Neighbors raise traffic and density concerns; planning commission recommends less-dense rezoning for State Street site

The Hurricane Planning Commission on Aug. 28 recommended that the City Council approve a zone change at 184 North State Street to R‑M‑2 instead of the applicant’s requested R‑M‑3, following public comments about density, parking and traffic.

Applicant and proposal: Kevin Hansen of White Glove Construction appeared for owners Theresa Rimehofer and Tanya Winona and asked to rezone the 1.22-acre parcel on State Street to a multifamily category. Hansen presented two development options: an RM‑2-style layout of about 12 townhome units (clusters of three) and an RM‑3 option that could yield about 16 units in continuous townhome rows. He said multifamily use better fits the parcel’s State Street location and the city’s general plan than a single detached home.

Public concerns: neighbors who live near the site asked for lower density, more parking and clearer vehicle access. One nearby resident described frequent U-turning and narrow local streets and said, “I’m not against a project... I would hope that as it’s considered, that there’s plenty of parking, that there’s more than 1 car garage, and that you just consider all the parking that will be on that street.” Neighbor Dory Tharpe, 284 East 200 North, told commissioners she walks at night and is “concerned about the traffic on State Street stopping, you know, turning right and also getting out of 200 North.”

Safety and engineering issues: planning staff and the applicant discussed access constraints: the property adjoins a private drive and a homeowners association (HOA) road that the developer may need permission to use or alter; engineering comments in the packet note potential road-dedication or improvement requirements if the parcel is later subdivided. Commissioners and staff also discussed fire access standards and turnaround requirements; during the hearing speakers referenced different length thresholds (one staff comment said a turnaround is required for drives over 300 feet; another speaker noted a 150-foot figure), a discrepancy commissioners said staff will clarify.

Commission action: commissioners initially debated density and whether RM‑3 was compatible with the neighborhood’s existing zoning pattern. After a resident asked whether the public could comment (public comment had already been opened earlier in the meeting), the commission withdrew an earlier motion and reopened the public hearing to hear neighbors’ remarks. Following that input, Commissioner Paul moved to recommend RM‑2 rather than RM‑3 based on the four rezoning criteria and concerns about compatibility and density; a second was recorded and the motion passed by roll-call voice votes.

Why it matters: RM‑3 would allow roughly 15 units per acre (theoretically up to 18 units on a 1.22-acre parcel), while RM‑2 allows roughly 10 units per acre. The commission’s recommendation to the City Council narrows the density that the site may carry if the council accepts the commission’s advice. The change does not pre-approve any final development, site plan or subdivision; those would require later approvals and could include conditions addressing parking, access, HOA agreements and building height.

Next steps: planning staff will forward the record, including public comments and the commission’s recommendation, to the City Council. Neighbors were told they may appear at the council meeting to repeat their concerns; staff noted the next council meeting is Sept. 4 and explained how to sign up for public comment.