Dale Coulam reported that a representative from Color Country Community Housing (CCCH) was present and they have done several projects in Ivins and each is unique. CCCH has acquired the Mojave Estates which was a previously approved subdivision but the approval expired. Originally, this subdivision was zoned R-1-10 and approved fourteen (14) lots. CCCH has modified the plan and felt since it is located on Main Street, a primary street in the city, they wanted to do something different and give back to the community. They have proposed a Subdivision Enhancement Overlay (SEO) that provides a pocket park and homes with more unique features to make the presentation on Main Street more attractive than a straight cookie cutter type subdivision.
As a straight 10,000 square foot lot subdivision they can get fourteen (14) lots but the base density formula for a SEO only gives a base density of 12.71 lots. The reason for this is that Main Street already has a dedicated right-of-way. The base density formula assumes that the developer will give up some property which factors in a loss of 20% of the property for street right-of-way, etc. The SEO makes it difficult for smaller subdivisions to meet the requirements because a developer has to dedicate open space, and lose 20% for roads, etc. in the calculation. In this case, Main Street already exists. Therefore, if we use that calculation and take away the full 20% as required by the ordinance, it penalizes the developer, and they end up with fewer lots as a base density than if they went with a straight 10,000 square foot lot subdivision with fourteen (14) lots. If 14 lots was used as a base density, under the SEO it would only require an 8% density bonus; but because the formula only gives them a base density of 12.71 lots they would need to get a 19% bonus. It’s still doable but a challenge. This application will proceed as a SEO but alongside of it will be the standard 14 lot subdivision as a fall back if the SEO application is denied or if they cannot achieve the density bonus that they need to do their project. It’s a choice between trying to do something a little different, which requires the density bonus for one additional lot (a total 15 lots). Basically, that lot pays for the amenities that they would be putting in for the City. Under the current zoning they are allowed the 14 lot subdivision.
Chairman Reed commented that essentially the SEO ordinance wasn’t designed for smaller developments but applies to larger developments.
Dale Coulam stated that is correct and that is one penalty. The second penalty is that it assumes that the subdivision is dedicating half the roadway; but in this case, Main Street already exists and there is no dedication of right-of-way for Main Street. When the full 20% is taken away for roads, it acts as a penalty because the road already exists. This application is unique, in that, what they are allowed to do under a standard subdivision is more than the base density that is calculated under the SEO.
Commissioner Benson asked if the SEO is intended to help those developers give back something to the City and allows them to get a bigger density bonus by dedicating open space. It gives an incentive to developers. But in this case because it is small it’s penalizing them even though they are trying to do something beneficial for the City. Basically, the City has two choices by saying we don’t want the amenities and give them fourteen (14) lots or give them the bonus giving them an extra lot and the City gets a park.
Dale Coulam stated that is correct and the Commission has to decide how they achieve the necessary percentages for density bonus.
Commissioner Benson asked if the SEO ordinance requires that a subdivision be a specific size in order to take advantage of the density bonus.
Dale Coulam stated that it does not but it is determined in the calculation itself. The percentage would come close if they were dedicating half the width of Main Street and that was used to calculate the base density. But the ordinance refers to the square footage of the subdivision, which means what the developer owns, but they do not own half of Main Street. The application does comply with the ordinance. If they get 19% density bonus even with the penalties, it can be achieved. It will be up to the applicant to show how they achieve the density bonus. The park is the easy calculation.
Jason Wheeler reported that CCCH is seeking to give back to Ivins. Ivins has been very accommodating to CCCH as an organization and to the families that have built homes as part of the Mutual Self Help Program. These lots would be part of the Self Help Program. They are looking at homes that are not your typical track housing and would incorporate front porches to try and orient these homes for the street making it a walkable street, get the families out on the porches and communicating with each other. By including the park it will provide them more opportunities to interact with each other and with the community. They are looking at a strong planning theme to unite these houses. Even though this property is not part of the historical area it is located near the historic neighborhood which ends at 200 South. This development goes from 200 South to 400 South. They want to recall the pioneer ancestory of the area in the homes. The original plat on the screen included a 3.8 acre park and after the TRC meeting and other discussions about density bonus they are proposing a 4.9 acre park to help achieve the 19% density bonus. This would make the lots on the right the same size as the lots on the left. One other change, Chuck Gillette would like the 300 South street to be further north so 300 South will be shifted seventy feet (70’) to the north causing one lot to be moved to the right side of the street.
Chairman Reed asked how much variation would there be in the design of the homes?
Jason Wheeler stated that one difference would be the front porch design but 4-5 different floor plans would be offered to the families to choose from. Also, a variation of colors and facade of the buildings and the way the homes approach the street. Samples will be submitted during the Preliminary Plan process. The garages will face the street.
Dale Coulam explained that the developer is not required to come forward with the unique features, samples, pictures, etc. until the Preliminary Plan process. That’s when the Commission decides on what density bonus will be recommended.
Chairman Reed commented that the General Plan encourages a walkable neighborhood layout such as this one is proposing. He likes the proposal and the density is appropriate for this area particularly as it moves toward the center of the City. Higher densities do make for a more walkable sustainable core center for a City. It’s not what the density is but how it is achieved.