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Council approves East Haven subdivision with density bonus, approves reduced open space in exchange for infrastructure upgrades
Summary
Council agreed to a 36‑lot East Haven subdivision in R‑120 using a density bonus that reduces open space below ordinance maximum in return for infrastructure work: a pressure‑reducing valve for water system interconnection and a canal crossing that will enable a road connection to 12th East.
The North Logan City Council unanimously approved the East Haven preliminary plat, improvement plans, and associated development agreement on June 18, allowing a 36‑lot single‑family subdivision in the R‑120 zone using the city’s density‑bonus provisions.
Scott, planning staff, explained the subdivision uses a density bonus that ties additional allowable lots to dedicated open space. Because the irregular site geometry reduced efficient lot layout, staff and the applicant proposed a development agreement that accepts a lower open‑space percentage (about 13.5% instead of the ordinance maximum of 25%) and two flag lots to achieve 36 lots. In return the developer will deliver two significant infrastructure items the city would otherwise not be able to require as an exaction: a pressure‑reducing valve (PRV) to join two culinary water pressure zones and an upgraded roadway connection that requires a canal crossing (box culverts) to link 2750 North through to 12th East.
Scott told the council the PRV is a system‑level improvement (approximate cost cited in staff discussion: about $100,000) that improves circulation, disinfection and resilience across multiple blocks by allowing looped connections between pressure zones. The canal crossing added roughly $200,000 in cost for the road connection. Planning staff said the PRV and the road connection qualify as system‑level or off‑site improvements that are disproportionate to a single developer, so the development agreement formalizes the exchange of reduced open space for those public benefits.
Council and staff discussed how the subdivision’s open space will be managed. The agreement allows the open‑space parcels to remain in private ownership and maintained by the homeowners association rather than dedicated to the city; staff said the ordinance’s intent — that open space be publicly accessible — remains preserved in the agreement language while allowing HOA maintenance and rules on hours. The developer also confirmed that lot owners will hold required secondary water shares and that a subdivision‑wide secondary distribution system will be built and maintained by the HOA.
Councilmember Emily moved to approve the preliminary plat, improvement plans, vacate the remnant right‑of‑way by plat and ordinance, and adopt the staff findings; the motion passed unanimously.
Scott said the planning commission had already reviewed the project and given a positive recommendation. The council’s approval included the vacation of an old remnant right‑of‑way along the subdivision’s western edge; council members also discussed construction timing and staged on‑site improvements.
