Motta Farms: A Reimagination of Farming with Agrihoods

The purpose of this project is to change the proposed zoning of Motta Farms, a 90-acre family farm in west Davis County, from business-commercial to residential. This will require a general plan amendment to support the development of an agrihood, a residential neighborhood with a working farm on site to preserve the agriculture heritage of the area

Motta Brothers’ Farm Development Plan Content 01 Executive Summary 02 Introduction 03 Case studies - Agrihoods and Agriburbs 07 The Motta Family Property 09 Vision statement and Design Principles 10 Agricultural Elements and Programming 13 Agritecture, Mobility and Open Space 14 Stormwater 16 Site Plan Overview 17 Site Plan: Residential, The Hub, and Commercial 20 Operations 21 Easements 22 Next Steps 23 Conclusion 24 Citations Acknowledgements Prepared By: Instructors: Dr. Sarah Hinners Sumner Swaner L Motta Family Photo. Students: Katie Bussell Jake Gallaher Emily Meadows Lonnie Olson Cody Opperman Joseph Shahidi Ronnie Sloan Marly Upcavage Ellen Wofford With adivce from: Scott Argyle Mike Brodsky Scott Blake Brent Chamerlain Motta Family Todd Johnson Mike Kolendrainos Ashley Patterson Jake Powell Paula Sargetakis Danny Wall Ruvy Ward Tim Watkins John West Executive Summary Motta Farms is a 90-acre family farm located in West Davis County that has been in operation for decades. Today, however, the family no longer farms the land themselves, and they recognize the increasing development pressures going on in the area. These pressures are both residential, as the population in the area is growing rapidly, and commercial, as the city of Layton wanted to zone the Motta property for a large commercial business park next to the future West Davis Corridor. Instead of fully giving into these pressures, however, the family wanted to develop their land in a way that preserved their agricultural legacy. This meant creating a residential development with a working farm and local food hub. To accomplish this will require a general plan amendment to convert the area zoned for a commercial business park to a residential development with a working farm. This development plan is based on the concept of “agrihoods”. Agrihoods are residential developments that centralize agriculture as the main theme and include a working farm. The Motta family expressed interest in this style of development and provided key values that drove the design process. This included creating a neighborhood that valued community connections by providing affordable homes with a high quality of life, preserving the high-quality agriculture and heritage of the area, contribute to a growing local food economy, and adhere to a high level of ecological sustainability and resilience. The current site plan reflects these values (pg 16). Guidance and feedback from key professionals and stakeholders were provided at multiple points throughout the process to refine the development. The development centers agriculture as the predominant theme. To preserve some of the original farmland on the Motta property 3.1 acres of farmland was created; 2.5 acres are centered within the residential 1 area while 0.6 acres of additional farmland are located along Gentile Street. Space for community gardens exists to give residents the opportunity to grow their own food. Further, a local food hub centralizes the agriculture programming on site and creates a focal point for the community to gather and enjoy. Within the local food hub is a variety of amenities that provide residents and surrounding community members a chance to enjoy fresh food. This will make the hub a destination for the entire city rather than just the development. In addition to the agriculture theme, the development is designed to create community connections. Trails are placed throughout the development to access every part of the property so people can get around without a car. The local food hub provides a point for community connection through opportunities for classes and gathering spaces. Recreation spaces throughout the development varying from pickle-ball courts to open fields further encourage community connection. Motta Family Photo. An additional feature of the property is a large commercial business park on the southern boundary of the property. This is included to meet the wishes of Layton as they outlined in their general plan a larger commercial business park which the Motta property originally would have been a part of. This new commercial business park is a way of keeping jobs within Layton rather than outsourcing them to other cities. Therefore, while we created a residential development, a commercial business park helps retain some of those jobs and keep the economy within Layton. This plan was completed in April of 2021. It should be noted this is not the final version of this plan, and it will continue to develop as we move through the next steps of the project. Motta Family Photo. Introduction In 2019, Laurie Motta Eccleston contacted the Center for Ecological Planning and Design at the University of Utah in search of guidance and resources concerning the future development of her family’s farmland in western Davis County. Laurie is one of six descendants of the Motta brothers, Dominic and Ambrose, who grew vegetables on the land starting in 1968. Laurie and her two sisters and three cousins grew up on the farm. With the Motta brothers passing, and none of the descendants wishing to farm the land, the family has recognized that development of the land is inevitable, and they wish to guide that development so that it fits the values and heritage of their family. That initial contact led to a workshop class offered by the Department of City and Metropolitan Planning in the fall of 2020, in which this plan was developed. The class was co-instructed by Dr. Sarah Hinners PhD., and Sumner Swaner, Landscape Architect, and included nine Masters students who are the co-authors of this document. In conversations with the Motta family, the workshop students explored the family’s values and desires; a sense of community, the value of the soil and land for food production, a desire to maintain and enhance local food production, traditional architecture, diversity and inclusiveness, support for outdoor activity and dog ownership, and something that is unique and special within the area. The team took a conservation development approach to the plan, seeing this as an opportunity to preserve agricultural open space within the context of new development. Through multiple rounds of meetings with the family, planning officials from the City of Layton, local urban agriculture experts, real estate development experts, with other stakeholders, and iterative refinements of the design, the class came up with a site plan that reflects the vision and foundation of the project. A working document and site plan were the products of the class that would be the foundation for the refinement process that would occur over the following months. Once the class had ended, I (Katie Bussell) continued to work on the project with Sumner Swaner and Sarah Hinners. The team started working with a civil engineer, a landscape architect, management consultants, and developers to create a final plan to take to the city. The team was able to balance simultaneous