Master plan submitted to Wasatch County for Mayflower property
July 26, 2016
Hotels and condominiums could start popping up as soon as next year just across the county line in the expansive Mayflower acreage that spreads along U.S. 40 near the Jordanelle Reservoir and Deer Valley Resorts.
Representatives for the Netherlands-based company that owns the more than 4,000 acres stretching from Guardsman Pass southward to the waterfront introduced their plans for the property last week in Wasatch County.
Stichting Mayflower Mountain Fonds & Stichting Mayflower Recreational Fonds, which represents a limited partnership of more than 100 investors, recently submitted a master planning application to the Wasatch County Planning Department to update the original density approved for that area. A work session was held before the Wasatch County Jordanelle Specially Planned Area Planning Commission on Tuesday, July 19. It was the first time the plan has gone before commissioners.
The entire property is comprised of three different parcels that have been under the Netherlands-based company's ownership since the 1980s. The application is requesting an update to the original density determination to comply with the Jordanelle Specially Planned Area, according to Bob Theobold, a listing agent through Berkshire Hathaway. Theobold has been a longtime consultant on the project along with another listing agent, Bill Coleman.
“We believe a new portal to enter Deer Valley will reduce the traffic through Park City so people coming in from Salt Lake or staying at the Mayflower resort won’t need to go through all those traffic lights on State Road 224. Right now from the private road you can get over to Deer Valley, but Mayflower will not have the same connection.”
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Theobold said an application has been made for around 1,900 equivalent residential units (ERUs) for the mountainside parcel that stretches from the upper reaches of Deer Valley Resorts east to U.S. 40. He said that parcel would include a mountain ski village and additional lifts, condominiums, hotels and single-family townhouses, adding that several parcels will be up for sale to various hotel developers.
On the parcel between U.S. 40 and the Jordanelle boating ramp, 451 ERUs are being requested. Theobold said the parcel is expected to be comprised of single-family homes and stacked condominiums. Another 578 ERUs were requested for the northern-most parcel, also for single-family lots and townhomes.
Over the next several weeks, Doug Smith, the planning director for Wasatch County, said the discussions will cover the amenities that would be provided, open space and various other issues, including traffic and affordable housing.
Smith said the master plan will be divided into three separate parts, one for each parcel, adding that "we feel this is so big and has so much density associated with it even though you have submitted this plan we want to take them separately."
"They want to do onsite affordable housing, a mining influence plan and they are requesting additional density bonuses," Smith said. "When we get into this whole discussion about density bonuses part of my concern is, for instance, if they do more trails, does that entitle them to density bonuses?"
Theobold acknowledged that the density from the Mayflower proposals and various other projects slated for the area will generate more trips along U.S. 40. However, he said it will have to be a concerted effort by all landowners to comply with the mitigation that is deemed necessary.
"We believe a new portal to enter Deer Valley will reduce the traffic through Park City so people coming in from Salt Lake or staying at the Mayflower resort won't need to go through all those traffic lights on State Road 224," Theobold said. "Right now from the private road you can get over to Deer Valley, but Mayflower will not have the same connection.
"Either way, we will follow the recommendations once they have been determined by the traffic engineer," he said. "Of course, Mayflower is not the only property out there. There are probably six different land owners that are proposing developments in that same area."
Officials anticipate several more meetings will be held to examine the master plan proposal. The plan will eventually require approval from the Wasatch County Council.
Theobold said a letter of intent has already been submitted for the mountainside parcel and several developers are looking at the other properties as well, adding that "we may see a shovel in the ground as early as next spring."
"While we have no firm indication of what the planning commission thinks about it, I don't anticipate the plan changing much," Theobold said. "We are going through a physical constraints analysis for the location to determine the suitability and whether the land can accommodate what is being proposed. But we think it does and we think it is meeting the code."
The next work session before the Wasatch County Jordanelle Specially Planned Area Planning Commission is on Aug. 9, in the Wasatch County Council Chambers, in Heber City.
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