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Commission sets public hearing for Alder Farms rezone from Life Cycle Residential to Mixed Use
Summary
The Planning Commission voted to forward the Alder Farms rezone (parcels 02-090-0008, 02-090-0009, 03-002-0016) to a public hearing; staff described mixed-use versus LCR standards, density caps and a family impact analysis, and the applicant outlined a riverfront mixed-use concept and a nearby UDOT-funded trail.
The Providence Planning Commission voted to set a public hearing on the Alder Farms rezoning request, which would change three parcels (02-090-0008, 02-090-0009, 03-002-0016) from Life Cycle Residential (LCR) to Mixed Use.
Scarlett Miller, planning staff, summarized the staff report comparing the zones and explained the implications: mixed-use vertical development can allow up to 33 units per net acre while horizontal mixed-use can allow up to 25 units per acre; the rezone would provide greater flexibility for future development, clustering and potentially more open space while remaining subject to density caps. Miller said the packet includes a "family impact analysis" and stated, "once I get the report done, I take the sections of the report that apply, and I tell AI to give me a family impact statement." She said the AI-generated analysis concluded the rezoning is "not anticipated to have a direct impact on family health, stability or formation," but that actual impacts would depend on site design, density and conditions of approval.
Applicant Alex Berenson of Black River Development described a riverfront concept with retail and restaurants along the frontage road, residential set back from the river, clustering to create open space, and noted a UDOT trail grant for next year that would improve access to the area. Berenson said he would provide clearer maps and additional documents to the packet to help commissioners and asked that the commission forward the request to a public hearing.
Commissioners discussed wetlands, floodplain and a small triangular parcel that staff recommended be rezoned with the larger area for consistency. Commissioners also noted that certain open-space and children's play-area requirements are addressed by later site-plan and multifamily standards rather than rezoning alone.
Julie (S3) moved to set the public hearing; Michael (S2) seconded and the motion passed by voice vote. The item will proceed to public hearing and be considered again after public notice and comment.
