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Commissioner panel recommends approval for Bringhurst Village phases 1 and 2; conditions and timeline discussed
Summary
The commission voted to recommend approval of construction drawings for phases 1 and 2 of the Bringhurst Village development, while stressing the recommendation should not be read as approval of the project's full phasing plan and requesting that utilities and mixed-use timing be addressed in future submittals.
The Hyde Park Planning Commission recommended approval May 21 of the construction plans for phases 1 and 2 of the Bringhurst Village development, while clarifying the decision does not constitute approval of the overall phasing plan or of future phases.
Marcus and the developerrepresentative described phases 1 and 2 as primarily residential: roughly 200 townhomes and about 50 apartment units are included in the developerpresentation for the full site, while the immediate submission covered detailed construction drawings only for phases 1 and 2. The developer said bringing water and sewer utilities up the eastern edge of the site is a key priority: the developer proposes to construct sewer and a water loop, and agreed to upsize portions of the water line to 10-inch pipe on the eastern alignment to improve long-term capacity for later development.
The developer also said the project would dedicate right-of-way for a planned Wolfpack Way and construct utilities that staff and the developer said are needed before commercial and mixed-use development on the site can move forward. The developer explained that commercial partners are unlikely to finance mixed-use buildings until residential phases begin and utilities are in place.
Commissioners pressed the developer on several topics: (1) access and fire-code requirements (primary access approved by UDOT, phased safety measures and a gated fire apparatus access are proposed if unit counts exceed thresholds); (2) open-space distribution and timing of park areas (developer said open space is distributed across phases but some park elements come later); (3) utilities sizing and phasing (developer said phases 1 and 2 would install looping water and sewer and 10-inch eastern pipes to facilitate later phases); (4) whether phasing would be rigid or could be reordered; and (5) how the city should treat future submittals so commercial phases cannot be deferred indefinitely.
Multiple commissioners and staff noted the mixed-use zoning includes a provision that no phase be solely residential unless at least 50% of required commercial area was built earlier, and commissioners said they would expect future phases to demonstrate timely progress on mixed-use commitments. The commission added a clear statement to the recommendation: approval of phases 1 and 2 should not be interpreted as recommendation of the entire phasing plan.
A motion to recommend approval of phases 1 and 2, amended to note it was not an endorsement of the entire phasing plan and that utilities must be provided as proposed, passed on a voice vote; commissioners recorded "aye." The developer and staff indicated the work to install utilities and complete the initial phases is expected to take about a year for the utilities and roughly 3to5 years to build out the initial residential build-out, with full project completion estimated in the 4to7-year range depending on market conditions.
The commission clarified that each future phase will require separate construction-plan submittals and review; the city retains the ability to require mixed-use components before allowing additional purely residential phases.
