[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100,112],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6693147,"mediaKeyId","5681236-f1e2a784022dd539e8aa3892344de31c","parentId",5681236,"title","Riverdale kicks off comprehensive land‑use code rewrite; consultant outlines timeline and public engagement","audioSeconds",3351,"startMs",5611000,"endMs",8962000,"viewUrl","/Search/View?dp=1&key=5681236-f1e2a784022dd539e8aa3892344de31c&start=5611&end=8962","thumbnailUrl","https://assets.pipeline.soar.com/5681236-f1e2a784022dd539e8aa3892344de31c/thumbnail_5611000.jpg","articleUrl","/articles/6693147/Utah/Riverdale-kicks-off-comprehensive-landuse-code-rewrite-consultant-outlines-timeline-and-public-engagement","mediaUrl","https://secure.pipeline.soar.com/6693147-45fe1f40825220cd0a3a111f5be8cab5/orig.mp4?Expires=1770999108&Signature=Bo0GSL~twB4SbpqsMMCtim0ao0OkRUhR7lWe8QjLdeh~zPUGW0ZrO6hakpkr4z~yU-QCZSjDxUr7FpZVixOqhle-ae6ygDV3bxA6K~YSMuVklfveRru-xjIE4lKGqlOyq9ULi1KeSzQBy~fZqk63KxQcX312ot7WHjgntYeoFDEAY0vEytmAZBZ5fpUcJPItfg2h-0KgbL7Yc-r74cIYsg3Hjwu7hqSyErIs8DOZnUtORHMP7~B9wTNsnHCfZ4oE3DdZROyjhCSY-DPacc1L9KERcQO33ZiwXEY21NH-E3GK2gQw42M3PjWRe4xi3JBUlK6e-JH5kJS9samDwPvjPA__&Key-Pair-Id=KUT5TJCACFTXG","author","Riverdale City","date","2025-08-27T02:43:17.803Z","article","Riverdale staff introduced Hansen Planning Group (Mike Hansen and team) as the consultant the city retained to undertake a comprehensive rewrite of the City's land‑use code (Title 10). The consultant reviewed the project approach, public engagement plan, deliverables and scheduling options and requested planning commission feedback about review cadence and priorities.

Key points from the presentation and discussion:

- Project scope and intent: staff said the objective is a comprehensive Title 10 rewrite to align the code with the City's 2023 general plan and contemporary best practices. The consultant said the rewrite will be comprehensive rather than piecemeal and will aim to reduce ambiguous language, resolve internal interpretation conflicts and improve enforceability.

- Public engagement and transparency: the consultant launched a project website (riverdalecodeupdate.org) and described a working-draft document (Google Doc) that will be made available for review. The team plans a public comment form to capture feedback without opening the working document to unfiltered edits.

- Priority topics flagged in the general-plan audit and early interviews: moderate-income housing planning; riverfront and open-space preservation; transit and station-area considerations (the consultant flagged bus-rapid-transit proposals on regional plans and recommended additional homework on station-area planning); mixed-use corridor and overlay zones along Riverdale Road; landscaping and water-use / irrigation standards; conditional-use and subdivision code simplification; and clear, enforceable design standards.

- Technical and infrastructure issues: staff and consultant noted utility capacity (water, sewer) and traffic as recurring constraints for higher-density proposals; the consultant highlighted that some code sections may need close coordination with state rules (e.g., water-related statutes, airport-related height/approach restrictions).

- Schedule and review approach: the consultant asked commissioners how often and in what chunked format they would like drafts (the team suggested bite-sized, frequent drafts rather than a single massive package). Commissioners preferred smaller, regular work-session reviews (staff suggested using existing work‑session slots ahead of regular meetings), and asked to receive materials well in advance (a week when possible).

- Next steps: the consultant will deliver an internal memo summarizing the general-plan audit, a catalog of policy topics for commissioner feedback, and a proposed meeting schedule and chunking plan for code sections. Staff said public notice on the initiative will be posted soon and will be included in the city's newsletter and social media.

