General Information

Government Type

Municipality

Entity

Cedar Fort

Public Body

Planning & Zoning

Notice Information

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Notice Title

Planning Commission Meeting Minutes DRAFT

Notice Type(s)

Meeting

Event Start Date & Time

January 13, 2026 07:00 AM

Description/Agenda

Town of Cedar Fort Planning Commission Meeting Minutes January 13, 2026 | 7:00 PM Town Hall, 50 East Center Street, Cedar Fort 1. Call to Order; Roll Call; Pledge of Allegiance; Prayer/Thought Chair Kent Withers called the Planning Commission meeting to order at approximately 7:03 p.m. Present: Kent Withers Bart D Berry Cayden Draper (arrived shortly after meeting began) Lynnette Groff Absent: Derek Beck A prayer was offered by Bart D Berry. The Pledge of Allegiance was led by Lynnette Groff. 2. Review and Approve Meeting Minutes The Commission reviewed the following meeting minutes: April 22, 2025 May 13, 2025 July 8, 2025 August 12, 2025 October 14, 2025 November 13, 2025 Discussion was held noting minor spelling errors and missing secondary information (such as start times and seconds to motions), but members agreed the substance and content of the minutes were accurate. Motion: Motion: 'I make a motion to approve the meeting minutes with spelling corrections for 4/22/2025, 5/13/2025, 7/8/2025, 8/12/2025, 10/14/2025, 11/13/2025.' Made by: Lynnette Groff Seconded by: Bart D Berry Vote: Kent Withers - Aye Cayden Draper - Aye Bart D Berry - Aye Lynnette Groff - Aye Motion carried unanimously. 3. Update from Public Interface Meeting Regarding the General Plan / Next Steps The Chair provided an update regarding the public interface and progress on the General Plan. It was reported that consultant Erica is preparing draft General Plan materials, expected to be delivered the week of January 19, 2026. Once received, the Commission will review and provide feedback. Discussion included prior public engagement efforts, attendance at earlier public meetings, and expectations that additional public outreach may be limited based on prior participation. Members discussed timeline expectations and next steps once the draft plan is delivered. No motion was made. 4. Lot 1, Ranches at Cedar Meadows - Commercial Use Concept The Commission discussed prior inquiries regarding proposed commercial or business uses on Lot 1 at Ranches at Cedar Meadows, including trucking-related operations and home-based business concepts. Discussion centered on compatibility with residential zoning, access limitations, undeveloped road conditions, and emergency vehicle access. It was noted that no formal application was currently before the Commission. No motion was made. 5. Ranches at Cedar Meadows - Public Road Not Constructed The Commission discussed the continued absence of the required public road serving Ranches at Cedar Meadows. Concerns included fire access, road standards, and the risk of approving land use applications before infrastructure requirements are met. Staff reported that the developer has hired a contractor and is seeking an extension from UDOT related to road access permitting, with construction anticipated in the spring. Consensus of the Commission was that land use applications should not proceed until road construction obligations are satisfied. No motion was made. 6. Continued Conversation Regarding Water Right Requirements for Land Use Applications The Commission held an extensive discussion regarding residential water right requirements, including historical usage data, consultant input, infrastructure capacity, and equity considerations. Consultant Logan Riley participated remotely and reviewed his findings, noting average residential usage trends and explaining that 0.75 acre-feet per residential connection exceeds historical average usage while still allowing flexibility for irrigation. Commission members discussed: Differences between residential and commercial water requirements Site plan-based evaluation for additional landscaping or livestock Use of water meters and rates to manage overuse Coordination needed between the Town and the irrigation company Ordinance revisions and public hearing requirements Consensus emerged that 0.75 acre-feet per residential connection, with additional water required based on site-specific uses, should be taken forward for public hearing consideration. No formal motion was made. 7. Review Commercial Concept Rezone for Golden Cedar Estates The Planning Commission discussed a preliminary commercial concept rezone proposal for Golden Cedar Estates. The discussion focused on the conceptual nature of the request and the fact that no formal application, site plan, or zoning amendment had been submitted for Commission consideration at this time. Commission members discussed general considerations that would need to be addressed should a rezone application be formally submitted in the future, including but not limited to land use compatibility, traffic impacts, infrastructure capacity, water availability, and consistency with the Town's General Plan. It was noted that any future rezone request would require a complete application, staff review, and a public hearing in accordance with Town ordinances and state law before any recommendation could be made. No action was taken, and the item was received as informational only. 8. Public Comment Alex Carter, representing the Town Council, addressed the Planning Commission regarding a home-based business license inquiry for a property located across from the fire station. He stated that, after reviewing the application and visiting the site, he believed the proposed operation exceeded the scope of a standard home-based business. While noting that the property appeared generally well maintained, he expressed concern that the nature and scale of the activity more closely aligned with a use that would require a conditional use permit rather than a home-based business license. Mr. Carter indicated that he had communicated this concern to the applicant and sought feedback from the Planning Commission on the appropriate process moving forward. General consensus of the Commission aligned with the interpretation that the use would likely require a conditional use permit. No formal action was taken. 9. Adjourn Motion: 'I make a motion to adjourn.' Made by: Bart D Berry Seconded by: Lynnette Groff Vote: Kent Withers - Aye Cayden Draper - Aye Bart D Berry - Aye Lynnette Groff - Aye Motion carried unanimously. The meeting adjourned at approximately 8:42 p.m.

Notice of Special Accommodations (ADA)

THE PUBLIC IS WELCOME TO ATTEND IN ALL TOWN MEETINGS. Pursuant to the Americans with Disabilities Act, individuals needing special accommodations during this meeting should notify Town Clerk, Tel. 801-768-2147, 24 hours prior to meeting.

Notice of Electronic or Telephone Participation

N/A

Meeting Information

Meeting Location

Town Hall, 50 East Center Street
Cedar Fort, UT 84013
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Contact Name

Kandice Johnson

Contact Email

clerk@cedarfort.gov

Notice Posting Details

Notice Posted On

February 03, 2026 12:14 PM

Notice Last Edited On

February 03, 2026 12:14 PM

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