Nibley City Planning Commission - 05/15/2025
April 10, 2026complete
TL;DR
Nibley’s Planning Commission recommended approval of major zoning and subdivision code amendments, including tighter RM zoning tied to the future land use map, revised RPUD standards, mixed-use rules, and expanded open-space fee-in-lieu options; the vote was 4-0 with one abstention/recusal. Commissioners also signaled interest in future changes to encourage more housing variety, while staff previewed upcoming state-required code updates, the general plan workshop, and several pending development projects.
Meeting Summary
- The commission recommended approval of amendments to multiple code sections covering RM mixed residential, mixed use, residential planned unit development, transfer of development rights, and open space subdivision standards. The vote passed 4-0 with one abstention/recusal.
- The approved ordinance changes tighten where RM zoning can be applied by tying it to the future land use map and limiting it to high-density residential and town center areas. Staff said this is meant to better align zoning with the general plan and future road capacity.
- Commissioners discussed reducing RM zone size limits to a minimum of 10 acres and a maximum of 40 acres, while lowering RPUD minimum size from 40 to 20 acres and raising RPUD density from 5 to 7 units per net developable acre. The intent was to make RPUDs more workable while still controlling scale.
- The group debated mixed-use requirements near highways and arterial intersections, with staff clarifying that the commercial component would apply only when part of a project is within the specified distances. Commissioners raised concerns about how narrowly that could be interpreted and whether it should be tied more clearly to targeted growth areas.
- Open space requirements were modified to allow fee-in-lieu options when a project is within a half-mile of a city park of at least two acres, including planned parks shown in the city’s master plan. Staff also extended that fee-in-lieu option to open space subdivisions.
- Commissioners discussed whether the ordinance should do more to encourage a broader mix of housing types, including detached and transitional housing options. Several members said they want future work on smaller-lot single-family and “missing middle” housing, rather than relying mostly on townhomes.
- Public comments were essentially absent; staff noted no one from the public was in attendance and no written comments had been submitted for the hearing.
- Staff said the legislature recently required additional code updates, including counting garages as parking and renaming lot line adjustments as property boundary adjustments. Those state-driven revisions will be brought back in upcoming meetings.
- The general plan update is moving forward, with a public workshop planned during Heritage Days and a possible joint session with the City Council and Planning Commission to review scenario options. Staff also previewed upcoming development items, including the Gibbs/Fields project, a rezone near Mountain View Machine and Welding, and continued work on the Nibley Meadows development agreement.