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Thanksgiving Station Concept Plan

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This item received a positive recommendation from the Planning Commission and will go to City Council on March 22, 2022. Their motion included recommendations.

The applicant has submitted a new concept plan that is different from the one that was denied in December 2021. When the City Council denied it they gave them some direction regarding density and land uses as well as direction to work with Staff. The applicant has updated their concept to incorporate these directions.

This concept plan is the first step in amendment to the Thanksgiving Point area plan. If approved, the applicant will submit further amendments to the area plan that will allow for citizen, staff, Planning Commission and City Council feedback on the details. The concept plan provides a general overview of the proposed future development of the property.

The proposed concept plan shows a mix of different land uses on approximately 77 acres of property. The concept shows a total of 2,000 dwelling units after working with staff and a recommendation from the City Council. The dwelling units will be dispersed throughout the development and will be built over a series of phases and at a variety of density levels. The northern portion, being adjacent to the Frontrunner Station is proposed to have the majority of dwelling units (1,800 units), while the southern portion has been allotted fewer units (200 units). The northern units will likely be apartments and condos and the southern townhomes and small lot single family.

The development of this project would occur with phases based on infrastructure construction. The phases will be determined with the area plan but will only allow a specific number of dwelling units and commercial square footage to be built prior to the construction of infrastructure, including the extension of Clubhouse Drive across the Jordan River.

The land uses for the development will include residential, commercial, mixed use, heavy commercial, and open space areas. The development is split into two different sections, the northern portion being focused on transit-oriented uses, while the southern is focused on heavy commercial and residential.

The proposed concept plan includes 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 properties nearest the Frontrunner Station (labeled as the TOD Area on the plans) are proposed to be a mixed-use development. The concept plan shows this area as “TOD mixed use” which would be 50-150 dwelling units per acre and would include residential, office, retail, and hospitality uses. Within this area is also proposed to be a transit plaza and pedestrian priority street to connect the Frontrunner Station to the mixed-use development. This connection will include an enhanced pedestrian crossing at Ashton Boulevard. In addition, 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 (labeled as South Parcel) are proposed to be a mixture of residential, commercial, and heavy commercial developments. The concept plan shows 15 acres as being a residential/commercial mixed use which would include multi-family, office, retail and hospitality uses. These properties are located on the corner of Triumph Boulevard and Ashton Boulevard. In addition, the plan shows 26.5 acres as heavy commercial. The heavy commercial use will be further defined with the area plan amendment, but the applicant has indicated that this could include flex-office or warehouse uses. The heavy commercial is proposed on the southern portion of the larger parcel. The commercial to the north and residential to the south would be buffered from the heavy commercial through two landscape buffers. These buffers could include trails, walls, and landscaping.

The overall development proposes to add protected bike facilities along Triumph Boulevard, Ashton Boulevard, and Executive Parkway. These protected bike facilities will allow for increased alternative forms of transportation in the area. The plan shows a general layout of the roads within this development. The roads have been designed to be traffic calmed and shared with other alternative modes of travel.

You can ask a question or leave an official public comment below.

The applicant has submitted a new concept plan that is different from the one that was denied in December 2021. When the City Council denied it they gave them some direction regarding density and land uses as well as direction to work with Staff. The applicant has updated their concept to incorporate these directions.

This concept plan is the first step in amendment to the Thanksgiving Point area plan. If approved, the applicant will submit further amendments to the area plan that will allow for citizen, staff, Planning Commission and City Council feedback on the details. The concept plan provides a general overview of the proposed future development of the property.

The proposed concept plan shows a mix of different land uses on approximately 77 acres of property. The concept shows a total of 2,000 dwelling units after working with staff and a recommendation from the City Council. The dwelling units will be dispersed throughout the development and will be built over a series of phases and at a variety of density levels. The northern portion, being adjacent to the Frontrunner Station is proposed to have the majority of dwelling units (1,800 units), while the southern portion has been allotted fewer units (200 units). The northern units will likely be apartments and condos and the southern townhomes and small lot single family.

The development of this project would occur with phases based on infrastructure construction. The phases will be determined with the area plan but will only allow a specific number of dwelling units and commercial square footage to be built prior to the construction of infrastructure, including the extension of Clubhouse Drive across the Jordan River.

The land uses for the development will include residential, commercial, mixed use, heavy commercial, and open space areas. The development is split into two different sections, the northern portion being focused on transit-oriented uses, while the southern is focused on heavy commercial and residential.

