General Plan Update

There is no maximum density in the TOD zone. Right now they are limited by utility and road capacity. As part of the rezone process the City Council and City Staff determine the maximum number of units. The proposed update includes a map that shows the maximum number of units per TOD location. 

The current General Plan has the TOD designation as an overlay. The proposed update would have TOD as a Land Use Designation. It is not an overlay zone, but in order to get the zoning the applicant must apply and submit a Land Use Plan. 

Thank you for your question. The General Plan Land Use Map shows the future land use designations. It does not show future road ways.  The Master Transportation Plan shows future roadways/ widening of existing roads. You can view this map online at https://www.lehi-ut.gov/wp-content/uploads/2013/09/Master_Transportation_Plan.pdf 

Note that this plan was adopted in 2015. An updated plan will be adopted in the future. 

Thank you for the clarification. The City and applicants in the Thanksgiving Point area have done multiple studies in the past  to review the Resort Community zone regarding resort uses and non-resort uses. Recent studies have shown that the Thanksgiving Point area is close to the allowed percentage breakdown of 60% resort uses and 40% non-resort uses. Understanding this, based on the current Code, any additional density or development within the Thanksgiving Point area would be contingent on the use meeting the Resort Community requirements and completing an Area Plan amendment. When they submit an application for development, the applicant would need to show, and the City would confirm, that the allowed percentages of uses in the Resort community zone are be met. 

In our General Plan, we are showing the possibility of up to 1,000 residential units in the Thanksgiving Point area, but in order to realize additional density of that scale, it would require Thanksgiving Point to update their Area Plan as well as modifications to the current Resort Community zoning requirements.  So while the draft General Plan is acknowledging the possibility of housing around the existing Frontrunner Station, it would require extensive work and changes to current zoning policies in order to allow that density to happen.

We are showing the area from Club House Drive to Triumph Boulevard as our TOD (transit-oriented development) and Mixed-Use designations. These designations would allow a mixture of uses including residential, commercial, and resort-based uses. Regarding the units on the property, the idea is that 1,000 residential units would be able to go into that area (between Club House Drive and Triumph Boulevard). However, no units would be allowed in that area until the Thanksgiving Point Area Plan is amended to allow those units. Any amendment to the Thanksgiving Point Area Plan would need to be approved by the City Council. 

There is an application that has been submitted and reviewed by Staff to amend the Thanksgiving Point Area Plan to allow more housing than what is being shown by staff. The application has not gone to Planning Commission or City Council yet based on the applicant's request. The applicant request is closer to 5,000 units. One reason for the delay is to give more time for the applicant to work with staff on getting an accurate traffic study showing the impact of their proposed units.  

The amendment we are looking at today is for the General Plan. The General Plan shows what types of land uses the City thinks could be a good fit for an area in the future, but this change does not change the zoning of a property. As of now, the zoning is not being changed for this property and the Resort Community zone would still be in place. If a development were to be proposed on the property, the requirements would need to be met for Resort Community or the property would need to be rezoned. If the property is rezoned, it would then have a Public Hearing and would need to be approved by the City Council. The existing General Plan Land Use Map showed the Resort Community designation. This designation did not necessarily prohibit high density housing but allowed for a mixture of uses on the land. The City has decided to eliminate a few designations to help simplify the Land Use Map and instead include more descriptive designations.

Thank you for your concern. The General Plan Amendment will go to City Council for consideration on October 12th. We encourage you to attend that meeting to share your concerns. 

The Thanksgiving Point Resort Community is zoned Resort Community and the Area Plan dictates what land uses can go where. Within the last few years their has been one application to amend the Area Plan and it was denied. You can view the minutes at this link https://lehi.granicus.com/DocumentViewer.php?file=lehi_baa9ff4cabc7f781a100bed7f3c85cc6.pdf&view=1

You can view the minutes from the past Planning Commission and City Council meetings which includes the motions and how each person voted. You can view these online at https://www.lehi-ut.gov/government/public-meetings/. 

This decision goes beyond local government. MAG and UDOT show this connection on their plans. Additionally, where plans for the road have not gone to Planning Commission or City Council for vote, we do not know who is in favor or not. They are aware of the overall plan but do not know specifics because there are no plans yet. They have not expressed opinions yet and will likely wait until their are more concrete plans in place.

You are welcome to reach out to the City Council members directly to ask their opinion. The Planning Commission is an appointed body and cannot talk about items outside of the meeting to keep them unbiased.

Thank you for expressing your concern about the growth in the Thanksgiving Point Area. The General Plan will not actually allow any more density in the Thanksgiving Point Resort Community. An Area Plan Amendment is required to add any additional density in that area. An Area Plan Amendment would be noticed and have a public hearing.