Hospital and 2100 North Station Area Plan
This item received a positive recommendation and will go to City Council on April 22, 2025
The applicant is asking for review and recommendation of the Hospital and 2100 North Station Area Plan, which covers the land between Common Spirit Holy Cross Hospital to the 1st Lehi Storage area. This plan looks at the land within a half-mile of two future transit stations. It considers how the land will be used, how streets will be set up, and how people can move around using walking, biking, or transit.
State law requires Station Area Plans for areas near transit stations, and they must be in place before new stations start transit service. This plan is for the land near two proposed stations and shows a vision for how the area might grow. The plan is not a regulation document, but it helps guide how the city can update its laws and plans in the future. The vision was created with help from the public, including open houses, surveys, and meetings, and was also influenced by data from the city’s consultant, Arcadis.
Future Transit Stations
This plan looks at the land between two proposed transit stations, which are close enough that it makes sense to plan the area together.
- Hospital Station (also called the South Triumph Station) is part of the Point of the Mountain study and is planned to be a Light Rail station.
- 2100 North Station is part of the Central Utah Transit Study and is planned to be a Bus Rapid Transit (BRT) station.
The stations will connect with each other. People can ride the Light Rail to the Hospital Station and then transfer to buses for other areas in Lehi and nearby cities.
Why Station Area Plans Are Important
Station Area Plans are required by state law and help with planning for affordable housing. They also let the community work together to create a vision for how the area will develop. This plan shows the steps taken to create the vision and how it will guide the future. It is not a rulebook, so new developments do not have to follow the plan exactly. Instead, it helps the city make future changes in zoning, transportation, and design.
Hospital Area Vision
The Hospital and 2100 North Stations were planned together because they are close to each other. But during the planning, it was realized that each area has its own special features and should have a vision that fits each one.
The vision for the Hospital Area focuses on the area’s history with industry and could include modern industrial buildings, old rail tracks, and features like trails and parks. This area also has the chance to focus on health and wellness because it is close to the hospital. It could become a place where people come for health-related activities.
The current maximum number of homes set by the City Council does not allow more housing in this area. The Sanctuary Apartments (527 units) are currently under construction and the Embold Apartments (250 units) were built a few years ago in this area. The Provence and Westbury neighborhoods are also nearby. The undeveloped land will have shops, parks, and other similar uses.
2100 North Area Vision
The 2100 North Area is not as easy to get to or see as the Hospital Area, but it still has 550 residential units that can be built. The vision for this area includes a central square with stores and maybe places for public events. It will also have different kinds of homes and shops next to 1200 West. This area will feel like a smaller, community-friendly place and will slowly blend into the existing single-family homes with townhomes and smaller houses.
Trails and Walking/Biking Paths
The area already has the Rail Trail, which connects to State Street and goes into Draper. This trail runs along the transit line and is great for people who walk or bike.
The plan also suggests creating a greenway with a trail that goes through both the Hospital and 2100 North areas. This will make the area more active and encourage people to walk, bike, or use transit instead of driving.
Road Network
The plan shows a road system that creates a grid with easy access throughout the area. These local roads will have sidewalks and other features to make it easy for people to walk or bike. The road locations shown are approximate. The main idea is to make sure there are enough roads to connect the area but not to prioritize cars over other types of transportation.
Public Comments
This item received a positive recommendation and will go to City Council on April 22, 2025
CLOSED: This discussion has concluded.
Who's Listening
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Planner 3
Phone 385-201-2516
Please do not proceed with the 2100 North Area Plan.
1) This plan will most certainly create a failed road on 1200 West. With 527 units from the Sanctuary apartments, 250 from Embold, and an additional 550 from the proposed plan, the traffic in this area will become a huge bottleneck, similar to the traffic we see in west Lehi and other areas of Lehi where the planning commission and City Council have added more high density housing than the area supports. Adding this many units, this close to a freeway on and off ramp will also cause tremendous congestion to the new 2100 North freeway as well as the already crowded 1-15. To mitigate the problems this will create, 1200 west will have to expanded to add lanes. This will not be possible without using imminent domain to take and develop existing businesses and residential property.
2) The increased traffic will pose dangers to school children who use 1200 west to walk to and from school. The increased traffic on 1200 west is already leading to reckless and illegal driving habits that most certainly will result in tragic accidents. Please drive this route during the morning and evenings to see for yourselves.
3) With the number of units at Sanctuary, Embold, and the 550 for the proposed 2100 North Area plan, this will certainly overcrowd our already overcrowded Fox Hollow elementary and other schools. How do you plan to mitigate that?
4) TODs allow developers to build higher density housing with fewer parking options than is required for regular high density housing. This is a problem. These high density housing projects that allow a single parking spot per unit don't fit most Utah households, and most residents who will live there. Because TODs allow for less parking, residents will simply park illegally on the street as they do in other areas of Lehi where poor planning has happened. This will increase congestion, lines of sight, and safety along the arterial roads. Please learn from past mistakes.
5) Please do not put a BRT in the 2100 North Area Plan. This will increase light, noise, and air pollution for the residents who already live there. It will decrease safety and property values. The proposed bus line will be across the trail from our backyards where our children play. This will decrease the amount of safety we feel in our neighborhood, and will increase crime.
