Parowan planning commission recommends against R3 rezoning for west-side parcel, signals support if rezoned R2

The Parowan Planning and Zoning Commission voted May 6 to send a negative recommendation on a requested rezoning from A1 to R3 for parcel A-0026-000027-0000 on the west side of town, while saying the commission would be comfortable if the property were rezoned to R2.

Dan, a city staff member, told the commission the applicant originally asked for a partial zone change, but staff recommended rezoning the entire parcel instead of approving a change only for a portion. Dan said the applicant’s preliminary concept — initially labeled “the lofts” — actually shows single-family homes on lots that are generally larger than typical R3 lots. “Of the potential 36 lots in a future subdivision, all but four of them would fit in an R2,” Dan said, noting a few lots are just under the 7,500-square-foot R2 minimum and therefore were posted for R3.

Commissioners pressed on density and traffic. One commissioner said they were “leaning towards R2,” arguing that zoning the parcel R2 would reduce the risk that smaller multiunit buildings could be proposed later. Another commissioner asked whether granting R3 would require road or access changes; staff responded that the city council — not the commission — has final authority and that, if council approves R3, the developer could later submit subdivision plans that might include duplexes or small multiunit buildings permitted in R3.

The commission discussed the practical effect on lot count: staff said forcing R2 would reduce the sketch plan’s lot count by roughly one lot (from about 36 to 35) by combining four small lots into three; it would not produce a large change in overall density under the commission’s preliminary analysis.

Commissioners also noted resident concern about whether the rezoning sign had been posted in the most visible locations. Dan said the city believed the notice had been posted in accordance with code and that the city would hold a second public hearing before the city council and repost the notice to address residents’ concerns.

A motion was made and seconded to send a negative recommendation on the R3 request for parcel A-0026-000027-0000 and to state that the commission would be amenable to R2; the motion carried.

The item will return to the city council for a second public hearing and final action. The commission’s recommendation and the materials presented, including the preliminary layout and a map of existing zoning, will accompany the council hearing.