Last Thursday the City Council voted to change the land use on this parcel from low density to high density and change the zoning to townhomes with one buffer row of single-family homes on 5,000 sq.ft. lots along the north side of the property next to the Haven development.
Going from low to high density sounds like a huge leap. But let’s put it in perspective. The Haven development directly north is medium density. It sits on land that was originally low density. Red Mountain Vista Townhomes next door is high density, but that land was originally low density. So, all the fiddling with changes to the land use plan over many years has made low density impractical for this site.
I did not vote for this change. I recommended no change until the City revises our Land Use Plan for the entire city and before getting a lot of public input. But I would have supported a change to medium density, like the Haven.
I don’t think the Council’s decision went far enough to protect the Haven. But it is important to note that it was a better decision than we often get. That’s because the Council provided some protection for the Haven by requiring a “buffer” of single-family homes next to it.
By comparison, when Red Mountain Vista Townhomes was approved by the Council, all the adjoining land uses were either low or medium density. But high-density townhomes were approved for the entire site without any buffer of single-family to protect the adjoining properties.
I believe it is important to create a buffer whenever higher density is approved next to lower density. The City Council did that. I just don’t think it was enough of a buffer. I cited a couple of real-life examples to show my opinion of where “small” buffers are okay and where “larger” buffers are more appropriate. But it is subjective and a bit philosophical. So, I’ll work on my presentation skills to hopefully do a better job in the future.
I would appreciate positive suggestions and examples of good solutions to problems like this. Although they didn’t do as much as I wanted, the City Council was sensitive to the adjoining properties, so don’t beat them up. Just help me with more information about how to explain my ideas better.
Please share your comments and tell me about other Ivins issues I have not addressed in recent posts. CONTACT ME
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