No formal action was taken; the session was informational and intended to begin the rewrite process and set timelines for future work sessions and public outreach.","mediaType","Video","parentTitle","Riverdale City Utah Planning Commission August 26, 2025","oneSentenceSummary","Riverdale has begun a comprehensive rewrite of its land‑use code (Title 10) with Hansen Planning Group, which presented a project website and a proposed engagement schedule and asked the planning commission how it prefers to receive drafts and provide feedback.","taxTitle","Riverdale City Council, Riverdale , Weber County, Utah","taxId",24531,"location","Utah","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6693159,"Planning commission recommends rezoning 11.37 acres near Krispy Kreme to R‑5 for multifamily development",2004,2058000,4062000,"/Search/View?dp=1&key=5681236-f1e2a784022dd539e8aa3892344de31c&start=2058&end=4062","https://assets.pipeline.soar.com/5681236-f1e2a784022dd539e8aa3892344de31c/thumbnail_2058000.jpg","/articles/6693159/Utah/Planning-commission-recommends-rezoning-1137-acres-near-Krispy-Kreme-to-R5-for-multifamily-development","https://secure.pipeline.soar.com/6693159-2c67070d69534873b07431e093ef7981/orig.mp4?Expires=1770999108&Signature=S8p7iF~IbIvSm6huzHaN-Ri551hkTMoArFJkfbhWqFii8NhI56ZhM44C1xmyAlYQX57oLRcyTBOEekSgv1xdMo4HVIRy~W1EM8efpvkQs6qk~NkuMDSf58m9e~j0hDnZIScq4PHqcVNGNhlM4wRjSyEWD9U~3HJVpPVqHzsLvzPy8dRWfJtCLE3cHFK7mRKJRtwJZqWtZ4rU3SEak64hfPfeSAByLgl4nssPYMtD4vyVVcsaK7acV~FDWYCJKrS~ABA03KsQWdFdreOnKHFYrWqocMlrABpuH6ttOTIXCgUYOLhngQhdUp3Dd5R8EwjHmrqlUweS26YXSSYvog7GIQ__&Key-Pair-Id=KUT5TJCACFTXG","The Riverdale City Planning Commission voted to forward a positive recommendation to the City Council for a zoning map amendment to rezone approximately 11.37 acres (identified in the record at roughly 4263 South 550 West) from community commercial (C2) and planned commercial (CP2) to R‑5 (multifamily residential).

Staff told commissioners the parcel is split across two commercial zones today and that the city's future land use map designates the site as \"attached residential,\" making a residential rezone consistent with the general plan adopted in 2023. Staff provided maps showing adjacent land uses and described three broad policy considerations for the commission: defining a clear edge between commercial and residential areas, reflecting prevailing neighborhood character, and avoiding isolation of neighborhoods as the area transitions.

The petitioner (identified in the record as Jake Tate) and his consultant explained the property history and the applicant's concept. The concept plan included a private subdivision (PRUD) of townhomes, conceptualized at roughly 81 for-sale townhomes that would back to the hillside and front an internal private street, managed by a homeowners association. Staff cautioned that the rezone decision focuses on land‑use appropriateness; detailed site-plan review, subdivision design, traffic studies and utility capacity studies would be required at the next stage if a rezoning is approved.

Key technical points raised during the hearing: staff and the petitioner said an 8‑inch water line is stubbed into the property, but upsizing might be required depending on final density; groundwater and hillside drainage were noted as matters requiring geotechnical and groundwater study; the internal private-street layout and minimum city street-width standards could create issues the applicant would need to address; and traffic impacts, including a longstanding intersection on 550 West, would require study and coordination with adjacent property owners and UDOT to improve circulation behind Riverdale Road commercial uses.

Commission discussion referenced the property's historical residential use, adjacency to commercial corridors, and the general plan's attached-residential designation. Commissioners said the R‑5 designation could provide an appropriate transition between commercial and lower-density residential areas if utilities and traffic impacts are addressed during later site-plan review.

