Meadow View Ranch

Every hearing and vote

1. April 16, 2025 · Planning Commission

   Meadow View Ranch land use map amendment, about 7058 N. 5750 W. (71.23 acres)

   Recommended for denial · 4-3

   Request to change unincorporated land from Residential Low Density and Design Industrial to Residential Medium Density ahead of annexation, for about 8 units an acre. Planner Cody Opperman said the city has favored residential north of 1100 South and west of 100 East with no further industrial spread. Applicant Tyler Horan said he owns or is buying about half the land and the church owns the rest; he said an earlier industrial proposal had been turned down because the city wanted residential, and that he plans about 7 units an acre mixing single-family and attached homes. Dane Hill, who manages the property for the church, said the church agrees with 7 units an acre. City Engineer Ben Hunter said traffic studies come with development and state law limits road improvements the city can require before annexation. Commissioner Bruce Frandsen argued density belongs in the TOD near FrontRunner and said he once sold property at a much reduced price because the city told him a roundabout would be required at the bottom of 500 East, yet none was built after Amazon developed; Commissioner Geoff Dupaix noted developers' constitutional property protections. The commission recommended denial and that the land all be designated low density.

   • Applicant: Tyler Horan (White Horse Land)
   • Landowners: Tyler Horan (owns or buying about half) and the church (Dane Hill, property manager)
   • Acres: 71.23
   • Land use: Residential Low Density + Design Industrial → Residential Medium Density (requested)
   • Proposed density: about 7 units/acre
   • Recommendation: deny; designate all low density
   • No votes: Chair Christine Anderson, Commissioners Chris Christiansen and Geoff Dupaix

   Moved by Commissioner Bruce Frandsen, seconded by Commissioner Harold Dudley. Vote: 4-3; Chair Anderson and Commissioners Christiansen and Dupaix voted no

2. July 16, 2025 · Planning Commission

   Meadow View Ranch (App #2) land use map amendment, about 7058 N. 5750 W. (25.37 acres)

   Recommended for approval · 4-1

   Second application by White Horse Land to change unannexed land from Residential Low Density to Residential Medium Density, with reduced acreage. The non-binding concept shows townhomes on the northeast portion and single-family homes elsewhere at about five to six units per acre, 25-foot driveways, possible three-car garages and visitor parking above code. Tyler Horan of White Horse Land said road and infrastructure work would largely precede construction and a preliminary traffic study found the city's transportation master plan can handle the project; he offered land for road widening. City Engineer Ben Hunter said 100 West and 500 East, minor collectors, would be improved with development and a formal traffic study comes with an application. A first motion to recommend approval (Christiansen/Dudley) failed with three yes votes, Commissioner Rod Martin voting no and Commissioner Bruce Frandsen abstaining after disclosing a personal interest in the project; staff said Frandsen could decide whether to vote because he neither owns the land nor represents the developer. A second motion adding a recommendation to limit density to 5.87 units per acre passed 4-1 with Frandsen voting yes. Frandsen noted the plan is only about 20 homes more than current zoning allows. The land later came back as the Buckwalter Meadow View Ranch 2 annexation petition.

   • Applicant: White Horse Land (Tyler Horan; Nathan Horan attended)
   • Acres: 25.37
   • Land use: Residential Low Density → Residential Medium Density
   • Density: 5.87 units/acre recommended cap (~5-6 units/acre concept)
   • Unincorporated; requires annexation
   • Commissioner Bruce Frandsen disclosed a personal interest, abstained on first motion, voted yes on second
   • First motion failed 3-1-1 (Martin no, Frandsen abstain)

   Moved by Commissioner Rod Martin, seconded by Commissioner Chris Christiansen (second motion). Vote: 4-1 on second motion; Commissioner Rodney Martin voted no