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River Point Concept

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Planning Commission provided a negative recommendation to City Council on this item.

The applicant requests review and recommendation on the River Point Subdivision concept plan. The proposed development is requesting to be built as a Planned Unit Development (PUD). It would be at the discretion of the Planning Commission and City Council to determine if a PUD would be appropriate at this location. The proposed development is for roughly 100 acres of property and would include 529 residential units. The residential units include front-load townhomes, rear-load townhomes, and single-family homes.

This concept plan shows the allowed amount of density based on the underlying zoning districts of R-2, R-3, R-1-8, and R-1-15 and a proposed 30-unit density bonus for the road widening of 3600 West and trail construction. The Engineering Department is still in discussion and will need to determine if the density in lieu of widening 3600 West is the method the City would like to use to reimburse the cost of widening the road. If it is not, then the plan will need to reduce the unit count by 30 units. The development does show the minimum of 10% open space requirement and will need to meet the requirements for design.

The proposed layout of the development covers property on both sides of 3600 West. On the west side of 3600 West, the plan shows townhomes along 3600 West and the northern portion of the property. Rear-load townhomes are shown to be fronting larger public streets and open space, while front-load townhomes front onto smaller private streets and alleys. The eastern and southern portions of the development largely consist of single-family homes of ranging sizes to provide variety through the subdivision. Road stubs will be made to the south to connect to the existing Cold Spring Ranch subdivisions to provide connectivity in the area. The development is also proposed to continue the 3600 West trail to the south.

On the east side of 3600 West, the plan shows all single-family homes and open space. The single-family homes will be of varying lot sizes. The homes are intended to have the largest lot sizes along the Jordan River to meet the Jordan River Overlay requirements. The open space will be located along the Powerline Corridor and the Jordan River. The plan also shows trails within both open space corridors. The development also shows a road connection to the south to connect with the Cold Spring Ranch development.

The applicant requests review and recommendation on the River Point Subdivision concept plan. The proposed development is requesting to be built as a Planned Unit Development (PUD). It would be at the discretion of the Planning Commission and City Council to determine if a PUD would be appropriate at this location. The proposed development is for roughly 100 acres of property and would include 529 residential units. The residential units include front-load townhomes, rear-load townhomes, and single-family homes.

This concept plan shows the allowed amount of density based on the underlying zoning districts of R-2, R-3, R-1-8, and R-1-15 and a proposed 30-unit density bonus for the road widening of 3600 West and trail construction. The Engineering Department is still in discussion and will need to determine if the density in lieu of widening 3600 West is the method the City would like to use to reimburse the cost of widening the road. If it is not, then the plan will need to reduce the unit count by 30 units. The development does show the minimum of 10% open space requirement and will need to meet the requirements for design.

The proposed layout of the development covers property on both sides of 3600 West. On the west side of 3600 West, the plan shows townhomes along 3600 West and the northern portion of the property. Rear-load townhomes are shown to be fronting larger public streets and open space, while front-load townhomes front onto smaller private streets and alleys. The eastern and southern portions of the development largely consist of single-family homes of ranging sizes to provide variety through the subdivision. Road stubs will be made to the south to connect to the existing Cold Spring Ranch subdivisions to provide connectivity in the area. The development is also proposed to continue the 3600 West trail to the south.

On the east side of 3600 West, the plan shows all single-family homes and open space. The single-family homes will be of varying lot sizes. The homes are intended to have the largest lot sizes along the Jordan River to meet the Jordan River Overlay requirements. The open space will be located along the Powerline Corridor and the Jordan River. The plan also shows trails within both open space corridors. The development also shows a road connection to the south to connect with the Cold Spring Ranch development.

Public Comments

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Planning Commission provided a negative recommendation to City Council on this item.

Planning Commission provided a negative recommendation to City Council on this item.

That last comment was Angie Lethbridge. Please add it to my comment.

abridge about 3 years ago
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No density bonus for road being widened!! This is an impact caused by the development and should be paid for with impact fees and city budget. Pay for this out of your capital facilities plan. Where is the money going for the impact fees for road?

abridge about 3 years ago
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I can think of no better example of irresponsible growth than this proposed development.

I am not opposed to it because there is density. The density on the west side of it has been in the general plan for a long time. The east side of it is zoned as low density residential in the new general plan.

But the proposal is for a "PUD" which is a development option we have specifically so we can trade additional density and flexibility for open space and parks. This proposal actually wants to count the AREA UNDER THE POWER LINES as open space!!! What??!! NO!!

"Go run under the power lines kids!" said no one ever.

And on the west side they have a puny 0.62 acre park! The planning commission just said on October 7th that the minimum park size should be 2 acres in a PUD. The open space is not contiguous and isn't even useable.

At least stick to the density in the general plan. This would possibly be the worst exercise of a PUD in Lehi history.

In addition, they want a 30% density bonus for road improvements on 3600W. This is already going to be funded by the state, and is number 15 on the list for MAG priorities. Once again, this plan is not acceptable. Please revise.

Aaron Bullen about 3 years ago
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