Ivins council tables proposed PUDR zoning rewrite after lengthy public hearing

Ivins — The Ivins City Council paused work Tuesday on a proposed Planned Unit Development Residential (PUDR) ordinance after detailed discussion about how the change would affect future land‑use entitlements and housing types.

At a public hearing the council considered Planning Commission recommendations to add new residential zones (R1‑3 and R2‑5) that would allow smaller minimum lot sizes, create a clearer distinction between high‑density single‑family and multifamily land‑use categories, and include twin homes (two‑family) and townhomes in the table of permitted uses. Planning staff said the changes aim to expand housing choices and affordability by enabling lots as small as 3,000 square feet.

Councilmember Wayne urged the council to separate single‑family, two‑family and multifamily uses so approval of a land‑use designation would not be read as approval for higher‑intensity townhomes. “If we approve two‑family homes on quarter‑acre lots, that doesn’t mean we should be approving townhomes on that parcel — townhomes in that site would be terrible,” Wayne said, arguing for a clearer three‑way split in the ordinance language.

City Attorney Brian clarified the distinction between a general plan land‑use designation and zoning, saying the entitlement does not attach until a specific zoning change is effective: the council retains discretion on whether to approve particular zoning designations even if a property’s land‑use category is changed. “It’s the zoning that matters, not the land use from a legal standpoint,” Brian said.

Council members also debated terminology (whether to use “twin home,” “duplex” or “two‑family”), the enforceability of an owner‑occupancy requirement for larger developments (line items suggesting 50% owner‑occupancy for developments of 25+ units), and whether deferred site‑development plans and height exceptions should be allowed. Several members urged clearer language on permitted uses for the overlay so the city does not unintentionally create an automatic right to the highest density available in a land‑use category.

After a line‑by‑line discussion and suggested edits, the council voted to continue and table Ordinance 2026‑67 so staff and legal counsel can consolidate changes, address consistency (terminology and references to the general plan), and add any required code sections. The motion to table was seconded and approved by voice vote.

Next steps: staff will redraft the ordinance with the council’s recommendations and return it for further review. The council did not set a formal date to resume the item.

Why it matters: The proposal would change the city’s zoning toolbox and could make smaller, lower‑cost lots and duplex/townhome forms easier to build; the council’s edits aim to preserve local control over exact zoning and development standards while widening housing options.

Reporting note: All quotes and attributions are taken from the meeting transcript of the Feb. 19, 2026 Ivins City Council meeting. Where speakers used only first names in the record, the article follows that usage.