Council adopts new 'limited single-family' zone and approves general-plan change for 475 W. Pleasantview Drive

Pleasant View City Council on Feb. 11 adopted an ordinance creating a new limited single-family residential zone intended to allow single-family "patio home" developments and also approved a related amendment to the city's general plan to change the future land-use designation for roughly 6.31 acres at 475 West Pleasantview Drive from low-density residential to medium/low-density residential and agricultural.

The new ordinance (Ordinance 2025-6) sets the zone's density at 6 units per acre, requires a fully enclosed two-car garage per unit, sets building height at a maximum of two stories (35 feet) and specifies narrow side setbacks (8 feet between units). The council approved the ordinance by roll call vote after a motion by Council Member Erie, seconded by Council Member Arrington; all voting council members present voted yes.

The companion action (Ordinance 2025-7) amends the general plan to allow the higher-density designation for the parcel at 475 West Pleasantview Drive; council Member Gibson moved the measure, seconded by Arrington, and the council again voted unanimously to approve the amendment. Staff and applicants must still pursue a formal rezone and concept plan for any development; the general-plan change does not itself rezone the property or approve a subdivision.

Why it matters: Council and staff framed the new zone as a tool to address the city's housing variety and the so-called "missing middle" by creating a zoning category for small-footprint, single-family homes that require less yard maintenance than typical single-family lots. Planning staff told the council the zone was developed after research, a housing committee process and review with building and fire officials to confirm setbacks and access standards.

Staff presentation and key standards: Planning staff described the zone as intended for single-family patio homes (no shared walls) with design controls and minimum standards. Staff said the zone includes: - Density roughly 6 units per acre for properties where it's applied. - Side setbacks that total 8 feet between adjacent homes, tighter than many existing residential zones. - Mandatory enclosed garages (minimum two-car) and driveway widths equal to the garage opening. - Maximum building height of two stories/35 feet. - Design guidelines and a requirement that projects be managed by a single development entity and a legal enforcement mechanism (homeowners association or city-approved entity) to enforce covenants and design standards.

Planning commission and public input: The planning commission recommended approval of the new zone but asked that the city map and application locations be considered more broadly before widespread application. The commission had earlier denied the specific earlier rezone application and had recommended denying the general-plan amendment when it was considered previously; council members noted the difference between approving a zoning mechanism (the new zone) and applying that zone to specific properties.

Public commenters raised infrastructure and livability concerns tied to the 475 West parcel. Scott Nicholson, a nearby resident, said the water line serving the hill dates to the 1960s or 1970s and may need replacement, which could add cost and complexity to any development. Paul Pitcher of Silver Fox Meadows urged careful enforcement of design standards and said, "if you allow too much space in between the homes people are going to want to pull vehicles, trailers, trucks and so forth around behind the house," arguing such issues are often best handled through association covenants rather than the city's zoning code.

Council discussion and limitations: Council members asked where the zone would be applied and whether minimum parcel sizes or mapped areas should be established; staff and the planning commission had suggested returning with a recommended map after the zone's adoption. Council members also discussed enforcement: staff said the municipal code and master plan already allow the city to require homeowners associations or other legally defined entities and that many controls (maintenance of private roads, CC&Rs) are typically implemented by developers through CC&Rs and associations.

Water, access, and ERU concerns: During public comment and council discussion, residents and council members raised concerns about water-equivalent residential units (ERUs), the age of water infrastructure, potential capital facility impacts if additional ERUs are added, and the need for safe emergency access. Staff noted that any future subdivision or rezone application will require a concept plan addressing access, unbuildable areas, wetlands and other site constraints.

Outcome and next steps: The council enacted Ordinance 2025-6 (the new zone) and Ordinance 2025-7 (the general-plan amendment for the 6.31-acre parcel). Both measures passed by roll call with all voting members recorded as yes. Staff said the applicant must next apply for a rezone and concept/subdivision plan; those applications will trigger additional planning commission and public hearings where site-specific conditions and infrastructure impacts will be analyzed and publicly considered.

Votes at a glance: Ordinance 2025-6 (new limited single-family residential zone) ' Motion to adopt by Council Member Erie; second by Council Member Arrington. Roll call: Arrington: Yes; Marriott: Yes; Gibson: Yes; Nelson: Yes; Yuri: Yes. Outcome: approved. Ordinance 2025-7 (general-plan amendment for 475 W. Pleasantview Drive) ' Motion to amend general plan by Council Member Gibson; second by Arrington. Roll call: Arrington: Yes; Gibson: Yes; Marriott: Yes; Nelson: Yes; Yuri: Yes. Outcome: approved.

What the approvals do not do: The council did not rezone the property or approve a subdivision tonight. Staff emphasized that rezoning and subdivision/planned-unit development approvals (with concept plans, infrastructure analysis and public hearings) remain required before any construction could begin. The general-plan amendment only changes the land-use designation to allow the possibility of medium/low-density residential on that parcel.

Ending: Council members asked staff to return with a recommended map showing where the zone might sensibly be applied across the city; staff indicated that after adopting the zone they would work with the planning commission to identify appropriate locations and to bring a follow-up proposal back to the council for review.