Developer proposes mixed-use retail on Washington Boulevard with multifamily and townhomes behind; city outlines parking, access and open-space tests

A Utah-based developer, Pillar 25, presented a concept plan for three mixed-use commercial buildings on Washington Boulevard with retail on the ground floors and multifamily units above, and townhomes behind. The developer asked whether setbacks, access, public versus private roads and parking could be adjusted to make the concept feasible.

Planner Sarah Wicker and other staff identified several code and infrastructure constraints the developer must address if the project is to proceed as mixed-use. Staff said the municipal mixed-use overlay applicable here requires a commercial footprint that is roughly one-half (the municipal code language cited in the meeting calls for approximately 51% commercial footprint for the commercial mixed-use overlay). Staff also noted standard setbacks apply and confirmed a 20-foot setback from the right of way was required along Washington Boulevard.

Parking, access and open space: staff said the city expects adequate parking for both the commercial and residential components. As a planning guideline staff suggested designing retail parking at roughly one space per 300 square feet where tenants were not yet known, and two parking spaces per residential unit (more if three-bedroom units are included). The planning staff also said the mixed-use code requires 20% usable open space (an amenity area such as a small park or common outdoor area) for residential portions; commercial landscaping averages about 10% but the project must meet applicable minimums.

For fire and circulation safety, staff noted larger projects require multiple access points; the developer was told to expect a requirement for two access points for the proposed unit counts. City staff also encouraged public road connectivity between the project and adjacent parcels and said one public right of way would likely be necessary to align with surrounding streets.

Utilities and stormwater: staff said culinary water service in the area is provided by Bonavista Water and that secondary irrigation water in the vicinity is Pine View Water; staff also suggested coordinating storm-drain and sewer connections with adjacent property owners (El Kalo was identified as a likely corridor for storm, sewer and secondary-water routing).

Next steps: the developer will revise the concept to show parking, open-space calculations and road connectivity. Staff recommended early coordination on parking counts, access points, right-of-way standards (city typical public roadway cross-sections were described as 60-foot right of way with 36-foot asphalt width as a standard), and mixed-use footprint calculations to determine whether the project can meet the municipal mixed-use overlay’s commercial-footprint requirement.