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Council hears detailed traffic and parking analysis for Junction Commons rezone proposal
Summary
Developers and county staff presented a traffic impact study and phased master plan for Junction Commons (former outlet center). Study authors flagged existing LOS D/F locations at Landmark Drive/Whole Foods and Walmart/Landmark Loop, proposed mitigations (roundabout, right‑turn‑only), and described a mixed‑use phasing plan with net reduction of ~41,000 sq ft of commercial at full buildout.
County planning staff and the project team presented a 27‑slide traffic impact study and master plan for the Junction Commons redevelopment project, a 19‑building mixed‑use proposal at the former outlet center. Carl (planning staff) summarized the Hales Engineering TIS: existing congestion and queuing problems at Whole Foods/Landmark Drive and Walmart/Landmark Loop (existing Level‑of‑Service D, some locations trending to F) and a five‑year crash history of 38 collisions in the study area. "These are existing issues that are already at D," Carl said, and the study identified two targeted mitigation actions: a roundabout at the Whole Foods exit and either a roundabout or a right‑turn‑out restriction at the Landmark Loop/Walmart approach.
Applicants said the project would generate roughly 3,184 daily trips (equivalent to ~332 single‑family homes) and that mixed‑use programming spreads trips through the day, reducing peak‑hour intensity. They proposed phased parking (first residential parking garage in Phase 3), shared parking strategies, and a final net reduction of about 41,000 square feet of commercial space compared with existing conditions. "We're trying to thread the needle as far as getting parking right across phases," the applicant said. Council members pressed on right‑of‑way constraints, phasing, whether mitigation would be developer‑funded or county‑led, and the effect of other regional projects (Kimball Junction interchange, BRT) on cumulative traffic. Staff and applicants said some mitigation would be required before later phases and that additional corridor studies (Landmark) and coordination with UDOT would be next steps.
Why it matters: the proposal will transform a high‑profile site near Kimball Junction; traffic mitigation, phasing, and developer commitments will determine local impacts. Council signaled interest in continued scrutiny of travel‑demand strategies, parking sizing and transit coordination, and a separate, upcoming session focused on housing and affordability.
