Developer previews Canyon Bay subdivision, proposes 3.5‑acre agricultural easement and MPC rezone

Kyle White, a representative of Western Land Development, presented a pre-application review of the Canyon Bay subdivision to the Willard City Planning Commission on Thursday, March 6, 2025.

White said the roughly 25-acre project, located near 600 South and 200 West immediately north of Deer Run, is intended as a transitional development that moves from higher-density housing adjacent to Deer Run to larger lots and significant open space as it extends north and west. "The open space is a big focus for this project," White said, describing a central agricultural parcel he said the developer intends to protect with a conservation easement.

The proposal calls for a mix of lot sizes with the smallest lots about 6,000 square feet and an average lot size around 8,000 square feet, White said, with setbacks of 25 feet in front, 15 feet in the rear and 10 feet on each side. He said about 63 of the planned 84 lots would have direct visibility to open space and that the central parcel — roughly 3.5 acres — would be dedicated under an agricultural conservation easement to preserve farmland, views and a rural character.

Why it matters: Commissioners and residents have expressed continuing concern about how Willard transitions from higher-density subdivisions such as Deer Run into lower-density areas. The developer framed the project as a way to blend densities without creating the uninterrupted rows of houses some residents oppose, while still allowing relatively smaller lots near the existing dense area.

Commission questions and developer responses focused on timing, infrastructure and maintenance. White said the developer expects to build infrastructure concurrent with nearby projects and estimated infrastructure work could be ready in roughly 9–12 months if approvals move quickly, with home construction and sales taking another roughly 24 months after that. He acknowledged the project depends on critical sewer and road infrastructure and said part of the project timing would align with work in Deer Run and the Orchards at Willard. "Some of the infrastructure would be done in tandem with that," White said.

Commissioners pressed who would maintain the proposed open space. White said the developer planned to work with land trusts and pursue grant programs — possibly including USDA programs — to facilitate a conservation easement and that parcels could remain in private ownership with easement restrictions or be transferred to a land trust. City staff and commissioners raised concerns about long‑term maintenance costs for large grassy parks and asked whether the city would want ownership or whether leasing arrangements or minimal-maintenance amenities would be preferable.

Commissioners and staff also asked about homeowners associations and operating models. White said the developer preferred to avoid an HOA if the city could assume maintenance responsibility, but that alternatives could be finalized between preliminary and final plan review. The project team and staff indicated they would add more detailed management proposals as the plan moves toward a public hearing.

Next steps: Planning staff said the applicant will submit a revised preliminary plat and the project is likely to be scheduled for a public hearing at a future planning commission meeting pending completeness of materials. Staff noted that changes following the commission’s feedback could push the hearing one or two meetings later to allow the required review time.

Details and clarifications from the meeting: the site was described as roughly 25 acres; the central agricultural easement about 3.5 acres; smallest lots about 6,000 sq ft, average near 8,000 sq ft; setbacks 25/15/10 (front/rear/side). The developer identified the property as immediately north of Deer Run and adjacent to planned roads that would connect with the Orchards preliminary plan; sewer connection depends on upstream infrastructure, which the developer said they would either coordinate or construct as part of an approval agreement.

The commission did not take a formal vote on the rezone at this meeting; staff and the applicant will return with a formal application packet for a public hearing.

Ending: The commission encouraged revisions to lower the overall density somewhat in the southern portion adjacent to Deer Run, to expand or better define management of the open space, and to provide a clearer phasing and infrastructure plan. Staff requested any revisions be submitted in time for packet preparation so the rezone and preliminary plat can be noticed for a future public hearing.