We chose the suburbs because we wanted to live in open, safe spaces, free of the crowds and problems that come with urban developments. Please let our suburbs stay suburbs. Please do not try to retrofit our suburbs to become urban centers, we are not the Netherlands. People in the suburbs simply do not take public transit that much, or walk to the places they need to go on a daily basis.
6) When our city has added high density housing to existing neighborhoods without the proper infrastructure we see failed roads, ruined neighborhoods, decreased property values, and dissatisfied citizens. This can be seen in the neighborhoods along 2300 west, will soon happen in the Holbrook Farms neighborhood, and will soon be seen in the neighborhoods by Thanksgiving Point. The Mayor has even proposed building a highway through the middle of the Thanksgiving Point golf course and clubhouse to remedy the problems of building high density housing where we can't support it. We're ruining our city in favor of the interest of a few developers.
7) The 2100 North Area plan is misleading. It shows drawings and proposes plans of trails, businesses, and areas in places that are already owned by businesses and other property owners. These owners would have to sell in order to allow for the kind of planning that is being proposed. Please be honest about what is actually possible in this area with existing businesses and properties. It will not be the community oasis that is being proposed. It will simply be another overcrowded, unaffordable, large apartment complex crammed into a small space.
8) We are not solving housing affordability by building expensive apartment complexes everywhere, we're simply increasing the bottom line of developers and overcrowding our cities. When a developer buys land, knowing he can simply change the zoning to high density housing, land prices remain high, and housing prices continue to increase.
9) When was the 2100 North Area zoned as a TOD? Did you get community buy-in? This feels incredibly shortsighted for the area.
10) In a recent KUER article titled "How UTA has delivered - and come up short - on its plans since 2021, Gavin Gustafson is quoted as saying, "UTA is no longer planning a bus rapid transit route for the Central Corridor." Isn't the Central Corridor the bus route being used for both the Hospital and 2100 North Area Plan? If so doesn't that make these plans obsolete? If no bus route is developed, but a TOD is built anyway, is that legal?
As I drive through Lehi, and I listen to residents in City Council, and planning commission meetings I feel awful for the residents whose neighborhoods and quality of life have been ruined because of the poor planning and overcrowding of our city. Mothers have cried in these meetings, pleading for our city officials not to proceed with plans that will endanger the safety of their children. I was so grateful to live in an area of Lehi that was not as affected by such high density housing projects and poor planning. This 2100 North Area Plan now literally puts these problems in our backyards.
The Hospital Station plan feels reasonable because of the commercial and already planned residential development surrounding the area. The 2100 North Area Plan however, is a disaster. Please remove the TOD zoning and do not proceed with this plan. Instead, please look at lower density housing and even single family housing that will actually increase the supply of the types of homes and ownership most Utahns want. Please put the interests of Lehi residents above the interests of parties who would make our community and neighborhoods worse.
Allen Stevenson
Lehi resident
With respect, when I worked near a Trax station in North Salt Lake it brought in all kinds of crime and drug addiction problems from other locations. It became a real safety concern and there was a lot of drug related materials and constant police presence. It’s not good for the area in my experience. Sorry to disappoint anyone who this may effect.
I submitted a previous comment, but missed the part in the instructions of adding my name. My name is Erin Hendricks.
I have reviewed the slides of the proposed development concept and it seems very well intentioned. As a current owner whose condo sits right along the Rail Trail I have some concerns. The new plan focuses on the development of the area to be a community/walkable space, but that benefit doesn't seem to extend to those residential areas that already exist. My concerns are as follows:
1. The increase of noise from the Trax and bus routes. I see the benefit of the Trax line for business and hospital access, but I don't want it to come at the expense of existing residential areas. The increase of noise due to the close proximity of the Trax to the condos and townhomes situated along the Rail Trail decreases the desirability of the area. What sound considerations will be put in place to help reduce that?
2. Privacy and Light Obstruction. One of the main reasons for my choosing to live here is the amount of privacy and access to light I gain from the location, along with the affordability. By putting office and other tall buildings near the existing residential community, I'm concerned that it will obstruct the light and reduce privacy (most windows that face the Rail Trail are private bedroom spaces).
3. Limited and reduced benefit to existing community. Right now, we have a beautiful view of the mountains and a trail that, though not be perfect, allows for an escape from the city and noise. Most of the benefit in the proposed plan is focused toward new development and not for the existing residential community. Our access to the public areas will be restricted by the Trax line will divide the two areas. Please consider adding more space/amenities between the proposed Trax line and the existing condos and townhomes. Especially in a way that maintains the outdoor beauty of the Rail Trail. For example, adding a larger green space, a park for children, a splash pad or a place from stream play, a community garden, a water conservation garden, or other innovative ideas that will give people from the existing community a desire to come out an enjoy nature and the Rail Trail. In short, preserve the outdoor/nature feel of the area along the Rail Trail.
4. Making sure the area is safe. Public transportation provides wonderful benefits, but can also become a place for shady characters and increased crime. What safety measures will be put in place to prevent such things from occurring near the existing neighborhood/proposed Trax line (as we already are experiencing issues of graffiti and other vandalism.)?
In the end, I know we have the same goal of improving Lehi's desirability and quality of life. I simply ask that existing residential areas are revitalized by the plan and not an after thought to the plan. I appreciate your time and consideration in my concerns.
Please again we ask that you do not touch the Golf area and the Club House Dr. Don't add more traffic, don't build the bridge there because the first people who will use it will be those from GENEVA Trucks .Make it bigger. Thanks given point.