[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},"mediaId",6295859,"mediaKeyId","2519137-a546444b8fa1fc1f5eabedd7696511f2","parentId",2519137,"title","Planning commission pushes back on density and infrastructure for proposed Legacy B Estate PUD","audioSeconds",1102,"startMs",1061000,"endMs",2163000,"viewUrl","/Search/View?dp=1&key=2519137-a546444b8fa1fc1f5eabedd7696511f2&start=1061&end=2163","thumbnailUrl","https://assets.pipeline.soar.com/2519137-a546444b8fa1fc1f5eabedd7696511f2/thumbnail_1061000.jpg","articleUrl","/articles/6295859/Utah/Planning-commission-pushes-back-on-density-and-infrastructure-for-proposed-Legacy-B-Estate-PUD","mediaUrl","https://secure.pipeline.soar.com/6295859-984582744ffbf27d8f8e4571c5c8f2ad/orig.mp4?Expires=1771183405&Signature=XEhGcvg1yuhKu8PREg80DKgdmSz-ZT3FbLgKFAhh6RBizPZ-KhalaFIiO5V7FCMxpGlkX2z-qIaRG0ITJ0lS5TtSAGgA4-KdZR-53fVR8Y2zFYafXJMtcGM6C3UKmpuIC0vVM1Ikt4JPU8EX7hQPaI6uVipDZI7rEDtWOJteIq4t0oKiNcZgf0jr~AIr3gW5rFXqOEg9IcenwvG9QAlWBEmMVjv1qp2Tf2F6GiLsSHChasvpcdTueVyWJqONzWpfd6P~r88Pgmtk2u6MhJqDHxIKc3uayrGPAfWun8qhqI8q8ZGCcLg1DI-ZxJswJx3Vv29aswEg~OcYuYsfzX1HOA__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-03-06T03:08:35Z","article","The Parowan Planning and Zoning Commission opened a detailed review March 5 of a proposed planned unit development (PUD) titled Legacy B Estate, a concept for roughly 93 dwelling units on a site off 2200 West across from Eagle Rock. Commissioners and staff raised multiple technical and policy concerns — about density, street widths, setbacks, open space, water meters and water rights, utility upgrades and costs, parking, ownership of land and HOA enforcement, and fire and snow-management access — and asked the developer to return with revisions before the commission forwards a recommendation to the City Council.

Dan (city staff) presented the application as an early, conceptual PUD submittal and said the parcel’s potential zone change still awaits a City Council decision. He explained that a PUD can request deviations from subdivision standards but noted the PUD does not have an automatic right to those deviations: “There is no they don't have any right to get any of these things that they're asking for, but planning commission needs to look at it and judge whether it will accomplish certain things,” he said.

Key technical issues raised by staff and commissioners:
- Density and open space: The proposal showed about 93 units — within R3 density limits (R3 allows up to nine dwelling units per acre) — but commissioners said the plan offers virtually no recreational open space and asked for clearer common-area delineation.
- Street widths and sidewalks: The developer’s drawings showed 30-foot rolled-curb streets (about 26 feet of asphalt). Commissioners asked for at least wider streets and sidewalks to match nearby Eagle Rock and to reduce pedestrian hazards. Staff noted the city’s standard local street right-of-way is 60 feet with 26–32 feet of pavement depending on on-street parking and sidewalk options.
- Parking: Individual homes have a 20-by-20 concrete parking pad; commissioners observed that larger personal vehicles would overhang those pads and questioned whether the proposal’s 42 additional gravel parking stalls provide adequate long-term parking. Some commissioners asked that parking be paved rather than gravel.
- Water and meters: Staff said the developer previously proposed master meters, but state DEQ guidance and city policy require individual meters. Each 3/4-inch residential meter triggers the city’s water-rights requirement (roughly 0.5 acre-foot per 3/4-inch meter as coded), and staff said the applicant may ask for a variance but should expect pushback given current water supply concerns.
- Utility upgrades and impact fees: The project may require a pressure-reducing valve (PRV) installation on an 8-inch main and other system-level improvements; staff noted such mainline upgrades could justify an impact-fee credit but must be negotiated.
- Ownership, leases and eviction risk: Commissioners and a public commenter noted residents of some similar developments buy homes but do not own the land under them; staff said the application must detail how title, CC&Rs and HOA enforcement will work and whether the land will be owned by an HOA or retained by an investor.
- Emergency access and snow storage: Fire-truck turning radii, two points of ingress/egress for the inner loop, and designated snow storage were flagged as essential.

