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 this land use category. The following comments are meant to give you a better idea of how we need to evaluate this request so, hopefully, you can give me some great input in the next few days.
This article is inspired by regular social media comments by an especially engaged member of our community, let’s call this person “Alex Harper.” Alex’s thought-provoking challenges about zoning and city planning spark important discussions, but they also highlight the need for more information.
So, apologies for the long explanation, but I often see zoning discussions overlook key points. That’s understandable, city planning is complex, and most people don’t think about it until a project near them raises concerns. My goal is to explain the factors the City Council must consider and the constraints we work within so you can give me input that residents can provide informed input that truly helps us make the best decisions for the community.
Disclaimer: These are my opinions and my understanding of what we, as a city, can and cannot do. I’m not a legal expert. But I’ve spent a lot of time studying these issues, listening to experts, and working through real-world city decisions, so I want to share my perspective in a way that hopefully helps clarify how and why we make these choices.
My hope is that by understanding the broader context, residents can provide more informed and constructive input, helping the City Council make well-reasoned decisions that align with our long-term vision.
First: The Zoning Map vs. The Land Use Map
Imagine you just bought a house in a beautiful, peaceful Ivins neighborhood. You love the open fields nearby and the quiet streets. But then one day, you see a “Zone Change Requested” sign, and suddenly, it feels like everything you love about this community is under threat.
I get it. Change is hard, and sometimes it feels like development is moving too fast. Cities shouldn’t grow haphazardly or approve projects on a whim, and too often, it seems like that’s exactly what’s happening. But there is a plan, a roadmap that guides growth: the General Plan, with a key tool, the Land Use Map. But that plan only works if we follow it.
Think of the Zoning Map as a snapshot of what’s allowed right now. If a property is zoned for farming (RA-1), that means farming is allowed, and housing development on small lots isn’t. You can build homes, but the lots must be at least one acre each. The Zoning Map shows only one thing: how things are today.
The Land Use Map, on the other hand, is the city’s long-term vision. It’s a guide to what land should be used for in the future. If an area is currently zoned for farming but is designated as Medium Density Residential (MDR) on the Land Use Map, that means it is expected to transition to housing over time.
So, it’s misleading to say, “We’re losing farmland!” The reality is that the city already anticipated this change a long time ago. The question is not whether the land should stay farmland forever, but how we ensure that future development happens responsibly.
“If you don’t know where you are going, you might wind up someplace else.” – Yogi Berra
Density Matters
The property in question falls under Medium Density Residential (MDR) on the Land Use Map. This designation allows for a range of housing densities from 7,500 sq. ft. lots to 12,500 sq. ft. lots. The applicant is requesting the smallest lot size (7,500 sq. ft.), which is the highest density permitted under this designation.
But just because the applicant requests the highest density allowed, that doesn’t mean the City Council has to approve the highest density. The Council has the authority to approve zoning at any density within the MDR range, including 7,500, 10,000, or 12,500 sq. ft. lot sizes. The decision should be based on several factors, such as:
- Surrounding Neighborhoods: Does the proposed lot size align with the existing character of the area? If surrounding homes are on 10,000 sq. ft. lots, it may make sense to transition gradually rather than jumping to the highest density.
- Traffic, Road, Sewer, and Other Infrastructure Capacity: A higher density means more homes, more residents, more toilets flushing, and more cars on the streets. Is the existing infrastructure designed to handle the increase?
Following the City’s Vision: Not Ignoring Residents
Some argue that if the City Council approves a zone change even if it aligns with the Land Use Map, we are ignoring the will of residents who probably would prefer to stop or at least slow new development. But that’s not the case. In fact, the City Council would be following the vision for the city that was established through community input and a lot of planning effort over many years.
The Land Use Map reflects the long-term direction of the city, created through public involvement and past decision-making. It reflects what makes the most practical and actionable sense for Ivins, balancing the needs of residents with the rights of property owners. Property owners, developers, and residents alike must be able to rely on this plan to make decisions about their future.
