Ivins is considering a significant new development called Mojave Village, approximately 64 acres near Guy Lane and Fitness Way. The proposal includes 369 units: 160 Resort Commercial townhomes that could be used as short-term rentals, nearly 200 smaller-lot single-family homes, and estate lots of an acre or more.
That’s a lot to consider. At full buildout, this development alone could house a population equivalent to close to 10% of Ivins’ current population.
Are We Moving Too Quickly?
The Planning Commission held its public hearing Tuesday, September 15. The City Council public hearing followed just two days later on Thursday, September 17. I don’t think that’s enough time for an issue this complicated.
Residents should have time to learn what is being proposed, hear what happens at the Planning Commission, think about what they heard, ask questions, and then provide meaningful input to the City Council.
I suggested Thursday night that we establish a policy of never scheduling Planning Commission and City Council public hearings on the same issue during the same week, and instead require at least two weeks between them to give residents time to give us input.
The Council and City Manager agreed, so that will be our policy going forward. Residents should have enough time after a Planning Commission hearing to understand what happened, consider the issues, and provide meaningful input before the City Council hearing.
We had a lengthy discussion of the proposal. But we did not make a final decision. Instead, we will continue the discussion at our October 1 meeting and hold another public hearing so residents have additional time to study the proposal and tell us what they think.
I think taking more time is important. A development this significant shouldn’t move forward simply because dates have already been put on a calendar.
More Than 40 Questions
Before Thursday’s meeting, I went through the proposed Conditional Use Permit and Development Agreement in detail and prepared an eight-page memo identifying more than 40 questions, concerns, suggested changes and possible additional protections. (Download memo)
Some are fairly simple drafting or legal questions. Others are much more significant.
Among my concerns are the overall density and number of units; the large number of very small lots; development on highly visible sensitive hillside land; the visual effects of grading, cut and fill, and retaining walls; traffic and infrastructure impacts; and the possibility of substantial portions of the property being disturbed long before they are actually developed.
And there is a larger question: under the existing approvals and agreements, this property could accommodate approximately 220 units. The new proposal would increase that to roughly 370. That’s a substantial increase in density being requested from the City.
Now There’s More Time to Speak Up
The next City Council discussion and continued public hearing will be October 1. If you’ve been trying to understand Mojave Village but felt as though everything was moving too quickly, you now have some additional time.
Please use it. Look at the proposal. Read my memo if you want to venture into the weeds with me. Send your questions and comments to the Mayor and City Council. And, if you can, come to the October 1 public hearing and tell us what you think.
I sent my Monthly Ivins Update email on September 14th asking residents for input and received more than 200 responses. Thank you to everyone who took the time to write. Taken together, residents’ questions and concerns fall into about 15 major topics, including STRs, water, traffic and Highway 91, small lots, affordable housing, sensitive lands and grading, growth, property rights, parks, dark skies, public process and transparency.
I’ve put together two detailed articles on my website. A New Plan for 64 Acres in Ivins: Mojave Village explains what is actually being proposed, with the location map and site plan. Mojave Village: Your Questions, Concerns & My Responses pulls together the questions and concerns residents have raised, along with additional information, the constraints the City has to work within, my concerns, and questions I’m still trying to answer.
And please email me with your thoughts at . I read and respond to every email I receive.