Perry City planners opened a public hearing and discussion on Ordinance 25Q, a request to rezone about 28 acres from agricultural to R-1 (third acre) with a development overlay to allow a conservation-style subdivision. The developer proposed roughly 84 single-family lots and eight townhomes, clustered to preserve open space and provide a playground, pavilion and a disc-golf feature.

Multiple nearby property owners told the commission they are concerned about irrigation and natural springs that cross the site, existing wetlands, and whether the subdivision's smaller proposed lot sizes would create incompatible edges with longstanding larger-lot farms. "If you're gonna have a zoning that says 1 third acre, the lot should be 1 third acre," resident Boyd Young said, adding that many of the proposed lots are about 6,500 square feet and that reducing the apparent lot size "felt like a bait and switch." Neighbor Braun Bowden asked the commission to account for summer dust and heavy construction traffic on the existing gravel road and to ensure irrigation flows are preserved.

Planner Bob outlined the application and staff concerns: the property is currently agricultural, the proposal covers about 28.21 acres with a conservation/open-space portion noted in the packet, utilities (large water and sewer mains) exist in adjacent streets, but the road fronting the site is currently gravel and would need frontage improvements. Bob said a development agreement is necessary because the subdivision relies on a nonstandard second emergency access that current code would not accept without negotiated exceptions; he said the fire marshal has indicated the 30-foot emergency access could be acceptable as a nonpublic street.

Developer Brett Jones of Basin Development spoke at the hearing and said his team had reviewed wetlands with a consultant; he told commissioners, "It is not our intention to make problems for any of our neighbors on this property. We want to find a way to navigate this to where everyone can still get their irrigation that is needed." Jones said wetland engineering identified potential issues mainly on the east side of the property and that the developer would provide buffers and avoid construction in known waterways.

Residents described longstanding irrigation practices and springs that historically served families' fields. Several public commenters said water crosses under the Union Pacific tracks and that the site can hold standing water in wet years; speakers warned that filling wetlands or diverting irrigation without mitigation would harm downstream water users. Kim Barnard told the commission the area has been wetlands for "years and years" and that mitigation obligations would apply if wetlands were disturbed.

Commissioners asked for more detail on several technical points before making a recommendation: the exact acreage and design of the conservation/open-space area, whether a stormwater pond would reduce developable lots, specific park features and a parking plan for the open space, a clear maintenance and ownership plan for the emergency access, and a detailed wetlands and irrigation analysis including any Army Corps of Engineers permitting needs. Commissioners also noted the future land-use map shows the parcel as agricultural and urged caution when a rezone would change the city's planned pattern.

After discussion, the commission voted to table the application and hold a joint work session with City Council so elected officials can review the details and provide direction. Commissioner (unnamed) made a motion to schedule a work session with City Council and table the item; the motion was seconded and passed on a roll-call voice vote. The commission directed staff and the developer to prepare more detailed information on wetlands, irrigation conveyance, lot-size transitions adjacent to existing homes, park design and parking, and a proposed maintenance agreement for the emergency access road.

Next steps: staff will coordinate a work session with City Council and the applicant; the public was told to watch the city's public meeting notices (pmn.utah.gov) and the commission agendas for the date and materials.