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Developer presents Canyon Bay pre-application to blend Deer Run density with open space
Summary
Western Land Development presented a pre-application to rezone roughly 25 acres north of Deer Run to the MPZ (Master Plan Community) zone, proposing transitional lot sizes, a 3.5-acre agricultural conservation easement, and trail connections; commissioners pressed for clearer open-space management and infrastructure responsibilities.
Kyle White, a representative of Western Land Development, presented the Canyon Bay subdivision pre-application to the Willard City Planning Commission on March 6, seeking a rezone of about 25 acres to the Master Plan Community (MPZ) zone. White said the project is intended as a "Deer Run transitional zone," moving from higher density adjacent to Deer Run toward larger lots and substantial shared open space.
The developer proposed a central 3.5-acre parcel to be protected by an agricultural conservation easement, walking trails that would link to the railroad trail and the city's planned Miller General Plan trail network, and a mix of lot sizes. White said the smallest lots in parts of the plan would be about 6,000 square feet with an average lot nearer 8,000 square feet; proposed setbacks were 25 feet front, 15 feet rear and 10 feet each side, leaving roughly 20 feet minimum clearance between neighboring buildings.
Why it matters: commissioners and several nearby residents have expressed concern about preserving Willard’s rural character while meeting housing demand. White argued that the proposed combination of smaller lots along with meaningful open space would avoid the "sea of homes" effect and provide more attainable price points while protecting visual connections to farmland and mountain views.
Commissioners asked for more detail on who would manage and maintain the open space and stormwater infrastructure. White said the developer preferred to avoid creating a homeowners association for the entire project and would pursue either a land trust, an easement held by a third party, or other arrangements; he said the development agreement could require the developer to construct or coordinate critical infrastructure and sewer connections if adjacent projects do not complete them first. Staff reminded the commission that some adjoining preliminary plans (for example, "The Orchards") are not yet council-approved, and that road and sewer connections will be required to meet code.
Staff advised that the next formal step would be a public hearing and parallel preliminary-plat review; staff expects to schedule a hearing in the coming weeks if the applicant delivers revised plans and the notice schedule is met. Commissioners encouraged the applicant to return with revisions that reduce density where possible (particularly on the south side bordering Deer Run), clarify open-space maintenance/ownership, and provide a more detailed infrastructure/phasing plan.
The commission did not take final action on the pre-application; staff will place the rezone and preliminary-plat materials on a future agenda for public hearing and formal recommendation.
