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Commission issues negative recommendation for Creekside Village general‑plan amendment and rezone after resident opposition
Summary
The commission voted (4–1) to recommend against changing the general plan and rezoning Creekside Village from R22 to R3M, following extensive public comment citing traffic, infrastructure, fair notice and loss of rural character; staff emphasized required infrastructure modeling before final action.
Cedar City Planning Commissioners voted to recommend against a general‑plan amendment and a zone change that would reclassify parts of Creekside Village (near 3000 North and 2300 West) from medium to high density residential.
Mike Platt presented the proposal and said the project would keep overall density within what R22 allows by placing lower‑density single‑family lots on the perimeter and higher density inside. Staff cautioned the commission that higher density requires modeling of sewer, water and traffic and that the general plan's high‑density definition caps density at 24 units per acre.
Multiple residents and homeowners associations spoke in opposition. Concerns included traffic congestion at 2300 West and the 2333 intersection, potential sewer and power capacity issues, risks of on‑street parking and loss of the neighborhood's rural character. Several commenters asked why the parcel needed rezone if the overall density would not be increased, and others criticized the noticing process (one missed mailing prompted staff to confirm that one of two required notices had not been sent earlier). "We don't wanna see a high density development going in there and creating problems with parking, problems with congestion on the roads," said Loy Brown of Monarch Meadows.
After public comment commissioners voted on the general‑plan amendment and the zone change. The general‑plan amendment motion received a negative recommendation (4–1) and the associated zone change from R22 to R3M also received a negative recommendation. Staff reminded the public that a planning‑commission negative recommendation does not bind the City Council.
Next steps: the applicant may take the item to City Council. Staff advised that infrastructure modeling and a clear project proposal will be necessary for future consideration.
