Planning commission forwards positive recommendation for Warner rezoning despite concerns about slopes and traffic

The Morgan County Planning Commission voted 4–1 on Dec. 10 to forward a positive recommendation to the County Commission for application 26.023, a future land use map amendment and rezone for about 51.299 acres owned by the Paul and Beverly Warner Family Trust near Mountain Green Middle School.

Staff told the commission the current future land use designation is Ranch Residential (5‑acre lots) and the applicant is requesting Village Low Density Residential (up to two units per acre) and rezoning to R‑1‑20. The planner said the application covers four parcels near 4970 West / 6100 North and totals approximately 51.299 acres. “They've asked for R‑1‑20 zoning, so that's what we brought forward,” the staff member said during the presentation.

Public commenters and several commissioners pressed staff and the applicant on infrastructure and safety issues. Resident Katie Diebel asked, “What is the public benefit of changing the zoning?” and warned that adding housing without amenities could worsen congestion near the Trappers Loop and Old Highway intersection. Resident Tom Johnston described prior heavy snowfall that required neighbors to “helped to pump a neighbor's backyard out to prevent it from flooding their basement,” raising runoff and watershed concerns.

Staff and the zoning administrator said many of those technical questions — how many lots can be served, drainage mitigation, soils and exact road widening needs — are resolved during subdivision and geohazard review, not at the rezone stage. The zoning administrator noted that steep Norwood Tuff soils and areas with over 25% slope on the site will trigger mandatory geohazard studies and reduce net developable acreage. The planner also said access from Trappers Loop would require UDOT approval and that fire code typically limits single‑access subdivisions to about 30 lots unless exceptions are granted.

Applicant representative Wade Warner told the commission the trust has no fixed plan or house count and is seeking rezoning to align with neighboring properties: “We don't have a vision as far as the number of homes that we go in there,” he said. After extended discussion of scope, traffic‑study procedures and code considerations, a commissioner moved to forward a positive recommendation based on findings in the staff report dated 09/10/2026; the motion passed 4–1.

Next steps: the County Commission will consider the Planning Commission's recommendation and make the final decision on the future land use map amendment and rezoning for application 26.023.