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Planning consultants outline vision, transport and economic projections for Payson Parkway area
Summary
Consultants and Mountainland Association of Governments presented the Payson Parkway small-area plan: about 1,000 acres with a mix of detached housing, neighborhood and regional commercial nodes, wetlands protection, active-transportation underpasses and economic projections including an illustrative 15,500 new residents and substantial retail capture potential.
Consultants for the Payson Parkway small-area plan presented a detailed vision for roughly 1,000 acres east and west of the planned Payson Parkway interchange, describing residential layouts, commercial nodes, open-space preservation and a transportation network intended to meet UDOT functional standards.
Chris Hupp, the consulting lead (identified in the meeting as part of the consultant team), told the joint planning commission and city council the plan emphasizes predominantly detached single-family neighborhoods, focused neighborhood commercial centers and a larger regional-commercial node along I‑15 frontage. He said the team intentionally preserved wetlands and view corridors as “prominent” design elements and proposed active-transportation connections and a limited set of grade‑separated underpasses to maintain safe pedestrian and bike access.
The presentation included high-level economic and demographic modeling. Hupp summarized the draft metrics as “approximately 15,500 new residents” within the study area and an estimated $308,750,000 in annual household retail spending, with about 181.2 acres allocated to commercial uses (roughly 1,970,000 square feet at a 1.25 floor‑area ratio). He said the consultants used state available data and a regional financial analyst to estimate capture rates and retail capacity; councilors asked follow-up questions about the assumptions and time frame for those estimates.
On transportation, presenters described Payson Parkway as a UDOT facility that will require construction to UDOT standards if the state is to accept the roadway in the future. Consultants recommended a grid of collector roads inside the study area for redundancy and accessibility and flagged a set of signalized intersections and right‑in/right‑out access points along the Parkway.
Council members and planning commissioners responded with questions and feedback about distinguishing Payson from neighboring jurisdictions, buffering commercial nodes from detached residential areas, and protecting wetlands while capturing regional economic activity. The consultants said they will incorporate the feedback and provide updated materials for further deliberation.
The work session produced no formal votes on the plan; staff and consultants will return draft documents for future review and potential formal action.
