Commission backs recommendation to council for 36‑lot R‑120 subdivision with zoning modification and HOA‑maintained open space

The North Logan City Planning Commission on June 5 recommended that City Council approve a preliminary plat, improvement plans, multiple right-of-way vacations and a development agreement proposing zoning modifications for a proposed 36‑lot single‑family subdivision in the R‑120 zone near 2750 North and 12th East.

Staff described two primary infrastructure issues that shaped negotiations: a required pressure‑reducing valve (PRV) for culinary water at the zone boundary and expensive box culvert work to extend a road across a canal. Scott, city planning staff, said PRVs are costly and "about a $100,000," and that the canal crossing would require box culverts that add roughly "$200,000 of increased cost just for those box culverts." Those system‑wide and off‑site costs, staff said, are disproportionate to what the city may lawfully require of a single developer.

To address the funding gap and improve connectivity, the developer and staff proposed a development agreement that includes two larger 'flag' lots and reduces the dedicated open space from the 25% that would carry the full density bonus to about 13.5%. Scott described the arrangement as a negotiated "win‑win" to make the off‑site road connection and system improvements feasible without imposing disproportionate exactions on the development.

Applicant and property owner Craig Winder said he supports connectivity and is willing to help pay some off‑site costs. "I want this neighborhood to feel connected ... I believe in connectivity," Winder said, noting the project will provide a walking trail along the canal and centrally located, usable open space. He said the development will include sidewalks and storm drains beyond the minimum and that open space will be managed by an HOA.

The DRC recommended approval subject to conditions and asked the planning commission to forward a recommendation to City Council because the development agreement contains a zoning modification (density/open space and HOA maintenance) that requires legislative review. Commissioners also discussed access to the flag lots (private driveways) and the cost tradeoffs of extending the public road to the future four‑way intersection.

Commissioner Theresa moved that the commission forward a positive recommendation to City Council for the preliminary plat, improvement plans, the right-of-way vacations and the development agreement containing zoning modifications, "including the conditions included in the staff report" and adopted the staff facts and findings. The motion carried by voice vote.

The recommendation sends the application and the proposed zoning modification to City Council, which must approve the development agreement and any right‑of‑way vacations for final authorization.