A motion to forward a favorable recommendation to the City Council was made, seconded and passed by roll-call vote. The commission found the application provided sufficient justification, that the amendment would be harmonious with nearby development, that it is consistent with the general plan, that it would not adversely affect adjacent property or the public health/welfare, and that facilities and services are adequate or can be made adequate with required studies. The recommendation will be sent to the City Council for final action.

Votes at a glance: The commission approved the motion by unanimous roll call.","The Riverdale City Planning Commission unanimously recommended the City Council rezone about 11.37 acres — located roughly at 4263 South 550 West — from commercial zoning (C2/CP2) to R‑5 multifamily residential, citing consistency with the city's future land use map and historic residential use.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6693162,"Planning commission backs rewrite of Riverdale smoke-shop rules, sends amendment to city council",1699,321000,2020000,"/Search/View?dp=1&key=5681236-f1e2a784022dd539e8aa3892344de31c&start=321&end=2020","https://assets.pipeline.soar.com/5681236-f1e2a784022dd539e8aa3892344de31c/thumbnail_321000.jpg","/articles/6693162/Utah/Planning-commission-backs-rewrite-of-Riverdale-smoke-shop-rules-sends-amendment-to-city-council","https://secure.pipeline.soar.com/6693162-1382a78bd7422989c650dea4be1244b2/orig.mp4?Expires=1770999108&Signature=IsMJiRRGjZDJKelxluKMPIuwIht27SQL6B21wNJZGJNqwk3jcOrLXlpo0-h5x6a2bwa92TH08jVQ3VpR7KY8d3zqZ5Rd8SStjOtO87PCAizhot-A~2FwOb7acqNjvUwPGu23SxOdxeXceabz~lAulDkAqLTwxA~v1U0FNhRUSgMRbmCRrDJa758CVTHmVZjJZzQhwI~hivzy8qUXQGYCYmKNZnwRkwkEC8ErMautI4mj7QISg2d0EveVYLaXckuzx0A34~GS6NODJb~qjePF3f-~GpKgSRfJ~Xk5pDa2BfXK36b1MsGUbpDjax5PCTKzUYjiDt4Vx7N9DR87Kk5QSw__&Key-Pair-Id=KUT5TJCACFTXG","The Riverdale City Planning Commission voted to forward a recommendation to the city council to amend Riverdale City Code Title 10, Chapter 10A-3 — the ordinance that regulates retail smoke shops — to adopt a definition and licensing alignment with Utah state code for a \"retail tobacco specialty business.\" The commission approved the recommendation unanimously after a public hearing and staff presentation.

The proposed amendment would replace the current \"retail smoke shop\" paragraph, define a retail tobacco specialty business as a commercial establishment where tobacco sales account for more than 35% of annual gross receipts, where food and beverage receipts are less than 45%, and where the establishment is not licensed as a pharmacy. The draft also would require local license issuance only after proof of a valid state retail tobacco specialty permit and any applicable Weber-Morgan Health Department approvals.

Staff described the other key elements of the draft: keeping the use limited to the city's C3 commercial zone as a conditional use; retaining the existing density cap of one retail tobacco specialty business per 9,000 residents (Riverdale's population was cited at about 9,300); and clarifying distance limits: 1,000 feet in a straight line from \"community locations\" (defined in the draft to include parks, schools, licensed day cares and preschool, churches, public libraries, playgrounds, youth centers and other spaces primarily used for youth) and 600 feet from property used or zoned for residential or agricultural uses. The draft also clarifies how distances will be measured (straight line from nearest entrance/exit to nearest property line of the restricted use).

The draft lists permitted sales consistent with Utah code: tobacco products as defined by state law, tobacco-related paraphernalia, and limited ancillary items such as prepackaged snacks, bottled beverages and small gift items; it explicitly prohibits the sale of alcoholic beverages and would prohibit vaping products and e-cigarette devices and accessories unless the state expressly permits them under the business's state license. Staff said the amendment is intended to make local code consistent with state licensing and to improve enforceability and clarity.

