Developers present mixed‑use plan for 4700 W / 5500 S; commissioners flag sewer and park tradeoffs

Troy Robertson of AWA and Stewart Adams of Terra Straaga presented a preliminary mixed‑use plan for the area around 4700 West and 5500 South at the Hooper City Planning Commission work meeting on July 9, 2026. The plan calls for a commercial shopping pad anchored by a grocery, a fuel center with multi‑product dispensers and a mix of residential products including townhomes, clustered cottages and larger single‑family lots.

The proposal matters because infrastructure constraints — especially a sewer lift station — and the timing of commercial anchor commitments will shape whether the residential build‑out can proceed. Staff told commissioners the sewer lift station is a major expense: "about a 2 and a half million dollar lift station to get that done. And then we have a forced name of about $1,000,000," (S2). The developers and commissioners repeatedly returned to how the grocery anchor would drive demand for the rest of the pads and whether the city should require phasing or financing terms in a development agreement.

Robertson said the team considered transitions in density between the commercial frontage and adjacent acreage to the north and east and stressed they wanted commissioner input on buffers and lot sizes. "I'm Troy Robertson from AWA," he opened the presentation (S7). Stewart Adams, the developer, described the commercial pads, the grocery anchor concept and possible tenants while withholding the anchor's identity until commitments solidify. The fuel center was described as a typical 7‑MP dispenser with 14 fueling positions (seven diesel pumps in the rear and seven regular in front) and multiple single‑pad and inline pad opportunities.

Commissioners pressed for details on stormwater and maintenance access, particularly for the lift station, because of operational and safety concerns. The developer acknowledged constraints: locating the lift station in a parking corner would create a "maintenance nightmare" if access for vac trucks is blocked by parked cars (S1). Commissioners and staff also pressed the team for more detailed photometric lighting plans and lower pole heights on perimeters to avoid light spillover into adjacent homes.

On housing, the presentation sketched product types and rough counts. Project materials and discussion estimated the residential portion could yield roughly 129 homes across a mix of townhomes, clustered cottages and larger lots; townhomes were shown in conceptual dimensions (30 by 50 feet for early planning). Commissioners asked about driveway depth and garage lengths, emphasizing practical vehicle storage for full‑size pickup trucks and the need to disperse parking rather than localize it into a single lot.

Park and amenity placement drew sustained comment. Several commissioners and residents urged that green space be centrally located and usable — with pavilions, picnic areas and walkability — rather than being relegated to detention basins at the edge of the site. "A park isn't just one jungle gym," said a commissioner urging meaningful, usable amenities (S9).

Developers and staff outlined a likely process for moving the project forward: a rezone and general plan amendment submitted together, with a development agreement addressing uses and phasing, followed by preliminary and final plats and engineering review. Staff said they would return material requested by commissioners (design guidelines, photometric plans and example elevations) and consult legal counsel on deed‑restriction language and phased obligations.

Next steps: the development team will refine materials, provide requested technical exhibits and return to the planning commission for formal rezone and development‑agreement hearings. Commissioners asked staff to review ordinance language for lighting, signage and other design standards that will be necessary to implement any rezoning.