Ivins planning commission recommends rezoning 9.52 acres on West Center Street to RE-15

IVINS, Utah — The Ivins City Planning Commission voted 5-0 on April 15 to recommend the city council approve a zone amendment changing about 9.52 acres at approximately 755 West Center Street from RA-1 (residential agricultural, 1 acre) to RE-15 (residential estates, 15,000 square feet).

The change was proposed by property owner Lewis Karnsail and filed by applicant American Consulting and Engineering. Adam Allen of American Consulting and Engineering told the commission the owner intends to rezone now and “come forward in the future and propose a subdivision” for the property. Allen said the immediate request is limited to the zoning amendment and described the application as “pretty straight. This one’s pretty straightforward.”

The planning staff presentation noted the site is in a generally low-density area but that RE-15 zoning exists adjacent to the parcel to the north. Staff described the amendment as consistent with surrounding zoning and the city's land-use map. Commissioners discussed the applicant’s plan to develop the south portion of the parcel first and said an existing barn on the property might be removed when later phases are proposed.

A public commenter participating by Zoom, Michael Papanicholas, made broad allegations involving his organization and federal inspectors; the commission said those concerns would be referred to legal counsel and emphasized the comment period was limited to matters related to the rezoning. The commission chair closed the public hearing after one on-site speaker and the single Zoom commenter had spoken.

After discussion the commission moved to recommend approval. Commissioners Waite, Robinson, Brown and Clifford each voted “aye,” and the presiding chair also voted “aye,” producing a 5-0 recommendation that will be forwarded to the city council for final action. The date the council will consider the item was not specified at the meeting.

Commissioners also used the meeting’s reports section to raise unrelated development concerns. Commissioner Robinson asked the commission and staff to review a recently approved subdivision (identified in discussion as Vista Estates, at the 200 West/Old Highway 91 area), citing tight access, drainage concerns and the lack of adequate turnaround areas for emergency vehicles. Robinson recommended commissioners drive the site and consider “lessons learned” or code changes; staff indicated the subdivision had passed technical review at the time of approval but agreed to bring the issue forward for future discussion.

Votes at a glance: - Zoning amendment: Motion text: “Recommend approval of the zoning amendment from RA-1 to RE-15 on approximately 9.52 acres located approximately 755 West Center Street; Lewis Karnsail, owner; American Consulting Engineering, applicant.” Mover: not specified in the record. Second: not specified. Vote: Waite — yes; Robinson — yes; Brown — yes; Clifford — yes; Chair (presiding officer) — yes. Outcome: recommendation to city council (5-0). - Minutes approval: Motion to approve Planning Commission meeting minutes of April 1, 2025. Mover: Commissioner Robinson. Second: not specified. Vote: unanimous. Outcome: approved.

The planning commission meeting adjourned after staff previewed a busy upcoming agenda that will include townhomes and additional zone-change requests. The city attorney was excused from the next meeting and the commission noted several items will return for further review.