[{"_1":2,"_105":-5,"_106":-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",[32,75,85,95],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":-5,"_54":55,"_56":57,"_58":59,"_60":61,"_62":63,"_64":65,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},"mediaId",6534656,"mediaKeyId","3531216-655e3274fc065f525d6b2a5cc5c09e3f","parentId",3531216,"title","Planning commission hears major PDO amendment and mixed feedback on private streets for proposed Balance of Nature Gardens","audioSeconds",870,"startMs",1600000,"endMs",2470000,"viewUrl","/Search/View?dp=1&key=3531216-655e3274fc065f525d6b2a5cc5c09e3f&start=1600&end=2470","thumbnailUrl","https://d352y6ypj4mjo3.cloudfront.net/AudioPlaceholder.png","articleUrl","/articles/6534656/Utah/Planning-commission-hears-major-PDO-amendment-and-mixed-feedback-on-private-streets-for-proposed-Balance-of-Nature-Gardens","mediaUrl","author","Hurricane Planning Commission","date","2025-05-22T18:00:00Z","article","The Planning Commission on May 22 held an extended discussion (CC‑25‑11 / PSP‑25‑08) on a revised plan for the Balance of Nature Gardens project, a large planned development that the applicant described as a mixed‑use, walkable village with gardens, greenhouses, an amphitheater and a Liberty Village residential component. The applicant requested rezoning of the site to R‑1‑10 with a Planned Development Overlay (PDO) and removal of an earlier M‑1 manufacturing component.

Applicant presentation
Neil Terry, the project architect, described the plan as a destination campus emphasizing walkability and on‑site amenities. “We want to emulate a European village and promote walking… perimeter parking… and then form of transportation that will pick them up and take them to the town center,” Terry said. The applicant asked the commission to consider private streets in the PDO to allow closing streets for events, parades and festivals and to control the on‑site environment.

Commission and staff reaction
Commissioners asked for clarification on scope and had mixed reactions:
- Several commissioners praised the concept of a walkable village and lower density compared with earlier versions that included a significant manufacturing footprint. One commissioner said the revised proposal looked “great” and that the project could be an important local amenity.
- Commissioners and staff flagged concerns about private streets, public services, emergency access, and the city’s role in maintenance. Planning staff said they were not supportive of private streets in the PDO and that the issue would be a major question for the City Council.
- Staff noted the application remains under refinement: permitted uses, public versus private street classification, and density questions were still being negotiated and that additional clarifications would be necessary before council review.

No vote; next steps
The commission did not take a formal vote to recommend the revised PDO at the May 22 meeting. Staff recommended continued refinement of the application and the commission discussed the possibility of a work meeting; commissioners said they would like more detail on public‑service responsibilities and the precise uses proposed before a formal recommendation is made.

Ending
Staff and the applicant will continue to refine the PDO language and utility/access exhibits; the item may return to the commission for additional review before formal action and before the City Council considers any ordinance or PDO adoption.","mediaType","Audio","parentTitle","Hurricane City Planning Commission Agenda - 2025-05-22-PCR1","oneSentenceSummary","Developers presented a substantial update to the Balance of Nature Gardens project—removing a manufacturing component, expanding a wellness and Liberty Village concept, and requesting private streets and other PDO changes. Commissioners and staff raised questions; no formal action was taken.","taxTitle","Hurricane, Washington County, Utah","taxId",80031,"location","Utah","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":50,"_51":82,"_53":-5,"_54":55,"_56":57,"_58":83,"_60":61,"_62":63,"_64":84,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6534661,"Commission backs code change to let site‑built homes (and garages) in the platted Canyons RV subdivision",1023,3047000,4070000,"/Search/View?dp=1&key=3531216-655e3274fc065f525d6b2a5cc5c09e3f&start=3047&end=4070","/articles/6534661/Utah/Commission-backs-code-change-to-let-sitebuilt-homes-and-garages-in-the-platted-Canyons-RV-subdivision","The Hurricane Planning Commission on May 22 recommended that the City Council adopt a land‑use code amendment (LUCA‑25‑04) to allow site‑built dwellings with larger footprints in a platted RV subdivision known as the Canyons. The amendment applies only to platted RV subdivisions recorded before January 2020 and would allow a footprint approach (900‑square‑foot baseline footprint with allowance for a second story) that the applicants said would enable garages and two‑story homes on many lots.