Resident Larry Zajac, who had previously visited similar clustered housing in Silt, Colorado, urged commissioners to study examples and designs for “courtyard” or clustered housing that provide shared common areas. “They loved it because the housing was affordable,” Zajac said of the Silt development, but he advised the commission to examine ownership and lease layers carefully.

Staff concluded that the packet presented an early-stage design and that the planning commission’s role at this point is to state what design issues must change before the developer proceeds further with engineering. Commissioners generally asked for wider streets, clarified setback expectations, more clearly defined and useable open space, improved parking provision, paved shared parking rather than gravel, and additional documentation on water, sewer and HOA governance. No formal action was taken; staff will forward the commission’s comments and request revised plans.","mediaType","Video","parentTitle","Parowan City Planning and Zoning Commission Meeting 3-05-2025","oneSentenceSummary","The Parowan Planning and Zoning Commission opened a detailed review March 5 of a proposed planned unit development called Legacy B Estate, a concept for roughly 93 dwelling units off 2200 West; commissioners raised concerns about narrow streets, minimal open space, water meters and rights, parking, and fire access.","taxTitle","Parowan Planning and Zoning, Parowan City Council, Parowan , Iron County, Utah","taxId",23614,"location","Utah","headline","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6295864,"Parowan planning commission OKs Terrible's high-rise sign and flagpole, conditions Chevron price sign and Terrible’s sign on FAA clearance",156,360000,516000,"/Search/View?dp=1&key=2519137-a546444b8fa1fc1f5eabedd7696511f2&start=360&end=516","https://assets.pipeline.soar.com/2519137-a546444b8fa1fc1f5eabedd7696511f2/thumbnail_360000.jpg","/articles/6295864/Utah/Parowan-planning-commission-OKs-Terribles-high-rise-sign-and-flagpole-conditions-Chevron-price-sign-and-Terribles-sign-on-FAA-clearance","https://secure.pipeline.soar.com/6295864-b3ab6019538f975ae04390367520a361/orig.mp4?Expires=1771183405&Signature=DwdqaNjkF0uKeTohanNVRSzdfYqdQekDm2fyCKAuDjEZnjUiC8IsSMhRpf5B8Mzsw4uV7M~4oABPpwNn4Jzz5FyI-~gqkfKyvwlTOUNFG-jNqSNrKY6n6N~psuks8YJSJO3PQQtpljEi9YACA8KidVL9E744gxfB7RSRTQdgshaWJ2nEqVUDmcqrf6ELeu2RpZC2V781sGJt5gajOkiOElS2KWjUziOFM-8SZ3N10znOa8ek83x-NzBFBffZo7xw2OsSooYwuQcsTaKhhSFlAIGcVdCYiwO7WxpkiTYOhD5UhQK7ZxoncK7uU~oJ3Xt9Kz4lP1kzNvjuKDie~uwfjw__&Key-Pair-Id=KUT5TJCACFTXG","The Parowan Planning and Zoning Commission approved a conditional use permit March 5 allowing Terrible’s to install a high-rise pricing sign and to seek permission for a proposed 100-foot flagpole, and it authorized a Chevron fuel-price sign at 31 feet, with the Terrible’s approvals conditioned on Federal Aviation Administration clearance.

Commissioners said the permit addresses a request that exceeds the code height threshold that triggers conditional use review. City staff and the applicant told commissioners the high-rise price sign would sit at the edge of the Terrible’s property closest to the Interstate and that the proposed flagpole location was moved to the freeway side to reduce neighborhood impacts.

Dan (city staff) reminded commissioners that the code requires conditional-use review for signs taller than the 35-foot threshold and noted the commission recently reviewed a similar high-rise sign for another business. The applicant's representative said she had submitted separate FAA applications for both the high-rise sign and the flagpole and expected FAA review to take 45–60 days. “I submitted an application for the iRise sign and the flagpole. They said it could take 45, 60 days for a response,” the representative said.

Commissioners discussed lighting controls and nighttime dimming. The applicant's representative confirmed the LED price digits and sign lighting can be dimmed: “The price digits will dim down at nighttime,” she said, and added the store can adjust lumens remotely if the city later adopts numeric limits.