The proposed concept plan includes 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 properties nearest the Frontrunner Station (labeled as the TOD Area on the plans) are proposed to be a mixed-use development. The concept plan shows this area as “TOD mixed use” which would be 50-150 dwelling units per acre and would include residential, office, retail, and hospitality uses. Within this area is also proposed to be a transit plaza and pedestrian priority street to connect the Frontrunner Station to the mixed-use development. This connection will include an enhanced pedestrian crossing at Ashton Boulevard. In addition, 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 (labeled as South Parcel) are proposed to be a mixture of residential, commercial, and heavy commercial developments. The concept plan shows 15 acres as being a residential/commercial mixed use which would include multi-family, office, retail and hospitality uses. These properties are located on the corner of Triumph Boulevard and Ashton Boulevard. In addition, the plan shows 26.5 acres as heavy commercial. The heavy commercial use will be further defined with the area plan amendment, but the applicant has indicated that this could include flex-office or warehouse uses. The heavy commercial is proposed on the southern portion of the larger parcel. The commercial to the north and residential to the south would be buffered from the heavy commercial through two landscape buffers. These buffers could include trails, walls, and landscaping.

The overall development proposes to add protected bike facilities along Triumph Boulevard, Ashton Boulevard, and Executive Parkway. These protected bike facilities will allow for increased alternative forms of transportation in the area. The plan shows a general layout of the roads within this development. The roads have been designed to be traffic calmed and shared with other alternative modes of travel.

You can ask a question or leave an official public comment below.

This item received a positive recommendation from the Planning Commission and will go to City Council on March 22, 2022. Their motion included recommendations.

Ask questions to Staff about the project. You may submit a question on here or call Staff directly using the contact information above.

  • Share Will the extension of Clubhouse Drive to 3600 W be completed before this project is completed. on Facebook Share Will the extension of Clubhouse Drive to 3600 W be completed before this project is completed. on Twitter Share Will the extension of Clubhouse Drive to 3600 W be completed before this project is completed. on Linkedin Email Will the extension of Clubhouse Drive to 3600 W be completed before this project is completed. link

    Will the extension of Clubhouse Drive to 3600 W be completed before this project is completed.

    Erin asked almost 3 years ago

    The timing of the Clubhouse Drive extension has not been determined. There is current legislation to make it a State road. If approved, the timing would be up to UDOT not to Lehi City. 

  • Share Hello, who is responsible to make sure a phase doesn’t move forward until all infrastructure criteria have been met? Who decides what infrastructure needs to be in place before a new phase begins? Who holds the developer accountable to ensure prior agreements are followed l? I have a concern that the developer will receive a rubber stamp approval and there will be no oversight from the city after that. on Facebook Share Hello, who is responsible to make sure a phase doesn’t move forward until all infrastructure criteria have been met? Who decides what infrastructure needs to be in place before a new phase begins? Who holds the developer accountable to ensure prior agreements are followed l? I have a concern that the developer will receive a rubber stamp approval and there will be no oversight from the city after that. on Twitter Share Hello, who is responsible to make sure a phase doesn’t move forward until all infrastructure criteria have been met? Who decides what infrastructure needs to be in place before a new phase begins? Who holds the developer accountable to ensure prior agreements are followed l? I have a concern that the developer will receive a rubber stamp approval and there will be no oversight from the city after that. on Linkedin Email Hello, who is responsible to make sure a phase doesn’t move forward until all infrastructure criteria have been met? Who decides what infrastructure needs to be in place before a new phase begins? Who holds the developer accountable to ensure prior agreements are followed l? I have a concern that the developer will receive a rubber stamp approval and there will be no oversight from the city after that. link

    Hello, who is responsible to make sure a phase doesn’t move forward until all infrastructure criteria have been met? Who decides what infrastructure needs to be in place before a new phase begins? Who holds the developer accountable to ensure prior agreements are followed l? I have a concern that the developer will receive a rubber stamp approval and there will be no oversight from the city after that.

    Agodfrey asked almost 3 years ago

    That is a great question! Those details are worked out with staff and the developer and then approved by the Planning Commission and City Council. The phases and triggers come from studies like the traffic study or from goals like the parks plan for a park for a certain number of Lehi residents. When those thresholds are met the improvements must be provided. Those details are worked on in the Area Plan which would come after the concept plan. 

