Planning commission forwards Viviano major amendment at 98 West Yellowstone to council

Saratoga Springs Planning Commission voted April 11 to forward a positive recommendation to the City Council for the Viviano community and village plan major amendment affecting property addressed as 98 West Yellowstone Place.

City planning staff brought the amendment to the commission after staff review found discrepancies between the previously approved village/community plan and the construction drawings and building permits now in use. The applicant and project manager, Taylor Spendlove, told the commission the changes reflect work done during preliminary and final plat and permit reviews and aim to align the approved plan with what is actually being built.

The amendment updates lotting and building footprints—most notably for the townhomes—revises several building elevations and materials to meet the village plan's upgraded facade requirements (page 20 of the plan), consolidates some maintenance structures into the clubhouse, and adjusts the open space and unit counts. City staff noted the submission reduces the number of single‑family lots by two and corrects a prior unit count error submitted as 306 back to 296. Staff also said phase one of the project was approved in December 2023 and phase two in April 2024 and that the proposed changes modify footprints and architectural details to match issued building permits.

Staff summary and key changes

City planner Gina summarized the main technical edits: an updated lotting plan, smaller townhome footprints, more detailed and consistent elevations for single‑family and multi‑family buildings, a redesigned clubhouse and consolidated maintenance facilities attached to the clubhouse, revisions to signage and phasing, and parking adjustments. Parking was increased as part of the amendment: staff said the application adds 13 stalls for townhomes and multifamily units and 20 stalls for front‑loading townhomes. Fencing along exterior roadways (other than Pony Express) was upgraded in the plans from the originally approved precast concrete to a higher‑quality Trex perimeter option; Pony Express retains the precast concrete fence treatment. Staff concluded the amendment "is consistent with the general plan and in compliance with land use development codes."

Address, density and unit counts

Staff corrected an address and a unit count during the presentation: the correct project address is 98 West Yellowstone (not the alternate number shown in some materials), and the packet error that listed 306 total units was corrected to 296 units in the revised lotting plan. The amendment removes two single‑family lots and slightly increases the recorded open space from about 7.968 acres to about 8.7 acres, according to staff's summary of the updated plan.

Design, facades and building types

Staff explained the revised elevations provide clearer material callouts and palette choices and said the plans were edited so reviewers have measurable standards to check building permits against the village plan requirements (for example, upgraded facades required along Pony Express and Kings Canyon Road). The townhome product was simplified (removal of some single‑level "end rambler" options and adjustment of footprints), and staff said the amended plan includes a mix of three‑plex, five‑plex, six‑plex and larger attached buildings as originally approved but with updated footprints and elevations.

Applicant remarks and accessibility note

Project manager Taylor Spendlove said he assumed the project role about two years ago to adapt the product to market demand and to correct inconsistencies between approved plans and building permits. "I just wanna just thank the staff for helping us kinda resolve some of these issues there," Spendlove said. He told commissioners the change away from some previously approved two‑story duplexes toward single‑level "horizontal apartments" increased the number of single‑level living units compared with the earlier design.

Commissioner questions and staff responses

Commissioners asked about several practical matters before forwarding the recommendation: traffic at the Pony Express north entrance, shared driveway and road widths within the development, and whether the project remained consistent with earlier exceptions and accessibility discussions. Staff said the project has been plotted with a north entrance that allows full movements and that additional construction drawings for the intersection exist; staff offered to follow up with the commissioners and provide the approved construction drawings for the Pony Express intersection. Planning staff clarified shared driveways meet a minimum 20‑foot depth and that main internal streets are 26 feet wide; shared driveways and courtyard drives are shown at smaller widths appropriate for those private drives.

Vote and next steps

Commissioner Hill moved to forward a positive recommendation on the Viviano community and village plan major amendment at 98 West Yellowstone Place subject to the findings and conditions in the staff report. Commissioner Mann seconded. The commission voted by voice vote in favor and the motion passed, forwarding the item to the City Council for final action.

Other business

The commission also approved the meeting minutes from March 27, 2025, by voice vote. During the director's report staff said the next planning commission meeting is scheduled for April 24 and staff reminded commissioners about meeting invites and attendance. Planning staff member Ruan provided a brief refresher on the Utah Municipal Officers and Employees Ethics Act (Utah Code 10'3'13), highlighting gift and conflict disclosure provisions and recommended commissioners read section 10'3'13 for details.

The Planning Commission packet and the proposed amended village plan contain detailed elevation pages, color palettes, phasing maps and the updated lotting plan; staff said those materials are posted with the project file on the city website and will accompany the item when it goes to the City Council.