Developer presents concept for Bookcliff Lodge site: 7.43‑acre subdivision, phased demolition, housing and infrastructure questions raised

Paul Sims, project manager with David Evans & Associates, presented a concept plan for the Bookcliff Lodge property at 7205 East Main Street, a 7.43‑acre site the developer proposes to subdivide in phases.

Sims told the commission he divided the property into two phases. Phase 1 would clear and grub the east side of the site, remove existing asphalt, the office building and pool structure, and construct a horseshoe road and single‑family lots (roughly 5,000‑square‑foot lots with about 50 feet of frontage). Sims said the plan shows about 40 parking stalls for the apartment area and a 48‑foot right‑of‑way; he proposed the developer build roads and houses and then sell finished homes as individual lots. Phase 2 would convert the existing 40‑room hotel into approximately 20 stacked apartment units.

Commissioners and staff discussed technical requirements and conditions before any approval could proceed. Sims said demolition and abatement of nuisances (including asbestos testing and, if required, an asbestos abatement grant application) must be completed before the city can grant subdivision approval for the first phase. He acknowledged coordination with UDOT will be necessary for access points on Main Street and said the plan reduces the number of direct access points to Main Street, instead fronting homes on the new internal road.

Traffic and pedestrian safety drew questions: commissioners pressed for a buffer between new homes and Main Street, crosswalk(s) and possible speed‑mitigation measures, and a push‑button signal or flashing crosswalk near the proposed development to slow traffic for pedestrians and schoolchildren. Sims said he had discussed potential crosswalk and speed‑mitigation measures with UDOT and that the city could pursue a crosswalk with a push‑button signal as part of the project.

Utilities and stormwater were also raised. Sims reported sewer access in the rear and preliminary observations that the site’s sewer pipes include 8‑inch and 10‑inch lines; staff said they will analyze sewer‑system capacity and that upgrades or additional manholes may be required. Sims said a detention basin is planned at the site low point and that the design will capture and discharge stormwater at historic rates. He confirmed the plan avoids basements because of a low water table and that finished floor elevations and FEMA floodplain requirements will be addressed in engineering plans.

Commissioners asked about lot sizes and housing types. Sims said the developer intends mostly single‑family homes (minimum three bedrooms) but that duplexes or other permitted housing could be constructed under the code; the developer will maintain CC&Rs to guide home design and may present conceptual home elevations at the preliminary approval stage. A commissioner flagged concerns about small 5,000‑square‑foot lots and accommodating trailers or recreational vehicles; Sims said the developer recognizes this tradeoff and will propose CC&Rs and lot designs accordingly.

Sims said the developer will prepare a subdivision application that includes demolition and abatement work, stormwater mitigation plans, sewer analyses, and UDOT coordination; staff told the commission the owners are motivated to begin demolition and infrastructure work but that the city will not approve subdivision applications until nuisances are abated and required reports (including asbestos testing) are complete.