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Contested West Van Buren rezoning to RMF‑30 tabled after heavy neighborhood opposition
Summary
A proposed rezoning at 1379–1395 West Van Buren and 1384 West Harris to allow about 24 for‑sale affordable homes drew extensive public opposition over water, parking and neighborhood character; the Planning Commission voted to table the application and asked the applicant and staff to reconcile conditions.
The Planning Commission on July 8 tabled a rezoning application for three parcels on West Van Buren and West Harris after a lengthy staff presentation, applicant remarks and more than an hour of public comment overwhelmingly opposing the proposal.
Staff said the applicants seek to rezone roughly 1.25 acres from R‑1‑7000 (single‑family) to RMF‑30 (low‑density multifamily) so the owners could build a ‘‘pocket neighborhood’’ of roughly 24 deed‑restricted, for‑sale affordable homes. Staff recommended a positive recommendation to council with conditions that limit height, require landscape buffers, maintain parking at the established rate and require the developer to pay for any needed utility upgrades.
Applicants Carrie Marsh and partner John Marsh described an intent to retain one existing house and develop smaller attached units behind a street‑facing façade. Perry Harrison of HomeBuilder said the nonprofit focuses on affordable homeownership projects; architect Hunter Huffman discussed walkability and design to blend with the neighborhood. The applicant team said on several occasions they would be willing to donate existing water rights to Wasatch Community Gardens, and that on‑site dumpsters would handle trash and recycling rather than curb cans.
Public comment was largely opposed. Jennifer Madrigal, chair of the Glendale Neighborhood Council, told the commission her council ‘‘unanimously rejected support for the application unless the density is restricted to 8 to 10 units’’; neighbors cited fears about increased parking and traffic, overflowing garbage cans, and the adequacy of a 100‑year‑old 4‑inch water main. One commenter relayed a public‑utilities estimate of $500,000–$1,000,000 for required water‑main upgrades, though staff said the utilities comments did not specify a length or firm cost estimate and that the developer would be responsible for upgrades.
Commissioners debated plan consistency: the 2014 West Side master plan discourages interior upzones while newer citywide housing initiatives promote infill and affordable units. Several commissioners said they lacked enough detail—site plans, a firm mix of unit sizes and a full list of applicant conditions—to approve the rezoning. Commissioners and staff also discussed how the Affordable Housing Incentives (AHI) could allow administrative approvals for lots without street frontage and how unit counts could vary (staff estimated ranges from mid‑20s to mid‑30s depending on building type and AHI use).
Given the gap between staff’s recommended conditions and the applicant’s late‑filed alternative conditions, a commissioner moved to table the application and directed the applicant to submit a thorough list of requested conditions to staff; staff was asked to evaluate whether a synthesis between staff and applicant conditions could yield an economically viable proposal. A friendly amendment clarified the commission would consider proposals with fewer units if feasible. The motion passed on a 3–1 vote; the application will return to the commission after staff and the applicant provide the requested materials.
Next steps: the applicant will provide a detailed set of proposed conditions and any additional materials requested by staff; staff will evaluate feasibility and a potential conditions synthesis and return to the commission.
