Commission approves JVC Parkway right-of-way with meandering sidewalk and separate landscaping bond condition

The Weber County Planning Commission on March 6, 2024, approved final action on LBT102323, accepting the JVC Parkway right-of-way within the Orchards of JVC Ranch Phase 1, subject to staff findings and two conditions: (1) the 10-foot sidewalk on the east side may be designed to meander through landscaping, and (2) the developer may post separate bonds for landscaping (subject to legal review) rather than tying those landscaping bonds to other improvement bonds.

Mr. Labarino presented the item as a request for final return for the Orchards of JVC Ranch Phase 1 right-of-way (JVC Parkway), describing the parcel as approximately 2.431 acres in the R3 zone that includes a roundabout. He noted a development agreement tied to the area that sets cross-section standards and that the right-of-way is 83 feet wide, with a 7-foot landscape area, a 10-foot concrete walk, a 5-foot park strip on one side and a 4-foot park strip on the other, and 52 feet from top back-of-curb to top back-of-curb. Staff reported reviews by the planning division, engineering division, and the fire district.

A representative for the project and others discussed details of the sidewalk alignment, landscape design and the timing of planting. A project representative noted the sidewalk would “meander” through the landscape area so trees and other plantings would not be aligned in a rigid single file and that an integrated landscape design was intended. The applicant requested that landscaping bonding be separate so that the one-year warranty period for landscaping would not be tied to longer road warranties; staff and legal were asked to provide flexibility on bond language. The applicant also indicated the landscaping cost for just this piece exceeded “over half a million.”

After discussion, staff recommended approval subject to the staff report findings and the two specific conditions: allowance for a meandering sidewalk (to be negotiated through planning and engineering) and the ability to post separate landscaping bonds subject to legal-department approval. Mr. Labarino summarized the conditions in his recommendation: “Well, I'm gonna recommend approval of this, subject to the findings outlined in the staff report with, 2 conditions that the sidewalk be allowed to be meandering, and that will be negotiated, through the planning and engineering department and with the developer and that the bond be posted, but allow them to have separate bonds subject to legal department approval on that.”

The commission recorded the approval on the staff recommendation; no roll-call tally was included in the transcript. The approval preserves the development agreement cross-section standards while allowing flexibility for landscape design and bonding arrangements to be finalized among the developer, planning, engineering and legal staff.

Clarifying details from the meeting: the right-of-way width was stated as 83 feet; the cross section includes a 10-foot concrete walk and a 7-foot landscape area; curb-to-curb width is 52 feet; the right-of-way parcel is approximately 2.431 acres; landscaping for the piece was described as costing over $500,000. Staff said final plan recording and bonding language would reflect the negotiated approach.