Thanksgiving Point Area Plan Comprehensive Amendment

The applicant requests review and recommendation of a comprehensive amendment to the Thanksgiving Point Area Plan. The amendment is for the entire 800 acres of property but is primarily focused around the 77.8 acres of property near the Thanksgiving Point Frontrunner Station and property to the east of Triumph Boulevard. The Frontrunner Station property is shown on this plan, but the development of the property and uses will be determined by the UTA Station Area Plan.

The City Council approved a concept plan for this amendment on March 10, 2022. The approval of the concept plan determined the total number of new housing units to be dispersed throughout the project and capped that number at 2,000 units. Approval of the concept plan started the process of amending the full Thanksgiving Point Area Plan. The applicant worked with staff over the course of the last year and a half to prepare an updated area plan that will guide development in this area. Once approved, the area plan will precede the Development Code in regulating development in the area. However, if the area plan does not address an issue that the Development Code does, the Development Code will govern.

The proposed Area Plan includes sixteen sections:

• Land Use Map
• Resort Community Map & Residential Allocations
• Private & Public Street Designation Map
• Legal Descriptions
• Traffic Improvements & TOD Street Design
• Table of Bulk & Intensity Requirements (Non-TOD)
• Thanksgiving Station TOD Area Requirements
• Thanksgiving Station TOD Design Standards
• Power Gear Placement and Access
• Bike Facilities Map & Cost Allocations
• Water Dedication Conditions
• Chapter 28 Resort Community Zone
• Utilities
• Fiscal Analysis
• Table of Land Uses

Some of these sections will be discussed in more detail below.

Conceptual Site Plan/Land Use Map/Introduction

This section contains information about the purpose of the project and a clear description of the acreages of each land use anticipated at built-out. The land use plan shows areas designated as transit-oriented development, mixed-use, commercial, educational, business park, golf course/gardens/river, existing single family residential, railroad, and public right-of-way. A conceptual site plan is shown that will provide inspiration and guide the direction of the project.

The properties nearest the Frontrunner Station (labeled as the Future TOD on the plans) are proposed to be a mixed-use development. This area includes residential, office, retail, and a potential grocer. Open space will be provided within the development to create a gathering point and a connection to other Thanksgiving Point amenities such as Farm Country and Electric Park. The southern properties are proposed to be a combination of mixed-use residential, commercial, and business park developments.

Resort Community Map & Residential Allocations

This map outlines the number of allowed new dwelling units with an overall cap at 2,000. It shows the locations and allotments for each area. This map also includes information about development triggers, resort and non-resort use percentages, and the UTA parcel. It does not specify a number of units per acre for the buildings. The development triggers and traffic improvement information is more specifically called out in the Traffic Improvements & TOD Street Design section.

Bike Facilities Map & Cost Allocations

The overall development proposes to add shared use paths or protected bike facilities along Triumph Boulevard, Ashton Boulevard, and Executive Parkway. These enhanced facilities will allow for increased alternative forms of transportation in the area. The map shows a general layout of the paths within this development. The Construction Cost Responsibility Map clarifies who will pay for each improvement to the active transportation network.

Table of Land Uses

The applicant provided a Table of Uses that covers the residential and nonresidential zones, which are broken out into several categories for zones. Uses that are less appropriate for walkable and bikeable areas were removed from the Thanksgiving Station TOD and Mixed-Use zones.

TOD Design Standards/TOD Area Requirements

These sections include site design and architectural requirements such as what is found in Chapter 38 of the Development Code relating to TODs. These standards are proposed to ensure a more human-scale built environment as should be the case for a TOD, but with some flexibility on specific architectural features to allow for design creativity.

Power Gear Placement and Access/Utilities

These sections review the requirements for power, water, and sewer. The applicant worked with the Power Department and Public Works to make sure utilities will work throughout the site.

Fiscals

The fiscal section outlines the reimbursable public improvements that the developer will build and dedicate to the City. The impact fees generated by this project will cover these public improvements. This section outlines the cost for power, roadways, sewer, storm water, culinary, pressurized irrigation, and parks and trails.

Special Consideration Items

The Planning Commission may want to consider the $3,830,820 identified in the Parks and Trails/Active Transportation impact fee analysis page to determine if that number should be separated into separate funds for parks and trails versus bike and pedestrian improvements or if it should contribute to the general pot of impact fees that can be used anywhere in the city, including the ability to draw and use them in Thanksgiving Point though with no set guaranteed amount.

The Planning Commission should also consider the proposed tree per unit requirement exception request and if a being completely exempt or a reduction in the number of trees has appropriate justification from the developer.