In a motion on the record, a commissioner moved to approve the conditional-use application for the Terrible’s sign and flagpole height and to allow the Chevron fuel-price sign at 31 feet; the motion included a condition that the Terrible’s sign and flagpole receive any required FAA approval before a final permit is issued. Another commissioner seconded the motion and the commission approved it by voice vote; the roll-call counts were not read into the record. Commissioners added that any final permit must demonstrate FAA clearance and show that lighting can be dimmed to city-acceptable levels.

What happens next: the applicant must provide FAA documentation to the city and obtain final administrative permitting. City staff will verify FAA clearance and final lighting controls before issuing building or sign permits.","The Parowan Planning and Zoning Commission approved a conditional use permit for a high-rise sign and proposed 100-foot flagpole at the Terrible’s site and authorized a 31-foot Chevron price sign, conditioning the Terrible’s approvals on Federal Aviation Administration clearance and adjustable nighttime lighting.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6295854,"Public split at Parowan P&Z hearing over removing long-term-stay restriction at Arbury Park; commission takes no action after agenda oversight",6639,185000,6824000,"/Search/View?dp=1&key=2519137-a546444b8fa1fc1f5eabedd7696511f2&start=185&end=6824","https://assets.pipeline.soar.com/2519137-a546444b8fa1fc1f5eabedd7696511f2/thumbnail_185000.jpg","/articles/6295854/Utah/Public-split-at-Parowan-PZ-hearing-over-removing-long-term-stay-restriction-at-Arbury-Park-commission-takes-no-action-after-agenda-oversight","https://secure.pipeline.soar.com/6295854-5994e2715aeb469bd8ea2be09c4935f2/orig.mp4?Expires=1771183405&Signature=MUsOkg0x-vDLB9vA5cSa2xejaVIQMnKeuYdh9i4RFWVQzV3h4-j-lcnzjThH4P47jGSXg7wZAVnVuAKJfnU2JRzI9Us8dgV-f4xK7bd-Az~IqmMKhGmjEc2Tez~9LIZX4LwVHGlghFQTjCvBsV0diV2Pf5mGvpNWBoGS812ilWDfSdqtEzqCImUPrnhMt71wJyPEfkDVWa~mMGUb9A9uL6goX7G6jav3jOf1wDY7Wf60eFAIKvLoo9atWOwwdp6AifysdB3Yf4WRHqhFRveiOJ329AVRMpFLfh4lpb-cukS4Fff-QbtSviIglGe7m7BJa4eSzHZhaF~DSDscfOWZ4g__&Key-Pair-Id=KUT5TJCACFTXG","At a public hearing March 5, residents and a business owner told the Parowan Planning and Zoning Commission they were divided over whether the city should relax an ordinance banning long-term stays at the Arbury Park RV site. The commission took no action after staff later said the proposed amendment was not on that meeting’s agenda and therefore could not legally be decided.

Casey Jones identified himself to the commission as a co-owner of Painted Hills RV and spoke in favor of removing the restriction. “It would allow us to be able to manage our business effectively, bring more customers into the community to our gas our businesses, gas stations, restaurants, grocery stores, gym,” Jones said, adding he and other owners were present to show support for removing the restriction.

By contrast, Janelle Zajac, a Parowan resident, said the city already has long-term stays in violation of the ordinance and that inconsistent enforcement meant she could not support relaxation. “Because of that, I cannot support a relaxation of the ordinance for long term stays,” Zajac said during public comment.

Earlier in the meeting staff had called for a public hearing to receive comment on the proposed amendment. After public comment concluded, a staff member told the commission the item had not been placed on the agenda and therefore the commission could not legally make a determination that night. The record shows staff apologized to the business owner for the oversight and said the matter would be placed on a subsequent agenda for formal consideration.

No formal motion or vote on the ordinance change was taken at the March 5 meeting. The item will be rescheduled for a future meeting and legally noticed as required.","At a public hearing, Painted Hills RV co-owner Casey Jones urged the commission to remove a restriction on long-term stays to support local businesses; resident Janelle Zajac opposed relaxing the ordinance, citing enforcement concerns. The commission could not act because the item was not properly on the agenda.","actionData","errors"]

Article not found

Planning commission pushes back on density and infrastructure for proposed Legacy B Estate PUD

Parowan planning commission OKs Terrible's high-rise sign and flagpole, conditions Chevron price sign and Terrible’s sign on FAA clearance

Public split at Parowan P&Z hearing over removing long-term-stay restriction at Arbury Park; commission takes no action after agenda oversight