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Bluffdale planning commission opposes change to senior-living zone that would allow basements and drop 55+ requirement
Summary
After a public hearing with multiple residents voicing concern about parking, neighborhood character and access, the Bluffdale Planning Commission voted to forward a negative recommendation to the City Council on a proposed amendment to the RSL (senior living) zone that would have allowed basements and removed the requirement that at least one resident be 55 or older.
The Bluffdale City Planning Commission voted Sept. 3 to forward a negative recommendation to the City Council on a proposal to change the city's RSL (senior living) zoning rules to permit basements and eliminate the requirement that at least one resident be 55 or older.
Staff planner Caitlin Tubbs told commissioners the RSL zone was created by Ordinance 2021-01 and was intended to provide smaller, senior-targeted units. The applicant, Howland Partners, asked for the change because it is having trouble marketing the 28 units in the Reagan Cove development under the current access configuration.
Developer Gary Howland told the commission that road realignments and the loss of curb cuts on 2700 West altered the project's intended access and “as a result of the changing of that road . . . every single one of those buyers went away.” He said allowing basements would lower per-square-foot costs by adding finished square footage at a relatively low incremental price, and removing the 55+ restriction would expand the buyer pool. “Our buyer pool increases by 80%,” Howland said.
Residents who spoke during the public hearing urged the commission to preserve the original senior-living designation. Connie Robbins urged the commissioners not to approve the changes, saying the project was initially presented and approved as senior housing and that the city should not be required to help the developer realize a profit. “Seniors do not want stairs,” Robbins said, and adding basements or changing the age restriction would change the character of the development.
Commissioners questioned whether access and parking issues should be resolved before changing the zone. Multiple commissioners said it felt backward to alter zoning while access negotiations and traffic studies were still in progress. Staff and the developer said they are pursuing options, including alignment of an easement with a nearby church and reciprocal parking agreements, but commissioners said infrastructure should be settled first.
A motion to forward a negative recommendation to the City Council passed with recorded votes: Ulysses Flynn Aye, Eric Swanson Aye, Corey Luker Nay, Tina Griffiths Aye and Chair Aye. The commission's negative recommendation will be transmitted to the City Council; staff said the item is scheduled for the council meeting on Sept. 24, 2025.
The commission's action is a recommendation only; the City Council will make the final decision.
What's next: The Planning Commission's negative recommendation goes to the City Council on Sept. 24, 2025. Staff indicated ongoing traffic analysis and discussed potential access solutions but did not present a completed engineering plan at the Sept. 3 hearing.
