As part of the March 23, 2021 West Bountiful Planning Commission meeting, commissioners, city staff and members of the community attending virtually were introduced to the proposed Brookside Ranch development. According to the presentation given by developers, this planned unit development (PUD) has been in the works for 12 years as discussions were held in order to meet city leaders’ desires to maintain the rural atmosphere that makes West Bountiful a desirable place to live.

Located in the area between 400 North and 1200 North from 1450 West to the Legacy Parkway, this equestrian and agrarian-focused development is asking for approval for 126 building lots ranging in size form .417 acres to 3.187, with an average lot size of .83 acres. The wide range of lot sizes would accommodate those who just want a little extra space for their own enjoyment or gardening as well as those who are interested in farming or pastures for their animals. Built into the neighborhood would be areas for horse trailers to park next to hitching posts while horses are loaded and unloaded.  

Unlike many PUDs where similar color tones and designs are specified, this neighborhood uses what is known as plan scripting, a technique that imposes requirements on home design in order to avoid repetitive styles and colors, setting each house apart from the homes that surround it. For example, if two homes on a street are using the same elevation, there must be at least five lots between the them. The same applies to the color palettes of the exterior of the home.  

Residents of Brookside Ranch will enjoy impressive amenities including 26 acres of open space and equestrian trails.  Possible uses of this open space are a community garden, a 10-acre city park as well as additional trails and parks. Multiple entrances to the Legacy Trail are included in the plans.

As commissioners studied the artistic renderings and design specifics, it became apparent that specific zoning requirements as to the average lot size were not met under the plan. The proposed PUD lies within the Blended Use (B-U) zone which is described in section 17.26.010 of the city’s municipal code:

“The purpose of the blended use (B-U) zone is to encourage vibrant, active centers through a variety of uses in a pedestrian, equestrian, and bicycle friendly environment and to promote architectural quality in building designs. Developments in the B-U zone shall focus on connecting to and extending the Legacy trail system and other city trail features. Additionally, developments in this zone shall ensure vibrant, quality projects that adequately buffer the traditional rural uses in the B-U zone and areas adjacent to the zone. The scale and intensity of a blended use development may vary depending on location types of proposed uses and development theme.”

As specific lot sizes were discussed, several commissioners stated that the residents on the west side of the city would be angry if the plan was approved as proposed. The representative of the developer countered by explaining that having a few smaller lots would make the area affordable to those who could not spend $400,000 for a building lot. Commissioner Mike Cottle responded by describing a nearby development with large lots that were in the $400,000 range that had a waiting list of buyers.

The discussion then turned to a request for a “density bonus consideration” as described in section 17.68.090, which allows for a PUD to receive permission for more homes than allowed under the zoning ordinance if the city council believes the value of the proposed amenities makes up for the increased density. The bonus density cannot exceed 20% more than the base density.

Examples of amenities that would improve a development’s chances of receiving a density bonus are substantial landscaping, public tennis or pickle ball courts, trails, equestrian facilities, parks, permanent open space, or common use agricultural space. The developer was of the opinion that the amenities of Brookside Ranch more than met the requirements for density bonus consideration, particularly since many of the amenities would be open to the public and would also maintain the rural nature of the area.

The conceptual site plan was not approved by the commission and the developer was asked to adapt the plans to lower the density by increasing the minimum lot size. Additional information and drawings are available on the city website:  wbcity.org.