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Planning Commission recommends zone change, preliminary site plan for West 600 North townhome development
Summary
The Hurricane Planning Commission on March 27 recommended approval to the City Council of a zone change (ZC24-07) and preliminary site plan (PSP24-21) for a proposed R-18 plan development overlay for property at 2230–2254 West 600 North.
The Hurricane Planning Commission on March 27 recommended approval to the City Council of a zone change (ZC24-07) and preliminary site plan (PSP24-21) for a proposed R-18 plan development overlay for property addressed 2230–2254 West 600 North (parcel HDASH3...2213 and HDASH3...2214). The applicant is listed as 317 Sycamore LLC and the agent on file is Beau Oczuela.
The commission's motion found the proposal consistent with the city's general plan goals and objectives, harmonious with existing development, unlikely to adversely affect adjacent properties and supported by adequate facilities when built. The recommendation was made subject to staff and JUC (joint utility/engineering) comments; commissioners explicitly left screening for the adjacent golf course as a matter for City Council consideration.
Commissioners and staff discussed access, road ownership, fire turnaround and potential impacts from the adjacent golf course. Staff said the applicants provided signed agreements from adjacent landowners committing to cooperate on rights-of-way and easements when development reaches the preliminary plat stage; staff noted those agreements do not yet dedicate the easements and that dedications would be required before lots are recorded.
On access, the applicant and staff described two points: a primary entrance tying into 2260 West through a neighboring parcel and a second internal roadway that is intended to meet public standards and serve as a second access required for fire-code compliance. JUC comments flagged that interior roads as submitted did not meet city standards; staff said the developer must bring those roads up to the city's cross-section and public-works requirements as part of subsequent approvals.
Several commissioners and members of the public raised safety concerns related to locating residential open space adjacent to an existing golf course. Commissioners asked whether the plan should require ball-screening or other mitigations; staff said the commission and council may attach reasonable conditions to a zone change and those conditions are easier to require at this stage than later. A few commissioners urged caution about requiring tall, visually prominent barriers that could obstruct views; others suggested screening could be revisited by the City Council.
The preliminary site plan submitted with the zone change shows clustered two‑story, five‑unit buildings (referred to in discussion as "5‑plexes") intended to increase open space while achieving the requested density. Staff explained the ordinance ties the PDO to the submitted preliminary site plan, so changes that are not minor will require further review and potentially a formal zone-change process.
The commission approved a motion recommending City Council approval of ZC24-07 and PSP24-21, subject to staff and JUC comments and with a request that the council address whether screening adjacent to the golf course should be required and how costs would be allocated. The applicant was advised to attend the City Council hearing to present and answer technical questions.
Votes at the Planning Commission were taken individually; the motion passed with a majority (commissioners recorded multiple "Aye" votes on the record). The record shows the recommendation will be forwarded to the City Council for final action.
