Ivins Planning Commission recommends rezoning 9.21 acres at 400 South and 400 East to R1-7.5

Ivins City Planning Commission on Feb. 28 voted to recommend a zone amendment from RA-1 (residential agricultural) to R1-7.5 (single-family lots of about 7,500 square feet) for approximately 9.21 acres located near 400 South and 400 East.

The commission hearing included a presentation by Brandy Walker, who identified herself as representing the applicant, and a staff report from city planner Mike Haycock explaining that the requested zone is within the land-use map’s medium-density residential designation and is consistent with the range of zones allowed by the city’s general plan. Walker said the parcel is a portion of an existing farm field that had been sold off from the Hafen family and is adjacent to higher-density zones on two sides.

Neighbors offered several concerns during public comment. Joan Townsend, who lives at 274 South Xavier Circle, asked the commission to require that new buildings be limited to one story, saying that would “preserve continuity with surrounding neighborhoods and would preserve at least some of our views.” Peggy Middleton, who lives at 432 East on 400 South, said traffic is already heavy on 400 South and expressed concern about water availability. Melanne Costanzo, who lives on 263 Xavier Circle, asked whether adjacent parcels would be rezoned later and urged consideration of lower-density options and community benefits. Peter Underland, who lives on Fourth South and Fourth East, asked the commission to consider student safety, saying increased traffic would affect children who walk to school.

Commissioners discussed traffic, school safety and how the proposal fits the city plan. Commissioner Robinson, who made the motion to recommend approval, said the requested zoning “matches the zoning and several of the people that spoke, it actually matches the exact same zoning as their subdivisions,” and observed that “eventually the rest of the land in Ivins will eventually be built out.” Commissioner White referenced the city’s transportation master plan and told residents that 400 South is a designated “major collector, which is a 66 foot right away,” and said that if developed the property would be subject to requirements for curb, gutter and sidewalk improvements and safe routes to school.

The commission’s action was a recommendation (the developer must return with specific development plans and those plans would be reviewed under city ordinances and any applicable conditions). Commissioner Robinson moved “to recommend a zone amendment from RA-1 to R1-7.5 for approximately 9.21 acres located approximately 400 South and 400 East” and a second was recorded. Commissioners Waite, Robinson, Brown, Clifford and the chair voted aye and the motion passed.

The commission chair and members reminded residents that the rezoning is a land-use decision only; any specific development, including building heights, lot layout and related conditions, would be considered in later hearings when the petitioner submits development plans.

Residents who spoke were urged to remain involved; Commissioner Robinson told commenters, “Don’t just drop this at this point. Make sure that you stay involved because there’s another hearing that goes into what the actually going to be built there.”