Kaysville planning panel recommends denying rezone of Sunset Equestrian site amid legal, community concerns

The Kaysville Planning Commission on June 25 recommended the City Council deny an owner’s request to rezone 820 Mare Circle from A5 (heavy agricultural) to R16 (single-family residential), citing the absence of a development plan, access concerns and strong community opposition.

Planning staff introduced the application on behalf of applicant Susie Hanson, saying the city’s general plan and future land use map support single-family residential uses and that staff had recommended approval. Staff noted outreach included a sign placed on the property on June 18, 78 mailed notices and 19 written comments; 17 comments opposed the rezone, one was neutral and one was from the applicant.

Residents and regular users of Sunset Equestrian Center urged the commission to preserve the site’s equestrian use and open space. John Mayer, a West Kaysville resident, said neighbors were worried about losing the equestrian facility and open space. Several speakers said the facility hosts 4-H programming and youth lessons, supports local equestrian businesses and provides recreational and educational opportunities that cannot be readily replaced.

“Sunset is more than a boarding facility. It is a home to a 4‑H program that gives local youth opportunities to develop responsibility, leadership, and a connection to agriculture,” said Nicole Steed, who said her 12‑year‑old daughter participates in lessons there. Other residents raised traffic, water and school capacity concerns and noted the parcel’s role within the Sunset Equestrian Estates subdivision.

Speakers pointed to recorded subdivision documents and covenants they said were intended to preserve an equestrian center at the site. Several residents said they purchased homes in reliance on those documents and asked the commission to honor that expectation.

The applicant, Susie Hanson, told the commission she had operated the facility for years but that the boarding and lesson business had become financially unsustainable. Hanson said she issued 30‑day notices to boarders because she could not continue operating the business at a loss and said she had not received written offers to buy the facility. Her daughter, Danielle Butters, described the owner’s long personal commitment to the property and asked commissioners to consider options for the land’s future.

City legal counsel and staff summarized a recorded‑document review by a land‑use specialist and told the panel that although some plats and CC&Rs reference an equestrian use, the documents do not include the statutory dedication language or other formalities that would make the restriction legally binding as permanent open space. Staff warned that enforcement of CC&Rs is a private matter between property owners and a court’s ruling would be uncertain.

Commissioners repeatedly said they were sympathetic to the community’s attachment to Sunset Equestrian Center but reluctant to recommend a blanket rezoning without a development concept the city could rely on in a development agreement. Several commissioners also cited concerns about the property’s single neighborhood access, potential changes related to an Angel Street extension, and the risk of spot zoning that would not fit the surrounding area.

A commissioner moved to recommend denial of the rezone request and the motion passed on a voice vote. Commissioner Moore spoke during the roll call; other votes were recorded as unanimous in favor of the recommendation. The commission’s recommendation will be forwarded to the City Council for final action; staff said the item’s council schedule would depend on July calendar constraints.

The commission did not make any binding change to the property; the action was a recommendation to council. The applicant said she would pursue options consistent with the city process.