Planning commission weighs adding townhomes and a clustered‑subdivision use to NMU‑1, seeks guardrails before broad adoption

The Snyderville Basin Planning Commission on Sept. 26 held a work session on a proposed code amendment to the NMU‑1 zone that would add ‘‘dwelling unit, single family attached’’ (townhomes) as an allowable conditional use and create a new definition and criteria for ‘‘cluster subdivision.’'

Planners Natalie McDonough and Laura Kurmeier told commissioners the two‑part draft is intended to expand housing variety and allow smaller lots with shared open space. The proposed cluster subdivision definition would require reduced lot widths and a minimum amount of open space, with staff noting an illustrative target that 20% of open space be active (trails, playgrounds, courts) though numbers remain draft and subject to change.

Why it matters: staff said the change is a tool to broaden housing types available in the NMU‑1 framework. Commissioners cautioned that a broadly applicable zone change could have unintended consequences — including turning ‘‘mixed‑use’’ nodes into primarily residential developments — and asked for analysis to avoid spot zoning.

Commission discussion centered on several recurring concerns. Commissioner Thomas Cook set out the historical context: NMU tools grew from prior general‑plan work contemplating cluster development and mixed‑use nodes, and he urged the commission to use code language to create pedestrian‑friendly streets, parking rules and energy standards where feasible. ‘‘If we decide that…we can write that,’' he said, arguing the commission can be intentional about street and building standards.

Other commissioners pressed for guardrails to protect the intended mixed‑use character. Topics included:

• Parking and garages: commissioners noted NMU uses shared parking concepts and asked how to ensure garages are provided so cars are not parked on streets; an applicant later proposed a 500‑square‑foot garage exemption on the ground floor to avoid disincentivizing garages.

• Preventing short‑term rentals and protecting homeownership: members discussed deed restrictions and prohibiting nightly rentals in any eventual zone as tools to preserve long‑term ownership.

• Design, livability and sidewalks: commissioners asked for tangible examples and site visits so they could better evaluate setbacks, lot widths and the feel of clustered neighborhoods; several urged mandatory sidewalks and connectivity in future code language.

Applicant feedback and requests: the Crossroads at Silver Creek applicant (Tony Tyler) presented a project concept that prompted the code discussion and proposed two technical changes to support his development: lowering rear setbacks to about 8 feet on lots that back to open space to preserve a continuous shared pathway, and allowing a 500‑sq‑ft ground‑floor garage to be exempt from the living‑area footprint (with clear limits so exempted garage area cannot later be converted to additional habitable space).

Next steps: commissioners directed staff to prepare a concise comparison of options — add the uses into NMU‑1 versus drafting a standalone clustered residential zone — and to identify how far the commission legally and practically can press standards on energy performance, parking, deed restrictions and pedestrian design. The Crossroads project may be scheduled for a future public hearing and recommendation once the code language is clarified.

No formal code action or vote occurred at the work session; staff will return with refined language and analyses for the commission to consider.