Planning commission forwards negative recommendation on rezone request at 2232 E. Pheasant Way

The Holiday City Planning Commission on Feb. 4, 2025 voted to forward a negative recommendation to the Holiday City Council on an application to rezone 2.06 acres at 2232 East Pheasant Way from R-187 (two-acre minimum lots) to R-143 (one-acre minimum lots).

The recommendation came after city planning staff explained that the property lies within the city's "country estates protected" designation in the general plan, which calls for preserving large-lot development patterns, mature tree canopy and private lanes. Staff told the commission the request does not meet the city's rezone approval standards and could create a precedent that would undermine the general plan's intent.

Applicant Randall Paul, who said he lives at 2232 E. Pheasant Way, told the commission the rezoning request is intended to facilitate a property-line shift so he and his family can hold a 3-acre parcel and a 1-acre parcel rather than the existing configuration. Paul said no new development is planned and that the family would place a permanent no-build easement in the deed to preserve open space. "We're not planning on changing anything other than moving the property line," Paul said.

Jade Andolan Snow (formerly Romney), who said she bought the four acres together and is part of the family ownership, said the seller told them the split would be straightforward when they purchased the land. She explained the family's intent was to create a smaller parcel for older relatives and keep open space on the larger parcel. City planning staff and commissioners noted, however, that earlier approvals and subdivision history in the area make the situation more complex: a planned unit development (PUD) had been approved in 2007 for 5 units on about 15.75 acres nearby but was not recorded, and several surrounding one-acre parcels are "legal nonconforming" lots that predate the R-187 zone.

During public comment, Leanne Stillman of 2149 E. Pheasant Way described the Paul family as "fabulous neighbors" but said her concern was not about their intentions. "My concern has nothing to do with the will intention. It's the fact that these aren't the people that are gonna be controlling it," Stillman said, adding that a future buyer of a three-acre parcel could seek development rights that the rezoning would make easier to obtain.

Commissioners discussed an alternate path the applicants could pursue: assembling adjacent parcels and applying for a planned unit development, which offers flexibility on lot size and setbacks in exchange for open-space preservation and other design objectives. Staff explained that the minimum acreage for a PUD in the R-187 zone is six acres, meaning the Pauls would need to coordinate with neighboring owners to pursue that option.

Commissioners repeatedly referenced the general plan and the policy rationale for maintaining the R-187 zone despite the existence of surrounding legal nonconforming one-acre parcels. Several commissioners said their primary concern was setting a precedent that could allow incremental reductions in lot size across the Holiday Estates area.

Motion and vote: Commissioner Prince moved to forward a negative recommendation to city council on the rezoning application by C. Bridal Paul to amend Holiday's zoning map for 2.06 acres at 2232 E. Pheasant Way from R-187 to R-143; Commissioner Barrett seconded. The commission conducted a roll call: Commissioner Cunningham 'Aye;' Commissioner Vilchinski 'Aye;' Commissioner Folland 'Aye;' Commissioner Prince 'Aye;' Commissioner Barrett 'Aye;' Chair Roach 'Aye.

The motion passed unanimously and the commission will forward the negative recommendation for consideration by the city council. Staff and several commissioners encouraged the applicants to discuss the PUD option with neighboring property owners if they want a development-flexibility route that preserves the area's open-space goals.

Votes at a glance

- Rezoning recommendation, 2232 E. Pheasant Way (R-187 to R-143): Motion to forward a negative recommendation to city council approved (6-0). Mover: Commissioner Prince. Second: Commissioner Barrett. - Approval of meeting minutes, Nov. 19, 2024: Motion to approve minutes approved (unanimous, recorded as "aye"). - Approval of meeting minutes, Dec. 2, 2024: Motion to approve minutes approved (unanimous, recorded as "aye"). - Approval of meeting minutes, Jan. 7, 2025: Motion to approve minutes approved (unanimous, recorded as "aye").

What happened next and why it matters: The planning commission's vote is a recommendation; the City Council will make the final decision. Commissioners framed their vote around adherence to the general plan and the risk that rezoning a protected country-estates area could open the door to future lot-size reductions and development not anticipated by the plan. The applicants said they would consider alternatives that preserve open space, including a PUD if neighboring owners participate.

No formal permit or development approval was granted at the meeting; the commission's action was only to forward its recommendation to council.