Farmington Citizens

The City Council approved the master plan for a high density apartment development on the south west corner of Park and Clark Lanes.  The plan allows for up to 191 apartment units, restaurant, offices, and a credit union.  The site is less than 13 acres.  This puts the density of apartments in the range of 14-20 units per acre.

This plan was originally denied by the City Council back in August.  After a lawsuit, threats from the ACLU, and a limit of units to 191 the City Council approved the plan 3 votes to 2.

The Salt Lake Tribune as an article about it, "Farmington OKs development near FrontRunner station".

Since the approval was just for a master plan America West, the developer, won't actually be doing the building of the structures.  They will sell off the appropriate pieces to be built by apartment rental companies, credit union, restaurant, etc.  The actual look of the buildings will be determined by the folks who will own them.  Back in August America West indicated that the apartments could be 7 buildings of 24 units each.

Will West Farmington see more high density developments like this?  Time will tell as the City Council has just passed new zoning ordinances for the 240 acres around Station Park.  For those with access the Standard Examiner has an online article about the new zoning: "Zoning takes center stage in ?Farmington"

The Standard-Examiner's Michele Howey reports in an article today that Ron Martinez of America West is suing Farmington City.  You can see the article here:  Developer sues Farmington over 'backroom deal' denial.

Back on August 5th the City council denied Ron's application to master plan 12 acres in west Farmington for high density apartments.  More information on that meeting is here and here.  A dozen or so citizens commented at that meeting.  From the proceedings there was obvious tension between the developer's team and the City Council.  The developer and team made its opinion clear that the City had an a

Ron Martinez has been on record beore for having issues with Farmington officials.  Here is the article: "Developer opposes Farmington’s closed-door meetings".

 

CenterCal held their "official groundbreaking" event yesterday for Station Park.  Deseret News reports on it here: http://deseretnews.com/article/1,5143,700250697,00.html

No real new information but this is the first time anything about an ice skating rink has been mentioned.

The planning commission in the special meeting/public hearing last night tabled the issue of changing the TOD zoning ordinance text.  The planning commission has sent the issue back to the sub-committee to continue working on the text of the ordinance.  The planning commission will hold another public hearing on the issue in the weeks to come.

Michele Howey does a good job reporting on what happened Tuesday night at the Farmington City Council meeting.  You can read the article here:  "America West Blocked".  She quotes Ron Martinez as saying in response to the concerns residents have for high density apartments, "I appreciate your fears, but we've assembled a heck of a team to create value in the community, as well as for our investors." 

Ron seems to use the word "value" loosely in this context.  For this project to gain even a small percentage of public support the "value" to the community has to at least match that of the value to his investors.  The value equation he presented was severely lopsided in favor of the investors.

 

Last night the City Council voted unanimously to deny the application by Ron Martinez of America West for approval of the project master plan of "Park Place".  The plan as presented at the meeting showed the project having 7 buildings with 24 apartment units each for a total number of 168 units.  However the Mayor pointed out that proposed plan was ambiguous enough to possibly allow for well over 300 units.  The development also called for a 10,000 sq. ft. restaurant and office space in a two level building and another building with a credit union.  A club house with pool, hot tub, and play ground were specified as community amenities.

Ron Martinez explained that America West would not ultimately be the builders.  America West has letters of intent from large apartment management companies who will ultimately build the apartments.  The banks and restaurant/office will be built by their respective owners.  The whole development would be a $25 million investment for all involved.  The rest of his 148 acres up the tracks would be roughly a $150 million investment.

A dozen or so Farmington residents spoke against the proposal with Ron Martinez,  two individuals of his team, and a SLC developer speaking for it.  Unexpectedly (at least from a residents perspective) was that the real fireworks was between the Mayor/City Council and the developer and his team.  The developer had taken real issue to the the City's TOD (transit oriented development) zoning ordinance.  To the developer the ordinance was much too ambiguous leaving them frustrated at delays by City staff and "subjectivity" imposed by the Planning Commission and the City Council.  The City fired back by pointing out equal ambiguity in the developer's project master plan.

This was a small battle won by those who oppose dense housing in Farmington.  However this parcel will be developed and the City does seem to be sympathetic to building some level of high density housing (non single family units) there.  They just didn't like America West's current proposal.

Up next in the shaping of the look and feel of west Farmington is the battle for changes in the TOD zoning ordinance text.  The planning commission will hold a special meeting with a public hearing on August 7th at 7:00PM to discuss the text changes of the TOD zoning ordinance.

The TOD zoning ordinance text is absolutely critical to get right as developers internalize this law when planning their development projects. The City is legally bound to approve development plans that comply with the zoning ordinance. This is why the City Council and Planning Commission are scrambling to get new TOD zoning text approved.

Deseret News also reports on the Station Park development here in Farmington Utah.  This is no surprise that DNews has published this article as the SLTrib and the Clipper have already reported on this in the last week.  Here is the Deseret News article:  Farmington project to break ground.

The article does add some new information about the tenant mix:  "Cinemark movie theater, Best Buy, Barnes and Noble, J.C. Penney, Ross, Staples, Petco, Lane Bryant, Sports Authority and Bed, Bath & Beyond, all within walking distance of the FrontRunner parking lot."  This is a first we have seen Petco and Sports Authority as named tenants in published media.  You can see the whole list of tenants here:  Updated Station park Site Plan

Interesting how the article highlights opinions on how close the development is to residential neighborhoods.  Mr. Dougherty uses the words "within walking distance".  There is concern that getting in and out of the development will not be pedestrian friendly.  This probably has more to do with the City getting its act together than the fault of the development.  Hopefully the City will put sidewalks all along Clark Lane especially west of Park Lane.   

Currently the FrontRunner Station cannot be accessed by foot.  The main access road to the station explicitly states no to foot traffic.  They weren't kidding when they called FrontRunner a commuter train.  The only authorized way to get there is by hopping on wheels.  Hopefully the City and CenterCal will work together to make pedestrian access from west residential neighborhoods a reality.