When a zoning change request matches what the Land Use Map envisions, approving it is not an arbitrary choice, it is following the city’s established direction. In other words, it’s not about forcing development where it doesn’t belong; it’s about implementing the plan that was already in place.
The Importance of Following the Land Use Map
I have been deeply frustrated in the past when I’ve seen the City ignore the Land Use Map and approve zoning changes that completely disregarded the vision it was meant to uphold. There have been times when higher density or entirely different uses were allowed, despite the map clearly indicating otherwise. These were mistakes, ones that should never be repeated.
The Land Use Map is not just a suggestion. It is the foundation of responsible planning, providing stability and predictability for property owners, developers, and residents. When it is ignored, we create chaos, turning zoning into a free-for-all rather than a strategic framework for our city’s future.
To be clear, I am not against change when it is truly necessary. If circumstances have shifted, whether due to a change in our long-term vision for the city, infrastructure limitations, or other legitimate reasons, then adjustments may be warranted. But those changes must be backed by solid, fact-based reasoning, not political pressure or the whims of the moment.
In my view, any consideration of such changes must trigger a review of our General Plan, because that is what drives the Land Use Map. If we alter the Land Use Map, we are, in effect, altering the vision laid out in the General Plan, whether in a small way or a significant one.
And that is no small thing. Changing the Land Use Map isn’t just a minor adjustment; it’s a fundamental shift that affects everything from infrastructure capacity, like roads, water, and sewer, to the city’s long-term population projections. These calculations are not arbitrary; they are carefully planned to ensure our city grows responsibly.
Ignoring the Land Use Map risks undermining that careful planning. That’s why changes to the Land Use Map must be approached with extreme caution and, in most cases, should be avoided altogether.
We demand that developers and residents respect our planning process. How can we expect that if we, as a Council, don’t hold ourselves to the same standard? Ignoring the Land Use Map in the past damaged trust in the system.
Good planning requires discipline, and I will fight to make sure we follow our own rules, because anything less is a disservice to the community we are meant to serve.
The Infrastructure Argument: Can We Stop Development?
Some residents argue that if we stop new infrastructure projects that are critical to making new development possible, like the gas regulator station we approved at our last meeting because Enbridge Gas said our low-pressure gas lines needed additional capacity for growth, or road or sewer improvements needed to accommodate growth, we can stop development. That sounds logical, until you realize that doing that is manufacturing a shortage rather than dealing with a shortage.
In other words, it’s circular reasoning: using a lack of infrastructure as a reason to stop development while simultaneously blocking the very infrastructure needed to support growth. If we were to honestly evaluate whether our infrastructure can support growth, we would look at facts, data, and engineering studies, not create an artificial bottleneck.
The Reality of Growth
At the heart of these concerns is a simple truth: many residents don’t want change. I completely understand, I feel the same way. When Patty and I moved here over 20 years ago, Ivins had barely 4,000 people, and we loved it just the way it was.
It’s natural to be uncomfortable with change. If you moved to Ivins when it was quiet and half-built, you obviously liked what you saw. But expecting a city with so much vacant land to remain frozen in time is unrealistic, unless we, as a community, are willing to buy that land ourselves and preserve it as parks and open space.
City Councils aren’t here to stop time; we’re here to manage growth wisely. That means setting conditions to ensure we can realistically handle new development. Simply saying ‘no’ to everything isn’t a plan, it’s just avoidance. The best thing we can do is manage growth responsibly and ensure that new development aligns with our General Plan.
The Bottom Line
If we want a well-planned city, we have to work within real constraints, not wishful thinking. The Land Use Map gives all of us a reasonable expectation of what’s coming. The solution isn’t to block infrastructure or deny property owners their rights, but to shape growth in a way that minimizes negative impacts and ensures the best possible outcome for our community. While some may feel that no growth is the best option, the reality is that change will happen, our job is to manage it wisely rather than let it happen haphazardly.
Approving a zoning change that matches the Land Use Map is not ignoring residents, it is following the city’s vision. And in cases like this, where the density range is flexible, the City Council has an important role in determining what density is most appropriate based on the needs of both current and future residents as well as the property owner.
Ivins is changing. The question isn’t if, it’s how.
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