The Planning Commission discussed changes to the City’s requirements for exterior building colors at its June 1, 2021 meeting. Ivins has required exterior colors to have a light reflective value (LRV) between 7 and 38. That limits color choices to mostly natural earth tones. There are currently four homes under construction that want to use colors that have a much higher reflective value, maybe even approaching white. It sounds like there are others looking to do the same. It was also pointed out that homeowners have repainted their homes with much more reflective colors.
In a way, the discussion is mute for a lot of single-family development. The State has now eliminated the ability for cities to regulate many building design elements, including building color, for one- and two-family homes. (Here are the current Ivins Building Design Requirements.) So far, Ivins can still regulate design elements for townhomes, multifamily and commercial development. And, if a developer of a subdivision enters into a development agreement with the City, that agreement can include design element requirements. Development agreements typically come into play when developers look for density bonuses. And HOAs can regulate design elements, including building color, in their CC&Rs.
Cody Mitchell, the Building and Zoning Official, said that in the past there was probably a lack of understanding about light reflective values. But recently he has been requiring developers to submit color swatches, which show the LRV on the back, before he will issue a permit. He believes this is helping developers and homeowners understand LRVs, helping to eliminate confusion and bring projects into compliance.
However, it is clear the four homes at issue right now are adamant about using lighter, more reflective colors. It is not completely clear to me, but it sounded like no Commissioner was in favor of a home being painted a stark white color. But some commissioners were in favor of increasing the LRV range to allow for significantly lighter colors.
Commissioner Anderson thought that people looking to use much lighter colors are focused on their own investment, not the investment their neighbors have made which could be negatively impacted. He noted that is the reason ordinances exist, to protect both investments. He suggested that at least the homes around the perimeter of a new subdivision use colors that are compatible with surrounding homes. He also felt that relaxing the color requirements was a step in the wrong direction.
Commissioners will continue this discussion at their next meeting and there will ultimately be a public hearing before they make any recommendation to the City Council. Even though the State has severely limited Ivins ability to regulate color, that only applies to one- and two-family homes, and only if Ivins has not included design requirements in a development agreement.
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