Ogden council adopts Harrison Boulevard station plan and 24th Street mixed-use rezone, delays massage business rules
November 18, 2025, 6:00 p.m. · Council Chambers, Municipal Building, 2549 Washington Boulevard
The Ogden City Council adopted the Harrison Boulevard OGX Station Area Plan, with a density correction near Country Hills Drive, and rezoned about 1.18 acres at 768 West 24th Street for 16 live/work townhomes. It continued proposed massage business regulations to Dec. 9 after HIPAA and landlord concerns. The Citizens Advisory Committee was made permanent. All votes were unanimous.
From the approved minutes. Updated October 14, 2026.
Decisions at a glance
| Item | Result |
|---|---|
| Fiscal Year 2025 Annual Action Plan Amendment #1 and budget amendment | Discussed |
| Zone Ogden development code update | Discussed |
| Honorary Mayor of Christmas Village recognition | Approved · 7-0 |
| Citizens Advisory Committee reappointment and appointments | Approved · 7-0 |
| Ordinance 2025-34: remove sunset date for Citizens Advisory Committee | Approved · 7-0 |
| Ordinances 2025-35 and 2025-36: mixed-use zone and rezone at 768 West 24th Street | Approved · 7-0 |
| Resolution 2025-22: Harrison Boulevard OGX Station Area Plan | Approved with conditions · 7-0 |
| Ordinance 2025-37: massage business regulations | Continued · 7-0 |
| Wall Avenue Corridor Study preferred alternative: communications plan | No action |
Agenda, item by item
Presentation
Citizens Advisory Committee sunset report and ordinance change
Discussed
Committee Chair Jeremy Peterson reported that the Community and Economic Development Citizens Advisory Committee oversaw about $21 million in federal and city program spending over five years, including 24 renovated homes sold, nearly 190 down payment assistance recipients and 131 homeless individuals housed. Staff said the proposed ordinance would drop the sunset date and its separate sunset report, since the same information comes with the annual action plan. Council members praised the committee's work and agreed no text change was needed after staff committed to include the committee chair in the annual presentation.
Budget
Fiscal Year 2025 Annual Action Plan Amendment #1 and budget amendment
Discussed
Program Compliance Administrator Cathy Fuentes outlined changes to the federal housing plan: raising the Own in Ogden down payment program budget to $600,000 with a goal of 50 loans, moving HOME CHDO funds to an infill housing project on Madison Avenue, shortening the affordability period for small direct-assistance loans from 10 to 5 years under a new HUD rule, and shifting CDBG CARES Act money from business aid to target-area public improvements. Finance Director Justin Sorensen said the related budget amendment is an overall increase of $1,241,650. A 30-day comment period runs to Dec. 14, with a public hearing Dec. 16.
- Budget$1.24 million
Presentation
HUD Consolidated Annual Performance and Evaluation Report (CAPER)
Discussed
Staff reported the city received about $6.3 million in HUD funding in FY2024-25 and spent about $2.8 million. Results included 53 down payment assistance loans, three home renovations with six more underway, three emergency repair loans and rental help for 42 households. Council members discussed the Housing Exterior Loan Program, which spent $354,779 in non-federal funds on 27 households and runs out of money within months, and asked about the HomeServe line-repair insurance program; Council Member Dave Graf shared a constituent's complaint about a claim denial and staff said they would follow up.
City code
Zone Ogden development code update
Discussed
Senior Planner Brandon Rypien and consultant John Jensen of Logan Simpson said drafting is nearly done. Topics were how to transition to the new code (staff recommend adopting it with a delayed effective date of three to six months), replacing the 'family' definition with 'household' with a 15-person maximum and no more than three rental contracts, whether to lower the sexually oriented business threshold from 15 to 5 percent of floor area, and landscaping standards tied to water conservation. Council members questioned the 15-person cap without regard to square footage or bathrooms. Landscaping and accessory dwelling unit standards were pushed to January.
Other
Honorary Mayor of Christmas Village recognition
Approved · 7-0
The Council recognized Carolyn Brierley as the 2025 Honorary Mayor of Christmas Village and formally voted on the recognition.
