Traverse Mountain Area Plan Amendment Concept

Perry Commercial wants to amend the Traverse Mountain Area Plan to move all or some of the 600 dwelling units (homes, townhomes, etc.) from West Canyon. They propose moving them to various sites closer to Timpanogos Highway. They want to allow flexibility in where the units can be built. They will not exceed the overall 1,182 units that remain in the Traverse Mountain Area Plan. In other words, their request is not to add any additional units but to change where they will be built.

Below is a summary of the different areas and the proposed change.

Overall Density

The applicant worked with City Staff to determine the number of units remaining in the Traverse Mountain Area Plan. Based on all of the existing development and the remaining areas, it was determined there are 1,182 units remaining.

The applicant proposes adjusting where these units can be used. They are not requesting any additional units.

West Canyon

The applicant proposes flexibility with the 600 dwelling units allocated for the West Canyon area. They want the ability to transfer any number of these units. Staff urges the Planning Commission to consider including in your motion a total removal of all units from West Canyon and the reclamation of the area. The current proposal would include reclamation of 0.12 acres of property for every unit transferred.

Perry A1 and B1 Areas

These areas currently are undeveloped parcels of land. The existing Area Plan allows 250 dwelling units. The proposal would increase the allowed maximum number of dwellings units to 827.

Perry D6-HDR Zone

This area currently allows for the transfer of units from other areas up to 546 dwelling units. The proposal would designate 300 dwelling units for this area. The applicant already has a proposed concept plan for this site with the 300 units.

Highway Commercial

This area currently does not allow any residential units. The proposed amendment would allow dwelling units to be transferred to this area with a maximum of 300 dwelling units.

Perry C-HDR

The current plan allows 458 dwelling units and 383 have been built. The proposed amendment will add an additional 225 so that 300 more dwelling units can be built in this area.

Perry D

This area is currently designated as HDR. The proposal would change it to Highway Commercial with no dwelling units.

Three are benefits that could come from this amendment. These are potential positive impacts

- Avoid higher infrastructure and long term maintenance costs associated with development in West Canyon.

- Avoid severe snow removal challenges

- Avoid emergency access constraints

- Reduce wildfire risks

- Gives a better opportunity to reclaim the disturbed hillside landscape

- Reduced geotechnical risks of building on the mass graded areas in West Canyon

- This is putting density where the infrastructure already exists.

- Puts housing closer to regional transportation, employment and goods and services

- More viable for future transit, walkability, and mixed-use development

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