Pleasant View Council narrows proposed RE‑5 density, raises parking requirement and reduces setbacks

Pleasant View City Council voted unanimously April 8 to adopt a new RE‑5 residential zone with several local amendments aimed at limiting density and adding parking and setback safeguards.

The council approved ordinance 2025‑12 after more than two hours of discussion that centered on maximum density, rail/highway setbacks and how many parking spaces should be required for townhome-style development. The motion, as approved, removed proposed “bonus density” language that would have allowed up to 14 dwelling units per acre and set the maximum at 8 units per acre; it also reduced a proposed 50‑foot setback from highways and railroad right-of-ways to 20 feet and increased the parking requirement from 2.25 stalls per unit to 3.25 stalls per unit. Councilmember motions and the final roll call were recorded as Arrington yes, Gibson yes, Marriott yes, Nelson yes and Yuri yes.

Why it matters: supporters said the zone would create a new, higher-density product type for parts of the city and provide an option for townhome-style housing; opponents and some council members warned that too much density or too-lax parking rules would produce spillover parking on nearby streets and strain access on Highway 89.

Planning history and applicant position Tammy, the city planning presenter, told the council the RE‑5 ordinance had been developed with input from staff and the DRC and had been through the Planning Commission, which recommended approval only after staff removed the bonus density language. Tammy said the revised zone would align with the city’s general plan for high-density residential areas.

Brad Brown, representing Stewart Land Company (under contract with Triad), told the council his group had originally hoped for the higher bonus density but had worked with city staff and was “trying to make that work” within the city’s direction. Brown asked the council to approve the ordinance that night so the purchaser could proceed with design work.

Key council concerns and amendments Council members pressed several substantive points during debate. Council member Anne (first name given in the record as “Anne”) said of the original 2.25 stalls-per-unit…