Wellsville council approves Bankhead rezoning to half‑acre open‑space district after public hearing

The Wellsville City Council voted Aug. 20 to rezone two Bankhead parcels along Center Street from ROS 1 (residential open space, 1‑acre) to ROS 1 Half (residential open space, half‑acre), a change the city and the planning commission described as a compromise that reduces projected housing density compared with an earlier request.

City staff said the change alters the density multiplier used to estimate home counts on the combined parcels. Scott Wells, city staff, summarized the difference: "ROS 1 is 43 homes. RSF is 142 homes, and ROS 1 half is 90 homes." The staff report and the planning commission recommended approving the amendment with conditions related to preserving canal corridors.

The rezone request covered parcels with Tax ID numbers 10-040-0001 and 10-039-0004, roughly between 1100 South and 900 South and from Center Street to 200 West. The planning staff’s written report noted the larger parcel is bisected by the Hiram Mendon Canal system and that adjacent zoning on the north and south varies from higher‑density RSF (12,000 square feet) lots to existing ROS 1 lots in the Wellsville Ranch Estates subdivision.

The planning staff told the commission the change from ROS 1 to ROS 1 Half increases the theoretical number of homes on the site from 43 to about 90 while reducing the previously requested RSF proposal that would have allowed about 142 homes. The staff report also said the canal areas should not count toward the ROS 1 Half open‑space requirement for these parcels.

Residents and neighbors spoke at length during the public hearing. Diane Roundy said the city’s general plan calls for preserving agricultural lands and scenic approaches and asked officials to consider that guidance when weighing a rezone. Brideal Seiler, whose backyard borders the parcel, called a half‑acre option "a lot better than a 140" and asked how future subdivision roads and open space would be handled. Clay Isom and others asked for documentation of the planning commission’s findings and emphasized the petitioner’s burden to show consistency with the general plan.

Planner Mary Anne read the staff report into the record and told the council the ROS 1 Half designation requires design review for subdivisions and requires on‑site usable open space; design review would determine whether open space is contiguous or clustered. Scott Wells told the council the ROS 1 to ROS 1 Half rezoning was offered in response to public comment and represented stepping down from RSF zoning proposed north of the parcels.

Planning and zoning recommended approval of the amendment after public comment; the commission’s recommendation was unanimous, according to the staff report presented at the council meeting. On Aug. 20 the council moved to approve the rezone; members voted in favor and the motion passed.

The council’s action was limited to rezoning and amending the general plan designation for the parcels. Council members and residents noted that any future subdivision layout, road connections, and detailed design would come later through separate subdivision and design‑review processes, at which time neighbors would have additional opportunities to review plans.

The staff report and the planning commission recommended that canal areas adjacent to and through the subject lots be preserved and excluded from meeting on‑site open‑space requirements for ROS 1 Half. The council’s approval did not include a subdivision layout or a development plan and does not itself authorize construction; it only changes the zoning classification and general‑plan designation.

The council invited citizens to a general‑plan workshop scheduled Sept. 4 to review broader growth and connectivity issues the community raised during the hearing.

Provenance: Transcript discussion of this agenda item begins with the council introducing public hearings on the Bankhead rezone and staff explanation (record excerpt: "We're gonna conduct the following public meetings in and we have 2 of them in the following order...") and ends with the council motion and vote approving the rezoning (record excerpt: "All in favor? Thank you.").