  • Share The developers originally said a TOD wouldn't work with less than the 5200 units they were proposing ... so how will it work with only 2000 units? And will ample parking be provided for the 25,000+ trips that the traffic study shows? Also, won't the extension of Clubhouse Drive only make traffic in the development area worse with the Holbrook Farms people passing through? I don't see how that will alleviate traffic in the area around Thanksgiving Point at all. on Facebook Share The developers originally said a TOD wouldn't work with less than the 5200 units they were proposing ... so how will it work with only 2000 units? And will ample parking be provided for the 25,000+ trips that the traffic study shows? Also, won't the extension of Clubhouse Drive only make traffic in the development area worse with the Holbrook Farms people passing through? I don't see how that will alleviate traffic in the area around Thanksgiving Point at all. on Twitter Share The developers originally said a TOD wouldn't work with less than the 5200 units they were proposing ... so how will it work with only 2000 units? And will ample parking be provided for the 25,000+ trips that the traffic study shows? Also, won't the extension of Clubhouse Drive only make traffic in the development area worse with the Holbrook Farms people passing through? I don't see how that will alleviate traffic in the area around Thanksgiving Point at all. on Linkedin Email The developers originally said a TOD wouldn't work with less than the 5200 units they were proposing ... so how will it work with only 2000 units? And will ample parking be provided for the 25,000+ trips that the traffic study shows? Also, won't the extension of Clubhouse Drive only make traffic in the development area worse with the Holbrook Farms people passing through? I don't see how that will alleviate traffic in the area around Thanksgiving Point at all. link

    The developers originally said a TOD wouldn't work with less than the 5200 units they were proposing ... so how will it work with only 2000 units? And will ample parking be provided for the 25,000+ trips that the traffic study shows? Also, won't the extension of Clubhouse Drive only make traffic in the development area worse with the Holbrook Farms people passing through? I don't see how that will alleviate traffic in the area around Thanksgiving Point at all.

    JKilgore asked almost 3 years ago

    Thank you for your questions. These questions are intended for answer by City Staff. If you would like it to be included as an official public comment, let us know.

    The applicant has stated that it will work with 2,000 units and from Staff's research it will as well. The parking has not yet been determined. If the applicant requests reductions in parking from the normal amount required by the Code, it will require a parking study. The Clubhouse Extension will increase traffic in Holbrook Farms the extent of the increase is not yet known. There is not plan that reduces traffic below its current level. Any development will increase traffic. Dense, walkable development as proposed reduces the number of increased trips, with more people using alternate means for some of their trips. 

  • Share At the meeting where the business explained the 5400 (now down to 2000) they said that only having 2000 would limit the companies that would build there. Do they really think that they'll be able to get businesses with only 2000 people. AND, if businesses do some, where will the people who visit those businesses park? There's never enough parking in Lehi at any business. Obviously, the people who buy these units (or rent) will have cars as well. Are the developers planning for each unit to have at least two cars? We aren't to the point where people can ditch their cars yet (not enough public transportation to enough places). Is the Clubhouse Dr expansion already scheduled? If not, I see that that is one of the requirements. And, where will the water come from. If we're already down substantially for water, how will these units get water? on Facebook Share At the meeting where the business explained the 5400 (now down to 2000) they said that only having 2000 would limit the companies that would build there. Do they really think that they'll be able to get businesses with only 2000 people. AND, if businesses do some, where will the people who visit those businesses park? There's never enough parking in Lehi at any business. Obviously, the people who buy these units (or rent) will have cars as well. Are the developers planning for each unit to have at least two cars? We aren't to the point where people can ditch their cars yet (not enough public transportation to enough places). Is the Clubhouse Dr expansion already scheduled? If not, I see that that is one of the requirements. And, where will the water come from. If we're already down substantially for water, how will these units get water? on Twitter Share At the meeting where the business explained the 5400 (now down to 2000) they said that only having 2000 would limit the companies that would build there. Do they really think that they'll be able to get businesses with only 2000 people. AND, if businesses do some, where will the people who visit those businesses park? There's never enough parking in Lehi at any business. Obviously, the people who buy these units (or rent) will have cars as well. Are the developers planning for each unit to have at least two cars? We aren't to the point where people can ditch their cars yet (not enough public transportation to enough places). Is the Clubhouse Dr expansion already scheduled? If not, I see that that is one of the requirements. And, where will the water come from. If we're already down substantially for water, how will these units get water? on Linkedin Email At the meeting where the business explained the 5400 (now down to 2000) they said that only having 2000 would limit the companies that would build there. Do they really think that they'll be able to get businesses with only 2000 people. AND, if businesses do some, where will the people who visit those businesses park? There's never enough parking in Lehi at any business. Obviously, the people who buy these units (or rent) will have cars as well. Are the developers planning for each unit to have at least two cars? We aren't to the point where people can ditch their cars yet (not enough public transportation to enough places). Is the Clubhouse Dr expansion already scheduled? If not, I see that that is one of the requirements. And, where will the water come from. If we're already down substantially for water, how will these units get water? link

    At the meeting where the business explained the 5400 (now down to 2000) they said that only having 2000 would limit the companies that would build there. Do they really think that they'll be able to get businesses with only 2000 people. AND, if businesses do some, where will the people who visit those businesses park? There's never enough parking in Lehi at any business. Obviously, the people who buy these units (or rent) will have cars as well. Are the developers planning for each unit to have at least two cars? We aren't to the point where people can ditch their cars yet (not enough public transportation to enough places). Is the Clubhouse Dr expansion already scheduled? If not, I see that that is one of the requirements. And, where will the water come from. If we're already down substantially for water, how will these units get water?