At the public hearing, several speakers urged approval of the changes because they would allow established businesses to offer a broader mix of ancillary sales. Summer Finch, owner of a long-running business called Smoker's Choice, described a 24-year retail history, asserted strong compliance with underage-sales checks and said limiting sales to tobacco-only would make businesses less viable. Other members of the public — identified as Wendy Davis, Grace Green and Crystal Ferris in the record — spoke in support, saying the owner provides customer service and attracts shoppers from surrounding cities.

After the public hearing and staff answers to commissioners' questions about state licensing and permitted vaping sales, Commissioner Colleen moved that the commission recommend approval of the proposed amendments \"as presented,\" citing consistency with the general plan and state code, measurable distance and density standards, and clarified permitted/prohibited sales. The motion was seconded and the commission voted by roll call in favor.

The commission's favorable recommendation will now be forwarded to the Riverdale City Council for final action. The city staff presentation and the public comments are part of the hearing record; the commission did not adopt ordinance language tonight, it recommended the draft to council for adoption.

Votes at a glance: The motion to recommend approval passed on a unanimous roll call (commissioners present voted yes).","The Riverdale City Planning Commission voted unanimously to recommend amendments to Title 10 (Chapter 10A-3) to redefine and regulate retail tobacco specialty businesses, aligning local rules with state licensing and adding clearer distance, density and permitted/prohibited-sales language after a public hearing with business-owner testimony.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6693150,"Commission grants six‑month extension for Coleman View Estates Phase 3 plat",480,5126000,5606000,"/Search/View?dp=1&key=5681236-f1e2a784022dd539e8aa3892344de31c&start=5126&end=5606","https://assets.pipeline.soar.com/5681236-f1e2a784022dd539e8aa3892344de31c/thumbnail_5126000.jpg","/articles/6693150/Utah/Commission-grants-sixmonth-extension-for-Coleman-View-Estates-Phase-3-plat","https://secure.pipeline.soar.com/6693150-c0b0a77b2f5d54231ceba7c60252e251/orig.mp4?Expires=1770999108&Signature=aXtNE1LqUeDCzfY3TqxANnbp5u4xHDSR-8xe-W6hYA39qqHmgsBDiQCRcURqgWd5iV2fghQ2E6sSmcdaCcnPUsKCQUBL5EqRfJNqPeNBgzr-nEQVYMoqpXs~5h3ooFrhHUZd1p07djUEVsT4uVHj8OWPCF7mN08cKYbp8~uICsODa2reQv2qDHxVjgtrxVLa6LvtcGG0fR4eWLBU8Ell8mXBErdhTnxNK4ZBE2gy7VFu46~~0rlOHUP37ktTkT5wGMloe6NYk4CSTV8eNHOB49vLwto289ykHZTuia~13-FP~-H1RrLA8fwUo2RIfLYFaxcKHU99vXs4hgFuY8nrlg__&Key-Pair-Id=KUT5TJCACFTXG","The Riverdale Planning Commission approved a six‑month extension to the final subdivision plat approval for Coleman View Estates Phase 3 at the developer's request. Staff said phases 1 and 2 of the subdivision have been recorded; phase 3 remains unrecorded but work is under way. The extension request was submitted before the last extension expired and is allowed under Riverdale City Code 10‑21‑7.

Staff described the project phasing and showed the approved plat overlay. The commission heard that road and utility improvements for phase 3 are under construction and that the applicant submitted a timely written request for extension. Staff recommended a six‑month extension to allow completion of construction and recordation of phase 3.

A motion to grant a six‑month extension was made and seconded; the commission voted in favor. The approval is final by the planning commission (it does not require council action). Staff noted the extension as approved will expire on Feb. 15, 2026, unless the plat is recorded before then.

