Planning Commission recommends R-1 rezoning for Ivy Meadows despite residents' water and density concerns

The Planning Commission voted 6–1 to recommend that City Council approve the rezone of approximately 38 acres known as Ivy Meadows from A-5 agricultural to R-1 residential, a change that could allow up to 84 single-family lots under the applicant's plan.

Multiple residents spoke during public comment, emphasizing concerns about water and compatibility with surrounding one-acre parcels. Rena Hunt told commissioners, "water was like gold and becoming in short supply," describing the limits of irrigation shares and urging lower density to reduce water use. Neighbor Tami Yeoman asked the Commission to deny or table the rezoning and suggested an A-20 (half-acre) option to better match nearby lot sizes and the Hooper Water Improvement District's planning.

Applicant Rick Scadden said the development carries significant water shares that would be transferred to the irrigation company and argued the proposed residential use could result in lower overall water consumption than existing flood-irrigated agriculture. He also noted the layout placed larger perimeter lots and smaller interior lots and said the project would construct off-site infrastructure improvements, estimating $1.2–$1.3 million in off-site work that developers would finance up front.

Commission discussion focused on reconciling the application's vesting under the prior General Plan with the new General Plan's A-20 designation on part of the property. Commissioners discussed potential lot-count compromises and whether to recommend reduced density. The applicant said he could modestly reduce lots (proposing about 82 lots in a compromise), but warned that removing more than roughly 10 lots would threaten project viability. The Planning Commission ultimately recommended approval of R-1 and forwarded the item to City Council by a 6–1 vote.