Draper real estate developer DAI Utah has submitted an application to the city for the development of a 640-plus-acre planned community in Herriman to be known as Panorama. 

DAI was responsible for the construction of the Smith’s Shopping Center in Herriman and various residential developments, including Herriman Meadows and Herriman Hills. The proposed master-planned community, which has not yet been approved by the city, would be located in the southeastern Herriman foothills and would connect Juniper Crest Road to Real Vista Drive and Mountain View Corridor. The proposal includes commercial and residential zones with open spaces. 

“This [may be] the first time… residents have heard of it, but it’s been [discussed by] the city for a year,” Councilmember Jared Henderson said. “The city has not signed off on anything yet. We’re just supportive of the concept.”

As Herriman’s population explodes, many express frustration at the numerous construction projects springing up around the city. 

“This is not a brand-new development,” Henderson clarified. “This isn’t 600 acres coming with all of this density. This area already exists.” 

City Communications Manager Jon LaFollette said, “The fact is the city can’t prevent growth or stop growth. Building moratoriums are not legal in the state of Utah.”  

Land entitlements, which are approvals granted by a municipality allowing land to be developed for a specific use, already exist for 457 of the proposed 640-plus acres in the Panorama development. About 185 acres are not entitled, so they are not currently part of a development agreement. The entitled land is currently part of the Wasatch South Hills and Rosecrest Master Development Agreements, which date back to the late 2000s, but is entitled to various property owners and other developers. The remaining acreage consists of adjacent unentitled land owned by DAI and others. “Simply put, the proposal includes a consolidation of several of these areas into one project,” Herriman confirmed. 

The city requires developers to hold community meetings to communicate directly with the public. DAI held its community feedback meeting at Herriman City Hall on Feb. 15. Though these gatherings are held on city property, they are not carried out by the City. DAI’s chief aim at the meeting was to include affected property owners in the process, but all residents were welcome. Many have been concerned about transportation infrastructure, including city officials. 

“We see the traffic and strain, but a lot of times, it’s not within the city’s control. It’s UDOT,” Henderson said, referring to UDOT’s control of highways within Herriman, such as Mountain View Corridor and Bangerter Highway. 

At the meeting, DAI representatives offered information about numerous concerns, including water conservation, commercial development, roads, traffic and housing density. DAI has coordinated the design and timing of roads, water systems and other utilities with property owners and the city. As a result, utilities can be built to accommodate as many people as needed much earlier in the development process than is typically possible. 

“This will help alleviate traffic, provide for the efficient use of water and ultimately reduce costs for the construction and maintenance of these public utilities,” Chase Andrizzi said, director of entitlements for DAI. “The community meeting was a great opportunity for us to share information… We are hopeful [it] was perceived as helpful by the community.”

Over the last few years, DAI representatives have attended numerous City Council work meetings. “... the proposed Panorama Master Plan is the culmination of years of cooperation between over a dozen property owners,” Andrizzi said. “We have been engaged with city staff, the Planning Commission, and the City Council for almost two years in designing, redesigning and incorporating changes for the betterment of the project, the City, as well as current and future residents.” 

In addition, the city has facilitated collaboration between interested parties to improve the development plan for the area. “[It] gives us the opportunity as the city to say we want some changes,” Henderson said. “My focus is if they’re coming to the table and wanting changes, what changes can we get that make sense for us?” 

One alteration the city has already asked DAI to make concerns Juniper Crest Road. To ease traffic, DAI has committed to connecting Juniper Crest Road to Mountain View Corridor during the first phase of development and will add sidewalks, trails and landscaping along the current Juniper Crest Road. 

“We have also been asked by the city to coordinate on the design and timing of parks… to achieve greater open space and amenities for the city…” Andrizzi said. “This includes providing a trail from our project to existing trails in Juniper Canyon as well as a trail that could potentially serve as a safe walking route for students [of] Providence Hall High School.”

The formal public approval process could go on for several months, though DAI hopes it won’t take that long. The next step is for the Planning Commission to review the proposal and hold a public hearing. The proposal would then be reviewed by the City Council, which would hold another public hearing and would ultimately grant approval or not. 

“We want to make sure we go through the MDAs with a fine-tooth comb and make them more beneficial,” Henderson said. “We want to make sure it adheres to our ordinances and requirements.”

Review and hearing dates have not yet been determined. “You’ll see Panorama on Planning Commission and City Council agendas for some time until it crosses the finish line one way or another,” LaFollette said. 

Upon approval, construction of water and sewer lines, other utilities and roads would begin immediately. Construction of homes probably won’t begin for at least a year and will likely take longer to materialize because of substantial infrastructure needs.

 “We encourage [residents] to follow those meetings and review the publicly available packets for additional information on the project, approval procedures and other information related to Panorama,” Andrizzi said. λ