Parowan planning commission urges council to deny rezoning for 320 S & 400 W

The Parowan City Planning and Zoning Commission unanimously voted March 18 to forward a negative recommendation to the City Council on a proposed rezoning of parcel A-0482-0000-0000 at approximately 320 S & 400 W from A-1 (agricultural) to R-1A.

Commissioners and nearby residents objected to creating an isolated R-1A 'zone island' inside a largely A-1 neighborhood. Commissioner Andy Nelson said, "In my five years on the commission, we've never recommended a spot zone change that created a true island within an agricultural zone." Neighbors during the public hearing raised concerns about density, parking, and emergency access on 400 West, which was described as narrowing to about 14 feet of pavement in places.

Applicant representative Bob Platt explained the rezoning would allow a minor lot split so the property owner could create two single-family lots. "The lot has approximately 138 feet of street frontage," Platt said, "so it falls 12 feet short of the 150 feet that would be required under the default A-1/R-1 frontage standard; R-1A requires 65 feet of frontage per lot." He also noted the existing right-of-way on 400 West is 99 feet wide.

City Manager Dan Jessen told commissioners the proposed R-1A designation is consistent with the city's General Plan future land use map, which labels the area 'light density residential,' and that the underlying density standard (10,000 square feet per unit) is the same for R-1 and R-1A. Jessen also advised that the city's administrative policy requires structures be built at least 75 feet from the centerline of the flood channel; using county parcel data he estimated setbacks of approximately 81 to 100 feet for the site, making flood-channel proximity unlikely as a basis for denial though final confirmation would occur at building permit review.

Neighbors argued the change would set a precedent for spot zoning and alter the neighborhood's character. Sue Cotter, reading a joint letter, said the rezoning "would create an R-1A 'zone island' within an otherwise entirely A-1 neighborhood," and warned it could lead to further densification of nearby undeveloped lots. Spike Ress said he and his neighbors would accept a single-family home under existing zoning but opposed subdividing the lot into two homes.

Following deliberation, Andy Nelson moved to forward a negative recommendation to City Council; Jerry Vesely seconded and the motion carried unanimously. The commission did not adopt a binding prohibition against resubmission; applicant counsel later suggested the owner could instead acquire 12 feet from an adjacent city-owned parcel to meet frontage requirements.

The Planning and Zoning Commission's recommendation is advisory; the City Council will make the final decision at a future meeting.