Commissioner Bryan Pack stated that it would be good to understand if there are broader policies in play to help us decide where to put these zones. It would be hard to pinpoint because we need owners approval. How much do we need and what types? Kevin Rudd stated this goes back to Staff having a dialogue six months ago with Rocky Vista University and Ivins doesn't have very much available for affordable housing or rentals. Property is expensive here so if you can get a townhome here, it will be more affordable than a single family home. Through Staff, City Council would like the Planning Commission to recommend some areas, starting in the old township area. He would like to pick some areas to put some high density residential on, and designate that on the Land Use Plan. We don't have to change the zoning and we would just allow property owners to come in and request what type of zoning they would like there. If we pick vacant properties, Staff would contact those property owners and ask if they would like the change, and if not, we will leave it as it is. Using Google Earth he zoomed in on 200 East and 400 and stated that was a good place to start because it is centrally located, has bus service, shopping, it's close to walk. Commissioner Lance Anderson stated if we can reduce setbacks and frontage and fire access lanes it would accomplish the same thing. There are some areas that we may want townhomes, but a neighbor would feel better to have a single family residence. Chairman Jeff Loris stated there is no high density noted on our Land Use Plan in the old township. Kevin Rudd stated that is correct. What he suggests is to look at each of these City blocks. It makes sense to scatter them out and put a townhome on each of these vacant lots and spread them out instead of one location. The old township was divided into eight lots per block, and then have since been subdivided down. He showed Ivy Place, and going down 200 South there are more vacant lots. Color Country homes built and the long strip of residential property could be High Density Residential. 300 South will be a through street when it's developed. It lends itself to have a road down the middle and create some multi-housing. A lot of areas in the old township have trailer homes and putting in townhomes could help upgrade those areas. Chairman Jeff Loris inquired about the height. Kevin Rudd stated 25 feet. They can go up to 35 feet if they can get 60 feet away from the property line, but that would be difficult to do in the old township. Commissioner Bryan Pack stated how many acres does it take to do a townhouse project? Kevin Rudd stated multi-family zoning says that base density is 15 units per acre, so by the time Ence did their open space requirements and setbacks on .88 acres he could only get 11 units. So 4-5 units for a half acre. Chairman Jeff Loris stated that at 200 West and 100 South he has spoken to the people surrounding the duplexes there, and if the area could be improved these entire two blocks could be duplexes in the back of the lots. It would match the density of the Suncrest area. Commissioner Lance Anderson stated that he has been working on the piece between 100 North and 100 East to clean it up. Kevin Rudd stated that we have an old township overlay zone but no real definition of what that means. There is a possibility for creating infill development on some of these blocks. Commissioner Lance Anderson stated the frontage, size of the roads and setbacks won't work with this. Kevin Rudd stated that R-1-5 is a 20 foot setback. Commissioner Lance Anderson stated maybe we can get a chart for the zoning for next meeting. Kevin Rudd stated they could look at smaller lots with a duplex on a 12000 square foot lot. We have choices to create some of these. This is a good place to start. Commissioner Mike Scott stated changing some of those setbacks and frontages would help and give people an opportunity to use their land much more productively. Chairman Jeff Loris pointed out 200 west to 300 west is an opportunity for townhomes, but infill areas could fill the back part of properties. There would be a flaglot on a few of these in the old township. Commissioner Lance Anderson stated a narrow road is better than a flaglot. Kevin Rudd stated the problem is going West you can't just go buy an acre. If someone already owns an acre in the old township and wants to do this they could affordably do that. Commissioner Lance Anderson stated that Lava Flow Townhomes have garages and look just like houses. Properties that have residential, he would rather see duplexes or something more like a single family home. Chairman Jeff Loris stated that the 25 feet height restriction makes it so it will look more like houses. Kevin Rudd stated next meeting City Council will review the townhome ordinance. We could also look into a twin-home zone and the requirement he envisions is to have a two-car garage so it looks like a single family dwelling. Chairman Jeff Loris stated English Oaks has twin-homes that are two-story and the garage has adjacent walls and the roof is mirror imaged. It would not be too hard to create a zone for that and give that as an affordable option.