Planning Commission postpones duplex-condominium site plan at 33420 Utica Road after concerns over trash, screening and parking

The Fraser Planning Commission voted on Jan. 13, 2025, to postpone action on a site plan for a proposed duplex-condominium development at 33420 Utica Road so the applicant could address multiple outstanding conditions.

Planner Lauren Cyr summarized staff comments: the property is zoned RM and required a use variance (already approved) for 14 residential units (seven duplex buildings). Staff requested the applicant provide exact building height, parking stall dimensions (including barrier-free spaces), a landscape plan, trash removal details, a screening solution along the rear property line and a compliant photometric plan. Public safety flagged concerns about fire hydrant access and whether hydrants to the north would be available via an access agreement.

Applicant Usama Razouk and engineer Larry Marrogi told the commission they agreed with the six conditions and provided clarifications: side setback 6.5 feet, rear setback 30 feet, building height 28 feet 8 inches, parking stalls 9 by 18 feet (using overhang), proposal for individual rollout trash receptacles per unit and a six-foot-thick brick-appearance concrete wall along the rear property line. Razouk also said landscaping and photometric design would be shown on revised drawings.

Commissioners raised substantial concerns. Commissioner Warnick said individual rollout cans would be impractical and would lead to enforcement and rodent issues, urging a dumpster or centralized enclosure instead, noting neighboring developments use dumpsters. Warnick also pressed for improved architectural articulation, brick elements, and meaningful outdoor/common space; he suggested relocating open space into the circular turnaround area and questioned guest parking capacity. Other commissioners and staff asked for ADA stall dimensions, verified pedestrian connections to the public sidewalk, confirmation from building officials on minimum separation between buildings, and engineering confirmation on hydrant access.

After discussion the applicant requested additional time for agency reviews. Commissioner Farina moved, and Commissioner Kyle supported, a motion to postpone the site plan review for 33420 Utica Road until the applicant returns with revised plans addressing the outstanding items. The roll call vote was unanimous among present members, and the item was postponed; staff and applicant agreed to return with revisions (March 5, 2025 was discussed as a potential return date).

The commission emphasized it wants detailed trash/collection plans and screening/enclosure proposals and that a dumpster enclosure could require eliminating one or two units. Staff advised the applicant to consult with public safety and engineering on hydrant access and pedestrian connections before resubmittal.