Planning commission forwards Larry H. Miller '3 Canyons' plan with Mountain View Corridor conditions after lengthy public comment

After extended public comment and detailed staff analysis, the Saratoga Springs Planning Commission on Dec. 11 voted to forward a positive recommendation to the city council for the 3 Canyons community plan, master development agreement and general plan amendment proposed by Larry H. Miller Real Estate.

Long‑range senior planner Tippi Moreland summarized the plan: 1,206 acres with a request for 2,950 residential units (gross density 2.4 units/acre; net 3.25 units/acre after excluding steep slopes and drainage), 15 acres of community commercial, and roughly 523 acres (43%) of open space. The applicant agreed to a conservation easement on sensitive slopes, to designate two ~12‑acre elementary‑school sites and to allocate amenities guided by the city’s point system. Crucially, the MDA ties large‑scale buildout to the Mountain View Corridor: 350 building permits could be issued between MDA approval and corridor construction commencement; 550 additional permits are allowed between corridor commencement and completion; the applicant and staff said the corridor is anticipated to be completed no later than Dec. 31, 2030.

Public comment was substantial and predominantly opposed or skeptical. Neighbors and residents raised repeated concerns about traffic and commute times, wildfire evacuation routes, school capacity, noise and diesel truck impacts, and the Peck Landfill area. Several speakers asked whether the city can require sound walls, when Mountain View will reach four lanes or UDOT control, and how truck traffic from an adjacent lot mine would be routed to avoid neighborhoods. Staff and the applicant responded: sound walls typically fall under UDOT responsibility once the roadway becomes a state facility; the MDA requires dedication of the full right‑of‑way for the Mountain View Corridor and commits the applicant to phasing that prioritizes corridor build‑out; the applicant said they would seek to process and reuse on‑site material to reduce truck trips and work to route trucks away from schools.

Staff added conditions to the staff report clarifying truck routing, pavement design for designated truck routes, construction of Mountain View Corridor at the city width or UDOT width at the appropriate phasing, conservation easement language and open‑space phasing that requires amenities to get ahead but ‘‘never behind.’' The commission discussed trail ownership and voted to recommend city ownership/acceptance for regional trails identified in the plan. Commissioner Mangum moved (with amendments identified in staff handouts) a positive recommendation; Commissioner Hill seconded. The motion passed. The matter now goes to the city council for the annexation and final action; the annexation hearing is scheduled for Dec. 18.