Votes at a glance: Commission approved the extension by roll call.","The Planning Commission approved a six‑month extension for final subdivision plat approval for Coleman View Estates Phase 3, citing a timely extension request and ongoing construction; the extension will expire Feb. 15, 2026.",{"_33":113,"_35":36,"_37":38,"_39":114,"_41":115,"_43":116,"_45":104,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6693155,"Commission recommends reapproval of expired Riverside Flat plat so Ken Garff parking and future phases can proceed",1062,4064000,"/Search/View?dp=1&key=5681236-f1e2a784022dd539e8aa3892344de31c&start=4064&end=5126","https://assets.pipeline.soar.com/5681236-f1e2a784022dd539e8aa3892344de31c/thumbnail_4064000.jpg","/articles/6693155/Utah/Commission-recommends-reapproval-of-expired-Riverside-Flat-plat-so-Ken-Garff-parking-and-future-phases-can-proceed","https://secure.pipeline.soar.com/6693155-4e8587f46765e30a300f13a4b887e920/orig.mp4?Expires=1770999108&Signature=KyJR1Ol2pbCIb~r5DwmODTl7aHtp1eAiFaL5TLehUi-nhbVT2F4dGSiFNQnO0~auPan2evq4V~JpltEr4gvYUBmgr2xuG7PHM4~5GKYfUq1o3LLYdW2Kerg~reUqsWvsS3r2iZcTSLQt3J5PySoFXwzFyp76gxdxTi26ap8ND33qpE-ADYDupYDibVBPAtqmfBFTBMzAn0sissCFSQ2WKf9~MMCW9hyANrsbzPZLpJRfiA60EslBnp3gw1dRQ0f-rb3SnEbKg5US9GHhFFnBHhuZAbXkC4acDG7nPOkic1FtAj3~zvpB6nGY0naWwsftk7k7bVqOmcOZFRl9OZVnNw__&Key-Pair-Id=KUT5TJCACFTXG","Riverdale planning commissioners recommended that the City Council reapprove an expired final subdivision plat for the Riverside Flat subdivision (referred to in the record as Leslie's). The original plat approval dated Aug. 1, 2023, had not been recorded within the one-year approval period and subsequently relied on two six‑month extensions; staff said the plat has now fully expired under city code and the developer has requested reapproval so the approved lot boundaries can be recorded.

Staff explained that the approved plat layout has not changed from its original approval. The commission heard from the developer's representative, Chris Hatch, and the project team, who said construction is under way on what will become Lot 2 (the Ken Garff parking lot). Because the lot boundaries have not been recorded, the developer cannot occupy the finished parking lot until the recorded plat creates the new lot legal descriptions. The developer described market and financing pressures — including material and labor costs and interest-rate impacts following 2022 — as reasons for delay; staff said the plat reapproval would restore the developer's right to record the plat and proceed.

Commissioners discussed that Lot 2 construction already under way is on parcels currently owned in multiple configurations; recording the plat will consolidate parcels into Lot 1 and Lot 2 as previously approved. Staff said the prior apartment site plan for Lot 1 had expired, but the recorded plat is a prerequisite for final ownership and occupancy steps. The commission moved, seconded and voted to forward a favorable recommendation to the City Council to reapprove the expired plat, noting the plat has not changed and that reapproval would restore the applicant's rights under the approved plat so the parking lot construction could be completed and occupied.

The commission's recommendation will be forwarded to council for final action; staff advised that if the council approves and the plat is recorded, the developer will have the approved lot configuration and the same one-year timeframe for recording protections under local code.

Votes at a glance: Motion to forward a favorable recommendation passed on roll call.","The commission recommended that the City Council reapprove an expired final subdivision plat for Riverside Flat (Leslie's) so Lot 2 (Ken Garff parking lot) can be recorded and occupied. The plat was originally approved Aug. 1, 2023, and staff said the approved layout has not changed; the developer explained construction timing and market delays.","actionData","errors"]

Article not found

Riverdale kicks off comprehensive land‑use code rewrite; consultant outlines timeline and public engagement

Planning commission recommends rezoning 11.37 acres near Krispy Kreme to R‑5 for multifamily development

Planning commission backs rewrite of Riverdale smoke-shop rules, sends amendment to city council

Commission grants six‑month extension for Coleman View Estates Phase 3 plat

Commission recommends reapproval of expired Riverside Flat plat so Ken Garff parking and future phases can proceed