Ivins planning commission recommends rezoning of 9.21-acre farm parcel at 400 S. and 400 E.

The Ivins Planning Commission on Feb. 28 recommended changing zoning for about 9.21 acres at approximately 400 South and 400 East from residential agricultural RA‑1 to R‑1‑7.5, a single‑family residential zone with 7,500‑square‑foot lot sizes.

The commission’s recommendation followed a public hearing in which nearby residents urged the commission to preserve views and limit the height of any future homes. Commissioners discussed traffic, school safety and the city’s land‑use plan before voting in favor of the rezoning recommendation.

The application is for a zone amendment on a parcel described in the agenda as owned by Haven Farms LLC with Clark College listed as the applicant; Brandy Walker of Civil Science represented the applicant at the hearing. Walker said the site is currently a portion of an active farm field and described the surrounding zoning mix, saying the requested R‑1‑7.5 zoning “is harmonious with everything around us, if not on the larger side of the lot.”

Several residents who live near the parcel urged the commission either to deny the rezoning or to attach limits on future development. Joan Townsend, of 274 South Xavier Circle, said she and other neighbors bought homes for the view and ‘‘please stipulate in writing that the buildings be limited to a 1 story above ground.’’ Peggy Middleton, who lives across 400 South, cited traffic and concern about water. Elaine Costanzo asked whether adjacent parcels also would be rezoned and suggested lower density or larger homes consistent with the existing neighborhood character. Peter Underland raised safety concerns for students who walk on local sidewalks to nearby schools.

Planning staff noted the proposal is within the city’s land‑use map options for medium‑density residential and that the city’s transportation master plan classifies 400 South as a major collector, a designation that carries specific right‑of‑way and improvement standards. Commissioner Waite cited the transportation plan while discussing how a rezoned development would have to meet city standards for curb, gutter and sidewalks and safe routes to school.

Commissioner Robinson said the requested zoning matches several nearby subdivisions’ lot sizes and that the rezoning “fits the plan.” Commissioners confirmed that the hearing tonight addressed only the zoning change; any future development plans must return to the city for review under applicable ordinances.

After discussion, the commission moved and seconded a recommendation to amend the zoning from RA‑1 to R‑1‑7.5 for the roughly 9.21‑acre tract. Commissioners Waite, Robinson, Brown and Clifford recorded “aye” votes and the chair also voted in favor; the motion passed.

The commission’s action is a recommendation; the transcript indicates the zoning amendment will proceed in the city’s decision process, and any specific development proposals — including lot layout, home heights and infrastructure improvements — must be submitted to the city and are subject to subsequent review and hearings.

Residents were urged by Commissioner Robinson to remain involved in the process because issues such as building heights and other site details will be addressed when specific plans return for review.

Votes at a glance: Planning commission recommendation to rezone roughly 9.21 acres at 400 South and 400 East from RA‑1 (residential agricultural) to R‑1‑7.5 (single‑family, 7,500 sq. ft. lots): motion moved and seconded; recorded votes—Commissioner Waite: aye; Commissioner Robinson: aye; Commissioner Brown: aye; Commissioner Clifford (via Zoom): aye; Chair: aye. Motion passed (recommendation approved by commission).