voices noise, housing concerns

The Ephraim City Planning Commission on July 9 opened a public hearing on a request to rezone two parcels near 200 North and 400 West from C-2 (commercial) to industrial, then voted to table the matter so the applicants and neighbors can discuss details and staff can collect additional information.

Megan, a city planner, said the applicants (Craig and Diane) began the rezoning request about a year ago and that the parcels are currently C-2; because the change is consistent with the city's future land-use plan, no general-plan amendment was required. Megan told the commission she does not yet know the applicants' specific plans for operations, and that any detailed expansion would be addressed through later permitting.

Paul Freeman, who identified himself during the public comment period, said he has recently purchased three acres in the area and plans to develop a 30-plus-unit for-sale 'flex homes' project intended to be affordable for buyers at roughly 80% of median income. Freeman told the commission he is worried industrial uses next door would create noise, diesel fumes and visual barriers that would harm the future neighborhood. "We're trying to create affordable living that people can actually purchase," Freeman said. "My concern here...is noise pollution. I would imagine once it's zoned, we'd have little say in what goes on there." He proposed shifting an industrial parcel to make a more symmetrical industrial block and avoid encroaching on the planned residential area.

Commission members and staff discussed existing uses and mitigations. Megan and other staff members noted that C-2 already permits some light manufacturing and that the city has previously worked with nearby businesses on truck-routing measures to reduce impacts on residential streets. Staff also noted that perimeter screening (a six-foot side-of-screen fence or other screening) is required where industrial abuts residential, and that the party who develops first typically installs screening; the transcript records staff suggesting neighbors and the applicant might share responsibility for additional buffering.

After public comment, a commissioner moved to close the hearing and the motion passed as recorded in the transcript. Commissioners said they were inclined to give the parties an opportunity to negotiate and asked staff to contact the applicants about a follow-up meeting. The commission then moved to table consideration of the rezoning until the parties have had a chance to work toward a compromise. The audio transcript records affirmative 'Aye' responses from two speakers at the vote; the transcript does not include a full roll-call tally.

What happens next: Staff said they will reach out to the applicant (Craig) to arrange follow-up discussions and tentatively discussed scheduling the item again in early August to allow time for the parties to meet. The item remains tabled pending additional information and any agreement between the property owners and neighbors.