It was standing room only along with over 100 zoom attendees for the Ogden Valley Planning Commission first public hearing on proposed land‑use updates March 31 at the Huntsville Town Hall. (click to enlarge)

Ogden Valley Planning Commission Tackles Land Use Code in Marathon Public Hearing
11 April 2026

The Ogden Valley City Planning Commission convened its very first public hearing on March 31, 2026, to address a massive agenda aimed at establishing a land use code for the newly incorporated city. Chair Lisa Arbogast presided over the meeting, which saw heavy attendance from residents concerned about the future of the valley’s rural character and the current moratorium on development.

“This is the beginning of a very, very large process,” stated City Attorney Corbin Gordon. “There's currently a moratorium that's in place on the city... everyone is anxious to get this process done as quickly as we possibly can so that you can move forward with the things that you want to do.”

General Plan Adoption
The commission first addressed the adoption of the General Plan. Staff Planner Brian Carver explained that the document is largely based on the 2016/2019 Weber County plan, with updates to remove areas outside the city's new boundaries, such as Ogden Canyon, Powder Mountain, and Snowbasin.

Public comment highlighted fears regarding the removal of specific planning tools. Resident Shane Dunleavy argued, “Proposed updates like removing TDRs and form-based zoning... feel like a meaningful shift in how the general plan is implemented.” Resident Glade Mccombs recommended that the commission adopt the plan “on a temporary basis until the whole plan can be revised.”

The commission ultimately voted to recommend the draft General Plan to the City Council for adoption.

Zoning Map and Density Concerns
Significant debate occurred over the proposed zoning map, which aimed to eliminate Gravel (G), Manufactured Housing (RMH), and Form-Based (FB) zones.

Resident Ron Gleason warned of unintended density increases: “By removing the manufacturing home and converting that to CVR1, you're creating approximately 61 new belt rights and density.”

In response to these concerns, the commission adjusted their recommendation. Commissioner Tyson Lloyd stated, “I think we want to leave it [Manufactured Housing] the way it is for now and then it can be addressed later.” The commission voted to forward a map that reverts form-based parcels to their original underlying zones and withdraws the proposal to change the manufactured housing zone.

Agricultural Zone (AV3) Restrictions
The most vocal feedback involved the AV3 zone, specifically regarding setbacks for livestock and animal unit limits.

Planner Brian Carver noted the draft originally included a “25-foot setback requirement for corral stables or buildings.” Resident Matt Clark called the setbacks “ridiculous,” adding, “If you make things hard for farmers and ranchers, you're going to drive the cost up... and they will all leave.”

The commission deliberated extensively on "confinement" and feeding areas. Commissioner Angela Dean moved to correct the code so that “horses and stables can be listed as a primary use and not accessory,” and to change the building setback from 25 feet to 10 feet. Crucially, the commission voted to double the allowed animal units per acre for home food production to ease the burden on families raising livestock.

Short-Term Rentals and Residential Estates
The commission also addressed RE-15 and RE-20 zones, where the draft proposed removing short-term rentals (STRs) as a permitted use.

Resident Jan Fullmer noted that “approximately 31% [of dwelling units] are allowed to do short-term rentals as it stands.” Commissioner Fred Blickle initially moved to pass the code as is but later clarified the motion to include language protecting existing rights. The commission voted to recommend the code with the addition: “unless allowed under a master development agreement and or PRUD.”

New Definitions and Private Parks
The commission moved forward with new definitions, including those for "conventional chain businesses" and "agritourism."
Addressing concerns about noise and dust from private recreation, Commissioner Dean moved to change “private park, playground, private recreation to conditional use.” This shift allows the city to impose specific conditions on such properties in the future.

Closing Remarks
The hearing concluded with the commission forwarding their recommendations to the City Council, who will have the final say on the ordinances. "The public hearing is emphasis on hearing," Attorney Corbin Gordon reminded the room. "The planning commission is here to listen to you tonight."

The commission acknowledged that these codes are "baseline" and will likely face further "tweaking" as the city transition continues.

The full video may be viewed at youtube.com/@OgdenValleyIncorporated/videos