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Farmington council unanimously approves Tri Pointe townhome schematic plan with conditions
Summary
The Farmington City Council approved the schematic subdivision plan, project master plan and development agreement for the Tri Pointe/Tri Point townhomes project (163 for-sale units), conditioning approval on remaining Development Review Committee requirements and minor edits to deed language for added flexibility.
The Farmington City Council on Feb. 3 voted unanimously to approve the schematic subdivision plan, project master plan (PMP) and development agreement for the Tri Pointe (also referenced by the applicant as Tri Point) Townhomes, a proposed 163-unit for-sale townhome development immediately south of North Cottonwood Commons Park.
Planner Paul, who opened the discussion on behalf of staff, said the proposal replaces a prior multifamily entitlement and would set aside 2.8 acres of open space adjacent to the park and provide 16 "ready to build" lots that could be used later for moderate-income housing or held as public-benefit inventory. "This project relates to property directly south of the new North Cottonwood Commons Park," Paul said during his presentation.
Colton Kronister, representing Tri Point Homes, told the council the developer has worked with staff for about a year and asked for design feedback on three concept elevations. Kronister said the team favors a custom approach to design rather than pulling prebuilt models from a catalog: "We're very thoughtful about design, and…we call them a full design charrette." Several council members said they preferred concepts 2 and 3 for massing and color palette; the applicant said the two concept palettes could be mixed across buildings.
Council members and staff discussed technical items that will be settled during the next phase, including pedestrian walkway widths, stormwater and underground detention, landscape plans, and how wetlands and water-table constraints affect foundation types. The applicant said an Army Corps-approved wetland delineation is in place and that Ensign Engineering is preparing preliminary construction drawings and geotechnical analysis to determine quantities of fill and whether basements will be feasible.
A recurring concern in council discussion was a recital in the development agreement that described the donated land "to the redevelopment agency of Farmington for use as a park." One councilmember warned that language could be interpreted as binding the city to park use in perpetuity; staff and other councilmembers agreed to amend the recital to permit broader "public uses." Planner Paul also noted two references to Commerce Drive and a capitalization inconsistency in the agreement that staff will correct.
After discussion, Councilmember Scott offered the motion "that the city council approve the schematic subdivision plan and project master plan slash development agreement subject to all subject in the development agreement to the minor changes that we discuss, and subject to all applicable Farmington City development standards and ordinances and the condition that all remaining DRC requirements are addressed and incorporate findings 1 through 4." Amy seconded. The council voted in favor and the presiding officer stated, "Motion carries unanimously."
The approval is schematic: the PMP will serve as the template for subsequent preliminary plans and construction drawings. Staff and the developer said outstanding DRC comments must be addressed during the preliminary review before any building permits are issued.
Councilmembers also raised design follow-ups the applicant will return to address — street-tree species for the 8-foot park strips along Innovator Drive, pedestrian- and trail-width clarifications (6-foot sidewalks versus 10-foot multiuse trails), and landscaping restrictions where a gas easement prevents deep-rooted plantings.
The developer will return with preliminary plans that reflect the council's design feedback and the corrections staff identified in the development agreement. The council did not attach a special timeline or funding commitment for converting the 16 ready-to-build lots into affordable housing; the planner said the city could use those lots for moderate-income housing if and when council policy and funding align.
Other business that evening included routine summary actions (approval of January minutes, Farmington Fire EMS license renewal and an extension agreement with Robinson Waste), a Fire/EMS report and a brief discussion about handling some reports in study sessions. The meeting adjourned after Roger moved to adjourn and the council voted in the affirmative.