Applicant presentation and rationale
Joby (Pauli) Venuti, representing Western CRE and the property owners, explained the subdivision was platted in 1987 and lots were later sold individually. Venuti said many purchasers brought in park models and then added unregulated additions; Venuti and his brother bought undeveloped lots and worked with staff on setbacks and structure sizing. “If we did the setbacks… what could be built on one of these lots? It was 900 on the very smallest lots…,” Venuti said, explaining the 900‑square‑foot footprint baseline and that stick framing was preferred over park models because it brings building inspections.

Why it matters: building type, water meters and public health oversight
Staff and the applicant noted an important infrastructure element: many original lots in the subdivision remain on shared master water meters; state rules mean that parcels on a shared water system with enough year‑round occupants are regulated as public water systems. The applicant and staff said resolving water‑metering (individual meters for each lot) is part of making the subdivision conform to typical building and health requirements.

Commission action and conditions
The commission voted to recommend the council adopt the code amendment, subject to the normal staff review. Commissioners described the changes as a way to regularize long‑standing site conditions, permit stick‑framed (inspectable) construction instead of park models, allow garages and an additional story, and address the subdivision’s water‑meter situation.

Ending
Planning staff will forward the commission’s recommendation and the draft ordinance language to the City Council for consideration.","Planning commissioners recommended the City Council adopt an amendment to Title 10, Chapter 43 to allow site‑built dwellings (stick‑framed homes) with larger footprints in a platted RV subdivision recorded before January 2020, a change applicants say will let property owners add garages and second stories.",{"_33":86,"_35":36,"_37":38,"_39":87,"_41":88,"_43":89,"_45":90,"_47":91,"_49":50,"_51":92,"_53":-5,"_54":55,"_56":57,"_58":93,"_60":61,"_62":63,"_64":94,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6534665,"Commission recommends zone change on 40 North 2480 West for small professional office use",204,556000,760000,"/Search/View?dp=1&key=3531216-655e3274fc065f525d6b2a5cc5c09e3f&start=556&end=760","/articles/6534665/Utah/Commission-recommends-zone-change-on-40-North-2480-West-for-small-professional-office-use","The Hurricane Planning Commission on May 22 voted to recommend that the City Council approve a zone change (ZC‑25‑13) for a one‑third acre parcel at 40 North 2480 West, changing the zoning from RM‑2 (multifamily) to Highway Commercial.

Applicant presentation and scope
Gerald Pratt, representing James Chaney and JACI Properties, described the parcel as roughly one‑third acre adjacent to an existing IHC facility. “It’d be a good spot for a professional office of some sort, maybe a medical rental facility,” Pratt said, and he described a conceptual 2,500‑square‑foot building meeting required parking on the site.

Commission comments and vote
Commissioners expressed general support for retaining commercial uses in that triangle of land near residential neighborhoods. Commissioners asked about parking; the applicants said they had sized the building to fit on the lot with required parking. A motion to recommend the zone change to the City Council, subject to staff and JUC comments, passed and will be sent to council for final action.

