Thanksgiving Station Concept Plan
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.
Who's Listening
-
Planner 2
Phone 385-201-2513
I live in the Pointe Meadow neighborhood with my home backing this proposed project. I’m not naïve in the fact that at some point that it will be developed. But before it does—PLEASE design the serve roads to handle the traffic. The current structure isn’t working now and to think you want to add more dwellings and heavy commercial is unacceptable. Please do the right thing and do NOT pass this. Please take the citizens of Lehi into consideration for once.
I cannot believe you would even consider putting "heavy commercial" construction literally in families backyards! We live in the Pointe Meadows neighborhood, on the north end of our community you are planning massive commercial? Cars can't get anywhere around our subdivision as it is! It takes forever to get home in the evening... easily an extra 15-20 minutes... just getting off of I-15 and into our neighborhood. It's a half mile. That's ridiculous. And now we're adding "heavy commercial"? It's all about money, and never a consideration for the people you affect!
This is very poor planning to put heavy commercial next to existing residential housing at the bottom of the plat, the position should be flipped for best use and neighborhood consistency.
The plan lacks any open space that is public owned and should take that into consideration for the population in the area.
I see nothing to address traffic concerns where the same area has a very large development planned all ready and that is not addressed.
Please don’t “Geneva rock” this and place a planning land mine next to a residential area with out better details as to what is going to be done about lehi residential concerns.
Don’t blow it we will vote you out!
Why would you allow heavy commercial zoning right next to homes?
Please consider how many multi family units you are putting in throughout Lehi! Our stores are a mess! I have lived here 6 years and the Smiths is always out of food! Our roads, especially west of the freeway are a joke! All the multi family units are causing over crowding in parks, stores and roads! Please don’t let Lehi become like Murray! I may be moving because there is no over all plan in Lehi. I served on the planning commission in Sandy and they created an over all plan limiting how many and where multi family units went. Lehi feels like a hodgepodge of put as many units in as possible so the developers make the money and walk away leaving us with a mess! Please limit this!!!
I especially love the trails and bike paths. Would love to see a provision for water (reservoir). Would love to see opportunities for people with disabilities such as the Curtis Center (curtiscenter.org) on 2100 North in Lehi. Thank you fir your consideration!
Thank you for the hard work and energy you put into helping to develop this new plan. Overall, this seems like a much better plan. Please enforce the request that this is built as infrastructure allows. As I live in Cranberry Ridge, bordering 2100 N and 2300 W, it is very difficult for me to even leave my neighborhood the majority of the day. Almost always I have to depend on the kindness of another motorist that likely has blocked the access roads to my neighborhood with their vehicle, to let me enter or exit. It is ridiculous. I am also restricted from crossing lanes of traffic because they are completely full. If you are unfamiliar with the traffic in this area, I kindly suggest that you come drive our roads during different times of the day. Thank you again for what you do for our community.