UPDATE: August 10, 2022: The public hearing on this proposed development that was scheduled for August 18, 2022 has been cancelled. I expect it will happen at a future date but have no additional information yet.
Rize wants to rezone 113-acres of SITLA land just east of Puerto Drive and south of Mesa Vista Drive to “Resort Mixed Use” (RMU) to build about 550 homes, townhomes, etc., with almost all of them being able to operate as short-term-rentals. (Download their revised Project Plan.)
I am not a fan of short-term-rentals. They may be great for developers and investors, but I do not believe they are beneficial to the community, despite the potential taxes Ivins would receive. It can’t always be all about money.
The public hearing on this issue will be on August 18th. I asked at last night’s City Council meeting to continue the discussion and decision to the September 1st meeting because this issue raises all kinds of concerns for me. But I will be on a ship in the North Sea heading to the Shetland Islands at 12:30am when the meeting starts. It’s our delayed 40th anniversary celebration. I will try to participate by Zoom, but that has not always worked perfectly even when connecting to people locally.
I didn’t get the sense that I would be “accommodated” on my request. So here are my concerns and issues. This is still a short version. I would much prefer having a “real” discussion of issues with the rest of the Council because when we do that, we at least have the opportunity of really understanding each other and all the issues. That is the key ingredient to making the best decisions.
Even if you support some short-term-rental opportunities in Ivins, here are six reasons why I believe they are wrong for this site.
Note: Next week I will post Part 2: Four reasons why I believe the developer’s proposal does not follow our City Code requirements, and Part 3: Nine additional requirements we should add to the developer’s Project Plan to better protect the community if the City Council decides to approve the developer’s plan.
What Type of Tourist Housing Do We Want?
I believe the intent of the 2015 General Plan update was to encourage resort development like the resorts we already had, Red Mountain Resort and Movara. These are “destination resorts.”
A “destination resort” is defined as “an upscale mixed-use community that draws visitors based on superior amenities and on-property activities as opposed to its convenience to other sites or attractions.” In other words, the resort is a destination, not just a place to stay.
Short-Term-Rentals Hurt Affordability
I believe short-term-rentals are wrong for our community because they conflict with the State’s requirement to improve housing affordability. The Univ. of Utah’s Kem Gardner Policy Institute published a report on Short-term-rentals in June.
The first paragraph states, “short-term rental supply leads to a decrease in affordability and housing options as supply is occupied by visitors rather than full-time residents.”
We Should Stick with the Plan
I believe the land use change in 2019 from “Low Density Residential” (LDR) to “Resort Mixed Use” (RMU) did not follow the General Plan and the land use should be changed back to a residential land use.
The Plan is very specific on where tourist accommodations should go, stating on page 25: Coyote Gulch, on Snow Canyon Parkway, Center Street by 200E, and Highway 91.
The Plan says “on” Snow Canyon Parkway, not “in” a residential neighborhood a quarter mile from the Parkway.
When the plan was redone in 2015 to add more focus on resorts, the land use was not changed for this parcel. Because that’s not where the General Plan wanted this type of development. Then we went and changed the land use in 2019, ignoring specific guidance from the General Plan. Oops. The Utah Land Use Institute’s Ground Rules: Your Handbook to Utah Land Use Regulation strongly advises us to follow clear directives from the General Plan (page 46).
When Is Enough Enough?
In 2015 Ivins had 158 units of housing for tourists in three properties: Red Mountain Resort (108), Crescent Moon Inn (10), and Movara (40).
Since then, based on approvals and completions, tourist accommodations have grown to 1,704 units: The RV resort (136+), Movara Villas (20), Sentierre (98), Encanto (30), Black Desert Resort (1,233), and Tuacahn Canyon Suites (29). That total doesn’t even count the 18+ acres in two parcels with short-term-rental overlays by Hwy 91 that could create another 160 units.
In just a few years, we have grown tourist accommodations more than ten-fold, from 158 units to more than 1,700 units. That’s a resounding success at focusing on the General Plan’s “resort” goal. And 1,700 units is very significant since all of Ivins has only about 4,500 residential units.
Let’s Not Lose Focus on What Matters
Goal #4 on p14 in the General Plan states, “Develop Ivins as a resort destination community.” Then it lists seven action steps to accomplish the goal. Only one of the seven talks about building accommodations for tourists.
The other six action steps to develop Ivins as a resort destination community talk about:
- create amenities that all residents can use that make the city more enjoyable to tourists,
- maintain a commitment to the arts,
- encourage activities and businesses that promote health and fitness,
- enhance walking and bike trails,
- expand and support community events,
- develop additional outdoor recreation.
That makes sense. People don’t choose vacation destinations because they have the most hotel rooms.
And those six action steps fit perfectly with Goal #1 in the General Plan: Protect the superior quality of life in Ivins. The action step: Encourage the type of development that enhances the qualities that make living in Ivins desirable. “Living” in Ivins… not “visiting.”
Consider The Implications for Water Use
At the Utah League of Cities and towns mid-year conference, the City Manager of a nearby community told me that water use was most extreme in their tourist housing and steps they have taken to reduce that water consumption have been ineffective. Tourists are on vacation to have fun, and water is fun. I’m guilty of that too when I’m a tourist. Tourists don’t have a personal stake in our community or our water problems.
Please share your comments and tell me about other Ivins issues
I have not addressed in recent posts. CONTACT ME
Recent “Development” posts
- How To Think About Rezone ProposalsPDF
A proposed zone change is on the City Council’s agenda for the March 6th meeting and there will be a public hearing on this issue (City Hall, 85 N Main Street, meeting starts at 5:30pm). The requested change complies with the Land Use Map. However, the request is for the highest density allowed in… - Affordable Housing Off Hwy 91?PDFThe Utah Trust Lands Administration (SITLA) is looking for development proposals that “offer solutions to solve the housing crisis” on a 40-acre parcel of land in Ivins just off Hwy 91. Proposals must contain a plan to help provide affordable housing with an emphasis on the Governor’s goal of providing single detached homes in…
- Balancing Benefits for Residents & DevelopersPDFWhen the Hidden Spring RV Resort on Hwy 91 (between Main Street and 200 W) was first proposed years ago, the Planning Commission and City Council crafted thoughtful code requirements to ensure it would truly be a “resort,” not just another RV park. These included landscaping to screen the resort from the road, concrete…
- Finally… A New General PlanPDF The 2024 Ivins City General Plan was approved in November 2024. It is the primary guiding document and the principal tool to be used to create the future of Ivins. It tells the story of what Ivins was, is and ought to become through thoughtful and careful planning based on the vision, values,…
- Building Permit UpdatePDFSinglefamily permit activity averaged just 62 homes a month in the past twelve months. By comparison, just three years ago singlefamily permits were averaging over 200 homes a month. Multifamily permit activity is another story. And the trend is also misleading. There has been very little “traditional” multifamily permit activity in Ivins in the…