Ending
The recommendation will appear on the City Council agenda for their consideration; staff will include the commission’s condition that final approval be subject to staff and JUC comments.
","The Planning Commission voted to recommend that the City Council approve ZC‑25‑13, a zone change for a one‑third acre parcel at 40 North 2480 West from RM‑2 (multifamily) to Highway Commercial to allow a 2,500‑square‑foot professional/medical office building.",{"_33":96,"_35":36,"_37":38,"_39":97,"_41":98,"_43":99,"_45":100,"_47":101,"_49":50,"_51":102,"_53":-5,"_54":55,"_56":57,"_58":103,"_60":61,"_62":63,"_64":104,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6534670,"Planning commission backs preliminary site plan and recommends 85-foot height exception for proposed Zion Regional Medical Center campus",2199,767000,2966000,"/Search/View?dp=1&key=3531216-655e3274fc065f525d6b2a5cc5c09e3f&start=767&end=2966","/articles/6534670/Utah/Planning-commission-backs-preliminary-site-plan-and-recommends-85-foot-height-exception-for-proposed-Zion-Regional-Medical-Center-campus","The Hurricane City Planning Commission on May 22 recommended approval of a preliminary site plan for the proposed Zion Regional Medical Center campus and forwarded a development agreement to the City Council that would permit buildings up to 85 feet on three parcels along State Route 9.

The preliminary site plan (PSP-25-12) covers a multi-building medical campus the applicants described as a roughly 30–35‑acre development located southeast of the Walmart on SR‑9. Carl Rasmussen, an agent for the applicant, summarized the project as a hospital campus that will include a bed tower, medical office space and supporting uses. “There’ll be a new road, Sand Hollow East Road,” Rasmussen said, describing infrastructure that will serve the site. Jared Cox, a land developer on the project, said UDOT has placed restrictions on new access from SR‑9: “UDOT passed some restriction against this corridor that prevented any additional access,” Cox said.

Why it matters: Commissioners said the campus would expand local health-care capacity and local jobs, while staff and several commissioners urged caution about vehicle access and emergency routing. The development agreement would be the mechanism to allow an 85‑foot building height—well above Hurricane’s base highway‑commercial height—so the commission forwarded a recommendation to the council rather than approving a zoning text change.

Commission discussion and votes
- Commissioners discussed traffic access and emergency vehicle routing numerous times. Staff and the applicants confirmed a regional traffic study had been completed and that a site‑specific addendum would be prepared.
- Commissioners asked whether the 85‑foot request applied across all three parcels; the applicants said the primary need was for the five‑story bed tower but requested flexibility for future medical office buildings on adjacent parcels.
- On PSP‑25‑12 (preliminary site plan), a commissioner moved to approve the site plan as presented, subject to staff and JUC comments; the motion passed with the ayes recorded and the recommendation was forwarded to the City Council.
- On the development agreement to allow 85 feet, a motion to recommend approval to the City Council, subject to staff and JUC comments, carried.

What the approvals mean (next steps)
Both items are recommendations only; final authority rests with the Hurricane City Council. The commission placed emphasis in its recommendation on (1) continuing coordination with UDOT about access on SR‑9, (2) completing a site‑specific traffic study addendum and (3) addressing emergency access and fire‑department infrastructure (water looping) as the plan proceeds. Commissioners asked staff to reflect those concerns in the draft development agreement that will go to council.

Applicant and project details provided at the meeting
Applicants and agents described the campus as including a five‑story bed tower (the applicant’s materials indicate a multi‑story hospital) and medical office uses. The applicants described staging of public infrastructure (Sand Hollow East Road and a planned frontage-type road) and indicated future trail and utility corridors adjacent to SR‑9. Jared Cox and Carl Rasmussen said they had discussed access with UDOT but that UDOT’s corridor restrictions currently preclude new turns from SR‑9 at the location shown.

Ending
The commission’s recommendation will be considered by the Hurricane City Council at its next available meeting (the commission noted the council meeting on June 5). Staff said additional refinements to the draft development agreement and to engineering exhibits will be completed before council review.","The Hurricane Planning Commission voted to recommend approval of a preliminary site plan for the proposed Zion Regional Medical Center campus and recommended a development agreement that would allow an 85-foot height limit on the site, sending both items to the City Council for final action.","actionData","errors"]

Article not found

Planning commission hears major PDO amendment and mixed feedback on private streets for proposed Balance of Nature Gardens

Commission backs code change to let site‑built homes (and garages) in the platted Canyons RV subdivision

Commission recommends zone change on 40 North 2480 West for small professional office use

Planning commission backs preliminary site plan and recommends 85-foot height exception for proposed Zion Regional Medical Center campus