Planning commission recommends rezoning for Enbridge gas regulator on Snow Canyon Parkway

The Ivins City Planning Commission recommended approval Feb. 4 of a zone change from RC to commercial light manufacturing (CLM) for a 0.17-acre parcel at approximately 1650 East Snow Canyon Parkway to accommodate a gas regulator station proposed by Enbridge Gas.Utah.

The commission's recommendation follows a public hearing in which Enbridge and the petitioner's representatives described the facility as a compact, unmanned regulator station to reduce high-pressure pipeline gas to distribution pressures for nearby development, including the Black Desert Resort. Commissioners voted by voice to forward the recommendation to the city council.

Petitioner representative Corey Jardine described the proposal as “a regulation station of gas serving us in the community,” and said the enclosure would be roughly 100 feet by 75 feet and sit “just under 70 feet off of Snow Canyon Drive.” Steve Claussen, who identified himself as an Enbridge Gas, Utah representative, told the commission the utility follows federal rules and inspects regulator stations monthly, performs at least annual maintenance and uses electronic monitoring and redundant safety systems. “We have response teams that are based right here in St. George, and we are will be able to respond within 30 minutes to any call,” Claussen said.

Residents who live in nearby neighborhoods including The Reserve and units on Split Rock Drive urged the commission to deny or more carefully condition the rezoning. Jim Martinson, speaking as a member of his HOA, said residents “do oppose the zoning change,” citing ongoing construction impacts near Snow Canyon Parkway and concerns about visual and noise effects. David Dransfield and other commenters said they feared an industrial structure across from landscaped residential walls would harm the parkway’s scenic character.

Commissioners and staff sought and received specific clarifications about siting, visibility and operations. Rosenberg & Associates presented a profile drawing showing the site is in a small draw that the project team said will be cut into so the finished grade sits at road elevation and will be partially hidden by surrounding higher ground. The petitioner and Enbridge confirmed the facility will be enclosed by a 6- to 8-foot wall, the small regulator building will be roughly 12 by 15 feet with an 8-foot ceiling, and access will be a roughly 65–70 foot driveway from Snow Canyon Parkway. Claussen said there will be no overnight lighting because the site is unmanned.

Clausen told the commission Enbridge policy does not allow regulator stations to be placed underground for safety reasons: “Underground facilities require ventilation…we have risk of corrosion,” he said, adding that regulators require venting above seven feet so any released gas will not be directed at people. He also said these stations are common infrastructure — “we have over a thousand of these in the state of Utah” — and that a facility like this can serve hundreds of homes and commercial customers; he described the proposed installation as larger than a typical neighborhood regulator to serve both commercial and residential demand.

Several commissioners emphasized the need to balance scenic protection and resident concerns with infrastructure needs. Commissioner Robinson, addressing public concerns about growth and development, said: “When there's growth, we have to have infrastructure to support that growth, period,” and urged mitigation via design and materials consistent with city guidelines.

Petitioner-side counsel said the landowner would sign an exclusive easement giving Enbridge exclusive rights to the 0.17-acre site, and Black Desert representatives indicated a willingness to use a development agreement to limit future “use creep.” Staff clarified that CLM is the zone in the city’s table of uses that allows the gas regulator use and that technical permitting (grading, access, conditional-use design review) would follow any zoning change approval.

After discussion the commission made and seconded a motion to recommend approval of the rezoning from RC to CLM for the 0.17-acre parcel at approximately 1650 East Snow Canyon Parkway. The motion passed by recorded voice votes: Commissioner Waite — “Aye”; Commissioner Robinson — “Aye”; Commissioner Brown — “Aye”; Commissioner Clifford — “Aye”; and the chair recorded an aye vote; the commission will forward its recommendation to the Ivins City Council for final action.

What happens next: if the council approves the zone change, the petitioner will return with detailed plans and will work with staff on conditional-use and development-review requirements so the proposed regulator station meets the city’s design guidelines and permitting processes.

Votes at a glance

• Zone change (RC to CLM) for approximately 0.17 acres at ~1650 East Snow Canyon Parkway — Recommendation to approve forwarded to Ivins City Council; commission vote: unanimous recommendation to approve.