Appointment
Citizens Advisory Committee reappointment and appointments
Approved · 7-0
The Council approved the mayor's request to reappoint Jeremy Peterson and appoint Jeremy Shinoda, Xiomara Mayorga, Sara Meess and Brad Child to the Community and Economic Development Citizens Advisory Committee.
City code
Ordinance 2025-34: remove sunset date for Citizens Advisory Committee
Approved · 7-0
The ordinance amends Section 3-30-4 to make the committee a standing body. Vice Chair Richard Hyer said it was valuable to keep the committee in annual presentations but did not think the ordinance had to require it.
Zoning
Ordinances 2025-35 and 2025-36: mixed-use zone and rezone at 768 West 24th Street
Approved · 7-0
The Council adopted site-specific mixed-use zone standards and rezoned four parcels (about 1.18 acres) from single-family residential (R-1-5) to Mixed Use for a proposed 16 three-story live/work townhomes with ground-floor commercial space, within the Trackline Redevelopment Project Area. The Planning Commission recommended approval with conditions on May 7, 2025. Petitioners are Tyler M. Gray and Teresa McCandless. Residents raised parking, nearby railroad activity, water-wise landscaping and infrastructure. Planning Director Barton Brierley said two parking spaces are required per unit with no set commercial requirement, that trains run about twice a week, and that UDOT was consulted on the future 24th Street interchange. The applicants' representative, Luke Kennard, said units would be individually owned, each with a two-car garage, plus 30 commercial spaces.
- Applicants: Tyler M. Gray and Teresa McCandless
- Acres: about 1.18
- Units: 16 live/work townhomes
- Current zone → proposed: R-1-5 → Mixed Use (MU)
- Planning Commission: recommended approval with conditions, May 7, 2025
General plan
Resolution 2025-22: Harrison Boulevard OGX Station Area Plan
Approved with conditions · 7-0
The Council adopted the station area plan covering the five OGX bus stops along Harrison Boulevard and Weber State University (32nd Street, 36th Street, Weber Central, Wildcat Village and the Dee Events Center), required under a 2022 state law. Staff said the plan is a land-use recommendation, not a rezoning, and that it follows Weber State's master plan near the Dee Events Center. Ten residents spoke on crosswalks, eminent domain, traffic, bike lanes, accessory dwelling units and high-density housing; Planning Director Brierley said no use of eminent domain is anticipated. The Council amended the plan to correct an area near Country Hills Drive shown as medium-density residential that should be low-density.
- Amendment: Country Hills Drive area changed from medium- to low-density residential
City code
Ordinance 2025-37: massage business regulations
Continued · 7-0
The proposed new Chapter 5-18 would require state DOPL registration, set facility standards (visible reception area, no locked interior doors, no residential beds), limit hours to 8 a.m. to 10 p.m. and require client logs. Council members raised HIPAA concerns about client records and a three-year bar on reuse of a location after license revocation. Staff said 7 of the city's 38 massage businesses would be affected, with 31 sole practitioners exempt. Two residents objected on medical privacy grounds. The Council continued the item to Dec. 9, 2025 for further research.
Roads and utilities
Wall Avenue Corridor Study preferred alternative: communications plan
No action
Because the item was extended on Oct. 21 so the administration could consult stakeholders such as UDOT, Council staff presented a communications plan. The preferred downtown concept (22nd to 27th streets) is traffic calming with a landscaped median and shared-use path, recommended unanimously by the Planning Commission on June 4, 2025. Council staff asked Planning to resubmit in about six months.
What residents said
Parking at 768 West 24th StreetRailroad activityEminent domainTraffic and density on Harrison BoulevardMassage ordinance HIPAAPolice and immigration enforcement
Residents spoke on the 24th Street rezone (parking, rail activity, water-wise landscaping, infrastructure) and the Harrison Boulevard plan (crosswalks, eminent domain, traffic, bike lanes, ADUs, density). Several speakers asked about Ogden police assisting federal immigration agents; Mayor Nadolski said the city cannot enforce immigration law but officers answer calls for backup, and he would look into one incident. Others criticized the massage ordinance's medical-privacy implications, proposed leading pedestrian intervals, and commented on election result graphics.