    Jane Doe asked almost 3 years ago

    Thank you, these are some great questions. This questions tool is intended for questions to Staff and these seem like questions more geared towards the developer and the Planning Commission. Would you like these included as public comments for the Commissioners?

    The applicant has expressed that they will build parking garages to help provide the needed parking. The City Code only requires one parking spot for apartment units with one bedroom or less. Two parking spaces are required for two bedroom apartments and larger. The Code also allows for a reduction in parking in areas near transit (in this case the frontrunner). Any reduction in parking would require a parking study by a licensed traffic engineer. That is not required at this step in the development process, but will come later if they request a reduction in the required parking stalls. 

  • Share When do we stop overdeveloping Lehi? This new plan doubles the amount of dwelling units previously approved, but does not immediately and specifically provide solutions for the impact they will have on roads and infrastructure. Build the roads and infrastructure first, then let's revisit doubling the amount of dwelling units in this area. And do we as a community really believe putting a highway right in the middle and over a golf course is a good idea? As a resident, I'm against this amendment because it reduces the beauty and quality of life in our community by increasing congestion, and only seems to benefit developers who are able to profit from putting "50-150 dwelling units per acre." Please stop the race to overdevelop Lehi, and give some time for things to grow more organically, and in a way the community can get behind. on Facebook Share When do we stop overdeveloping Lehi? This new plan doubles the amount of dwelling units previously approved, but does not immediately and specifically provide solutions for the impact they will have on roads and infrastructure. Build the roads and infrastructure first, then let's revisit doubling the amount of dwelling units in this area. And do we as a community really believe putting a highway right in the middle and over a golf course is a good idea? As a resident, I'm against this amendment because it reduces the beauty and quality of life in our community by increasing congestion, and only seems to benefit developers who are able to profit from putting "50-150 dwelling units per acre." Please stop the race to overdevelop Lehi, and give some time for things to grow more organically, and in a way the community can get behind. on Twitter Share When do we stop overdeveloping Lehi? This new plan doubles the amount of dwelling units previously approved, but does not immediately and specifically provide solutions for the impact they will have on roads and infrastructure. Build the roads and infrastructure first, then let's revisit doubling the amount of dwelling units in this area. And do we as a community really believe putting a highway right in the middle and over a golf course is a good idea? As a resident, I'm against this amendment because it reduces the beauty and quality of life in our community by increasing congestion, and only seems to benefit developers who are able to profit from putting "50-150 dwelling units per acre." Please stop the race to overdevelop Lehi, and give some time for things to grow more organically, and in a way the community can get behind. on Linkedin Email When do we stop overdeveloping Lehi? This new plan doubles the amount of dwelling units previously approved, but does not immediately and specifically provide solutions for the impact they will have on roads and infrastructure. Build the roads and infrastructure first, then let's revisit doubling the amount of dwelling units in this area. And do we as a community really believe putting a highway right in the middle and over a golf course is a good idea? As a resident, I'm against this amendment because it reduces the beauty and quality of life in our community by increasing congestion, and only seems to benefit developers who are able to profit from putting "50-150 dwelling units per acre." Please stop the race to overdevelop Lehi, and give some time for things to grow more organically, and in a way the community can get behind. link

    When do we stop overdeveloping Lehi? This new plan doubles the amount of dwelling units previously approved, but does not immediately and specifically provide solutions for the impact they will have on roads and infrastructure. Build the roads and infrastructure first, then let's revisit doubling the amount of dwelling units in this area. And do we as a community really believe putting a highway right in the middle and over a golf course is a good idea? As a resident, I'm against this amendment because it reduces the beauty and quality of life in our community by increasing congestion, and only seems to benefit developers who are able to profit from putting "50-150 dwelling units per acre." Please stop the race to overdevelop Lehi, and give some time for things to grow more organically, and in a way the community can get behind.

    AllenS asked almost 3 years ago

    Allen thank you for your concern and comments. We do not share these questions with the Planning Commission directly, they are more for questions to Staff. Please let us know if you would like us to include your question as an official public comment to the Commissioners.

    Infrastructure timing is a challenging topic. The Developer will have to build and contribute to some of the infrastructure and it will likely be tied to a number of units or other "triggers". Sometimes the City can require roadway or other improvements before any development, but often it comes at a later point when the development requires it. The exact timing of the infrastructure has not been contemplated yet. This submittal is just for concept plan approval. Details about the timing of the development and infrastructure will come with the Thanksgiving Point Area Plan Amendment. This is still a good time to give input on these types of concerns, just know the decision will not be made until later.