Thanksgiving Station
Mixed-use transit-oriented development in the Thanksgiving Point Area Plan. The council denied a 5,300-unit concept in December 2021 and on March 22, 2022 approved a revised 77.8-acre, 2,000-unit concept 4-1, with triggers (including a unit cap until the Clubhouse Drive extension is built) to be set in the Area Plan.
- Where it stands
- Approved
- Type
- Area or general plan
- Location
- Executive Parkway and Ashton Boulevard, Thanksgiving Point
- Size
- 77.8 acres
- Homes
- 2,000
Every hearing and vote
December 7, 2021 · City Council work session
General Plan land use update discussion
Discussed
City Engineer Lorin Powell outlined the history of the General Plan land use update, noting the council had preferred shifting density to TOD areas rather than spreading it across the city, and wanted more analysis of how ADUs affect density. Planning Director Kim Struthers said staff research found about 8% of households likely to have an ADU, possibly more, but he did not believe the city would reach 20%. He said staff removed density from Main Street and other non-TOD areas and increased it in the Mill Pond area. Most members said they would prefer the city plan for 50% ADU utilization. The group discussed concerns and potential benefits of added density at Thanksgiving Point, including a trigger that, once reached, would let the council allow more density.
December 14, 2021 · City Council
Thanksgiving Station concept, about 5,300 residential units at Executive Parkway and Ashton Boulevard
Denied · 5-0
Applicant representatives Nathan Ricks, Chris Parzio, John Bankhead and McKay Christensen of Thanksgiving Point presented a mixed-use TOD within the Thanksgiving Point Area Plan. Ricks argued 1,000 units is too few to sustain a functional TOD and said funding could use public-private cooperation, a housing and transit reinvestment zone (HTRZ) and public infrastructure districts, with road "triggers" by phase. UTA's Jordan Swain supported transit-oriented projects; Josh Gibbins of Hales Engineering described mitigation for existing congestion. Dozens of residents and others spoke. Opponents raised traffic already at failure levels, parking, school impacts, infrastructure costs, water, whether people would use transit, and changes to a resort-area character; supporters cited housing need for local employers, walkability, transit support and growth. Support also came from Vivint and UVU representatives. Council Member Katie Koivisto said she was concerned about infrastructure funding and wanted responsible development. Council Member Paul Hancock said the area is "broken" and doing nothing would keep it that way, and listed triggers that could allow more density. Council Member Mike Southwick said it is a good place for a TOD but there were too many units. Council Member Chris Condie and Council Member Paige Albrecht said many questions were unanswered and they wanted to protect what Thanksgiving Point has built. Mayor Johnson said the city had studied the Clubhouse Drive extension and considered it the best solution, and that UTA agreed to help study what density a TOD needs. Koivisto first moved to deny with findings on station proximity, open space (10.3 of about 146.5 acres), pedestrian circulation, traffic and infrastructure funding; it died for lack of a second. Hancock then moved to deny on the proximity and open-space findings, with direction that the concept be 1,500-2,000 units (more to be justified with staff), that the developer work with UTA on a station analysis, set triggers with staff, and work with Alpine School District on a school site and busing.
- Units: about 5,300
- Site: about 146.5 acres, 10.3 acres of open space
- Applicant: Thanksgiving Point area developers (Nathan Ricks, Chris Parzio, John Bankhead, McKay Christensen)
- Koivisto's earlier motion to deny failed for lack of a second
- The minutes record a 5-0 roll call on the Hancock motion
December 14, 2021 · City Council
General Plan land use element update (Ordinance 58-2021)
Tabled · 4-1
Planning Director Kim Struthers suggested tabling until the map could be updated. Speakers asked that TOD density not be defined and that the once-a-year limit on General Plan amendments be removed; Jim Whitmore, a Digital Drive property owner, said owners were surprised by changes; Michelle Stallings said owners should be told when land uses change; and representatives of Mill Pond and other landowners asked for more density. Condie moved to table, have staff update the digital map, and remove the one-year limit from the text; he amended the motion to have staff look at 2,000 units for Thanksgiving Point.
- Condie amended the motion to include staff review of 2,000 units for Thanksgiving Point
February 8, 2022 · City Council
Thanksgiving Station revised concept discussion
Discussed
Jonathan Bankhead said it was clear at the previous meeting that about 5,200 units was too many and that significant improvements would be needed to justify more than 2,000. The revised plan would include 2,000 units, mostly within a third of a mile of the FrontRunner station, keep Electric Park and Farm Country, and be resubmitted by the end of March. He said the Clubhouse Drive extension is needed regardless and that proposed legislation would transfer it to the state as part of SR-92. The council was comfortable letting a climbing gym applicant proceed with a concept plan while the Area Plan Amendment is pending.
March 22, 2022 · City Council
Thanksgiving Station concept, 77.8 acres and 2,000 units, at Ashton Boulevard and Executive Parkway
Approved with conditions · 4-1
Johnathon Bankhead, for the applicant, said the revised plan removes most of the major infrastructure upgrades the earlier proposal needed and addresses needs through impact fees; about 1,800 units would be centered in the TOD, and 200 units, neighborhood commercial and business park zoning would be on the south end. The Legislature approved $4 million for the Clubhouse Drive extension's environmental study and early design, with construction hoped for 2025 or 2026, and the applicant proposed capping the project at 850 units or 400,000 square feet of office until it is complete. Ryan Thomas of Stack Real Estate said the south end would exclude mid-rise office, medical cannabis and brew pubs, with office-warehouse buildings about 109 feet from existing residential fences, dock doors on the north and an 8-foot concrete wall. McKay Christensen of Thanksgiving Point supported it. Speakers: Josh Brooks (I-15 bottleneck), Jeff Sowden (suggested a feedback committee), Evan Ames, Connor Holler and Junior Fini (support), David Watson (golf course and traffic) and Michelle Stallings (Clubhouse Drive, schools, taxes). Council Member Koivisto said she remained concerned about infrastructure, did not support the Clubhouse Drive extension or the 2,000 additional units in the General Plan amendment, and wanted triggers. Council Member Condie said the four parties (developer, UDOT, UTA and city) must commit and that the right triggers would make it successful. Council Member Hancock said infrastructure can support up to 2,000 units but is not guaranteed, and that funding 5,400 units was the concern. Council Member Albrecht stressed triggers so conditions do not worsen first. Council Member Southwick said a grocer is crucial and he was comfortable with 2,000 units. Condie's motion set guiding principles for the Area Plan, including a unit cap before Clubhouse Drive (starting at 600 units), specified traffic improvements, retail below residential on the south 200 units, a retail requirement, a defined south buffer, and truck access on the north; Hancock added findings on traffic capture and infrastructure and that the south units be mixed-use only.
- Acres: 77.8
- Units: 2,000 (previous proposal about 5,300)
- Applicant: Thanksgiving Point area developers (Johnathon Bankhead); Stack Real Estate for the south end
- Triggers to be set in the Area Plan, including a unit cap (starting at 600) before the Clubhouse Drive extension is complete