Roy, UT
|
31.5-Acre
Status:
Active
Potential units:
400
Size:
31.5-Acre
Acquired:
Use:
Transit-Oriented Mixed-Use Community & Civic Partnership
Director of Development
Steward Land Company is entitling a 31.5-acre mixed-use neighborhood in Roy, Utah, within the City’s Station North zone—an area positioned to become a flagship transit-oriented development under UTA’s statewide TOD initiative. With recent legislation accelerating higher-intensity housing near FrontRunner stations, this project has emerged as a poster child for the new direction: a walkable, connected community steps from the Ogden FrontRunner platform. The approved plan includes approximately 200 townhomes, 162 apartment units, and a dedicated site for a future city cemetery—meeting a long-standing municipal need in a location where suitable land has been nearly impossible to secure. A key element of the project is the creative repurposing of an existing regional detention basin owned by the City. Steward is taking over and integrating this facility into the development while providing the City with a cemetery parcel through a land transfer—a genuine win-win that delivers both public and private value. To bring the project to life, Steward has navigated a highly complex entitlement path, including a Development Agreement, Land Transfer Agreement, and several innovative utility and engineering solutions. Securing alternative access required multiple easements and a strategic property acquisition, ensuring the site connects seamlessly with Roy’s broader transportation and infrastructure network. Positioned minutes from I-15, Weber State University, and the Ogden Regional Airport—and walkable to FrontRunner—Roy Station North will deliver much-needed housing in a highly connected location while advancing UTA’s vision for statewide TOD and supporting the City’s long-term civic goals.
Steward Land Company is entitling a 31.5-acre mixed-use neighborhood in Roy, Utah, within the City’s Station North zone—an area positioned to become a flagship transit-oriented development under UTA’s statewide TOD initiative. With recent legislation accelerating higher-intensity housing near FrontRunner stations, this project has emerged as a poster child for the new direction: a walkable, connected community steps from the Ogden FrontRunner platform. The approved plan includes approximately 200 townhomes, 162 apartment units, and a dedicated site for a future city cemetery—meeting a long-standing municipal need in a location where suitable land has been nearly impossible to secure. A key element of the project is the creative repurposing of an existing regional detention basin owned by the City. Steward is taking over and integrating this facility into the development while providing the City with a cemetery parcel through a land transfer—a genuine win-win that delivers both public and private value. To bring the project to life, Steward has navigated a highly complex entitlement path, including a Development Agreement, Land Transfer Agreement, and several innovative utility and engineering solutions. Securing alternative access required multiple easements and a strategic property acquisition, ensuring the site connects seamlessly with Roy’s broader transportation and infrastructure network. Positioned minutes from I-15, Weber State University, and the Ogden Regional Airport—and walkable to FrontRunner—Roy Station North will deliver much-needed housing in a highly connected location while advancing UTA’s vision for statewide TOD and supporting the City’s long-term civic goals.
See full timeline
Vesting
This Parcel is zoned mixed use. The current West Haven code requires that any development requires an MDA, and they prefer to have a concept plan attached. There is an MDA currently in place that will allow for a 137 unit apartment project. A townhome project, with 75 individually platted units and private roads has been contemplated and vetted through the city. It fits within the zone, but would require an amendment to the MDA. There is an amendment for townhomes currently being reviewed by the city. After staff approval, it would have to go through Planning Commission and City Council. A commercial use would also fit within the zone, but would require an amendment to the MDA as well.
After the MDA is approved, Preliminary Plan/Site Plan and the Final Plat/Final Site Plan (Including Construction Drawings) would follow the normal city process as outlined in the Gantt Chart below.
We are currently on hold because of the fire access issue, but the timeline below was based on not having that issue and is representative of the general timeline.
CodeGantt Chart (Microsoft Project)
Survey
This Survey was performed in 2022. The major concern is the fuel easement on the North Side.
Geotech
Ageotechnical investigation was performed by GordonGeotechnical Engineers in 2022, and if required an updated version could beprovided
The major findings are shown in the summary below but should not causesignificant impact to the design.
Phase 1
A Phase 1 was performed in June of 2022. There were some discovered issues on the property to the East, but all have been mitigated and closed or otherwise determined to not affect this property.
"This assessment has revealed no recognized environmental conditions in connection with the site."
Title Report
From our previous Title Commitment, the following exceptions were included: #10 - a Notice of Lease from 1979 that we assume is no longer relevant. #11 is a Subdivision Plat that shows easements, but none are relevant. #12 is a Special Warranty Deed that includes the following deed restrictions: C-store, truck/trailer repair, adult-oriented business, or a restaurant. #13 is the Deed of Trust for the previous owner's loan. #14 is for a 24' Fire Access Easement (as shown below) that is actually not on our property, but the property to the East but benefits our property. #16 is the Construction Registry, but there are no notices filed.
Wetlands
The Geological Survey shows that the Property does not have any wetlands on or around it.
FEMA
Dueto a recent update in the FEMA Flood Plain Map, this propertyfalls almost entirely within the flood plain. A flood plain study was performed by Bowens Collins & Associates toidentify the required fill to bring it out of the flood plain. This document shows a "preliminary"and a "worst case" version. Bowens Collins have confirmed with FEMA that the Preliminary isaccurate. We have done a preliminaryfill analysis to bring the building pads out of the flood plain. To get out of the flood plain, buildingswill have to be built 1' out of the flood plain as shown in the study andcalculatoins. To have the property showout of the flood plain on the map, the actual construction will have to be doneand then it's about a 9 month process to get it approved by FEMA and get aLOMR (Letter of Map Revision). Theproposal we recieived from Bowens Collins to finish the process was $24,500which includes an $8000 application fee.
Soil type
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Utilities
The majority of the utilities are in the public street in front of the property.
The utilities of concern are Sewer,Secondary and Storm Water.
There is a gravity sewer line in front of the property but, downstream, it flows through a private lift station in theOutlaw Saloon's parking lot. As that ispresently inadequate for even current demands, the city is requiring that to be upgraded. We have permission from theowner and are in the process of getting design and estimates for an upgrade.
The current stormwater flows into UDOT property. UDOT has said they will not allow new development to drain into their property, and there is no currentsystem. Stormwater will have to be retained on site.
Secondary water is now a requirement forBona Vista, shares will be purchased from the Old Wilson Irrigation Company andan independent secondary system will have to be installed.
Impact Fees
Will Serve Letters
UTA approval
Roy City had previously negotiated the crossing of the trail with UTA. They have told us that it was not signed because the exact location had not yet been solidified. It is supposedly a simple thing for them to do. Waiting on Matt Andrews, as he has the UTA relationship.
REPC/DA Approvals
A REPC has been prepared that contemplates the Land Swap with the City. A DA has been prepared that eliminates the ambiguity and any delineation of height restrictions throughout the project. It also shows and establishes access points and a bubble diagram of the project uses. The DA was positively recommended at planning commission on 10/14/25. City Council for both was supposed to be on 1/21/25, but the meeting was cancelled. The next meeting will be either 11/4/25 or 11/18/25. Both measures are expected to be approved and signed at that meeting.
Fire Access
The Fire Marshal has 'verbally' approved the project with the two access points on the Southern half f the project. This is an additional "emergency only" access that will go North through the Seller's other property on the North Side of Hinckley. The Sellers have agreed verbally to allow this access multiple times. We are now working on getting the formal easement worked out and signed.
Traffic Pattern
We need verification from the city that we have a traffic pattern that will work at our 4000 S. access point.
There is desire for a roundabout, which we have committed not to protest, but we have all agreed upon a median option that will give us either a RI/RO/LI or just a RI/RO.
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