Commission recommends rezoning 1150 East 3700 North to HP2 if council approves a development agreement

The commission conducted a public hearing and deliberation on a zoning map amendment for 1150 East 3700 North (2026‑05), a split‑zoned parcel staff and the applicant asked to be rezoned to HP2 (hillside protection 2).

Staff presenter Ryan Nun described the split zoning (HP3 hillside protection with two‑acre minimums on the north and R1 zones on the south and west) and said the applicant provided a geotechnical memorandum. Hunter Murray of the Holland Group, the applicant’s representative, said initial yield studies showed as many as 72 lots in an ideal scenario but that current designs were closer to 62 lots after applying HP2 requirements; he also described plans to pipe an intermittent drainage channel and preliminary coordination with Pine View on a collection pipe.

Several public commenters spoke. Jim Grimal, an adjacent property owner, said he was not opposed to rezoning but worried the concept plan could block access to his land and asked commissioners to ensure adequate access provisions. Council member Pulver (joining remotely) asked whether final geotechnical and engineering reports are required before a legislative rezoning and raised fire and water concerns; staff explained that final engineering is not required for a legislative decision (the standard is that the decision be "reasonably debatable") but recommended that the commission include conditions or a development agreement if it wanted stronger protections to carry forward to council.

Christine (CMT) told the commission the geotechnical investigation had been completed and concluded the requested HP2 density was supportable: "We have completed our geotechnical and geological investigation and from that perspective everything looks good for this density they’re requesting — there aren't any faults or landslides," she said.

Commissioners expressed mixed views. Some favored keeping the parcel at the lower‑density HP3; others said a rezoning with a development agreement would give the city leverage to protect trails, access, drainage, fire mitigation and lot‑size compatibility. Commissioner Settlemire moved — and the commission seconded — a recommendation to council to approve the rezoning only if it is adopted under a development agreement that includes: access to east properties, fire mitigation, maintenance of trail connectivity, appropriate drainage and setbacks, open space/clustering, and lot‑size compatibility on the east side. The motion passed 4‑1 (Commissioner Jorgensson opposed).

Next steps: staff expects the item to go before City Council in early‑to‑mid August; the commission’s recommendation, including the requested development‑agreement provisions, will be included in the council packet for their legislative decision.