constraints and opportunities posed by the family’s vision, the zoning laid out by the City of Layton’s general plan, and economic and organizational feasibility. After numerous meetings and revisions, the plan that follows reflects the work of the students, the vision of the family, and the desires of the city. 2 Motta Family Photo. Motta Family Photo. Motta Family Photo. University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Case Studies- Agrihoods and Agriburbs Case studies were explored to determine how best to shape the development. The project is based on the concept of “agrihoods”, or agriculture-oriented residential developments. The following case studies of planned or existing developments reveal the varying ways in which the concept has been implemented across different regions of the country and with different contexts and densities. An agrihood is an organized community that integrates agriculture into a residential neighborhood. They typically feature a central working farm, which can include orchards, crops, gardens, and livestock. Agrihoods provide an opportunity for residents to connect with their community, local food supply, and nature on a daily basis. Agrihoods are located across the United States and vary considerably in size. The most common range is 100-1,000 residential units, with a large portion of land set aside for farm and land conservation (Birkby, 2016). During the 1960s, residential subdivisions with shared amenities, such as a golf course and clubhouse, began to grow. However, over time, developers learned from residents that they often did not play golf. Instead, they enjoyed the amenity for its view of open green space. As the demand for healthy food has risen throughout the 21st century, millennials, baby boomers, and retirees are interested in living near and participating in local food production, such as gardening and farming. Additionally, upward trends in local-food-based businesses such as farmers markets or farm-to-table restaurants have added value to developments which can turn and make a profit. Before, and especially during, the recent COVID-19 pandemic, people have been craving a sense of place and community within their neighborhoods. 3 Agrihoods have many benefits associated with their unique and innovative use of land. First, developers benefit from lower construction costs when compared to similar amenity-centered subdivisions. Agrihoods may also provide tax benefits to developers for preserving open space and agricultural space. Second, agrihoods offer economic resources for the farmer who works in the development as they have a direct market for their produce. Lastly, agrihoods encourage and support healthy lifestyles with access to fresh food and the incorporation of active transportation trails and bike paths. In 2018, the Urban Land Institute (ULI) identified 26 U.S. states and Canadian territories in which agrihood projects were being implemented and estimated that there are 200 communities similar to agrihoods located within the United States (Norris et al., 2018). Agrihoods are becoming increasingly popular as they utilize a blend of principles surrounding conservation developments, such as conserving open space, and utilizing the business model of golf course developments where farmland is seen as a community amenity (Breger, 2020). Architectural Rendering of unknown area (Birkby, 2016). The following four case studies are examples of agrihoods built and/or planned within the United States. This sampling showcases the variety between each agrihood in location, total acreage, total residential units, densities, agricultural amenities, and management methods (Breger, 2020). University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Case Studies- Agrihoods and Agriburbs Case Study 1: Harvest Green Harvest Green Harvest Green,located in Richmond, Texas is approximately 1,200 total acres with over 2100 single-family homes. This development is one contiguous parcel and homes are located close together with lots less than a quarter of an acre to allow for abundant open space. Amenities include parks, trail networks, edible landscaping, community garden plots, and a 12-acre Village Farm. This farm includes greenhouses, and small livestock such as goats and chickens and is managed by Agmenity, a company contracted by the HOA. Harvest Green community garden (Breger, 2020). Location Richmond, TX Year Open 2005 Total Acreage 1,230 acres Housing 2,134 single-family houses Density 1.7 UPA Farm Size 12 acres Agricultural Amenities Production farm, neighborhood farmers market, community plots, orchards, vineyard, chickens, goats, and edible landscaping Harvest Green site plan (Breger, 2020). Farm Management Owned by HOA, managed by Agmenity Management Method 4 Contract Harvest Green community center (Breger, 2020). University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Case Studies- Agrihoods and Agriburbs Case Study 2: Agritopia Agritopia Agritopia, located in Gilbert, Arizona, opened in 2005 and was founded by family owner Joe Johnston. This development has a total of 165 acres with mixed-use neighborhoods, commercial and agricultural amenities. This example offers a variety of housing options, including single-family homes, cottages, apartments, and a senior living facility. Agritopia includes an 11-acre working farm, orchards, and community gardens managed by the Johnston Foundation for Urban Agriculture, a non-profit organization connected to the developer. Location Gilbert, AZ Year Open 2005 Total Acreage 165 acres Housing 288 houses, 164 cottages, 320 apartments, 188 units for Senior Living Density 5.8 UPA Farm Size 11 acres Agricultural Amenities Community gardens, orchard, and working farm Agritopia site plan (Breger, 2020). Agritopia working farm (Breger, 2020). Farm Management Johnston Family Foundation for Urban Agriculture Management Method 5 Non-profit University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Case Studies- Agrihoods and Agriburbs Case Study 3: Aberlin Spring Aberlin Springs Aberlin Springs is located in Morrow, Ohio and began construction in 2005. This development has 148 total acres and will include 138 single-family homes. This is an example of an agrihood with very low-density featuring one housing option. Aberlin Springs offers an array of agriculture amenities with the farm, community center, and pond located at the heart of the development. These amenities are managed by private farm enterprises which lease land from the developer. Aberlin Springs site plan (Breger, 2020). Location Morrow, OH Year Open 2017 Total Acreage 142 acres Housing 138 houses Density .97 UPA Farm Size 50 acres Agricultural Amenities Working farm, pasture, community gardens, and permaculture garden Aberlin Springs community center (Breger, 2020). Farm Management Leased to private farm operations Management Method For-profit enterprise Aberlin Springs residential area (Breger, 2020). 6 University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan The Motta Family Property The Property This project’s site is a 90-acre piece of land located to the south-west of the City of Layton, Utah. This property has historically been used for agricultural purposes, farming various types of vegetables for local and regional retailers for roughly 70 years. As such, the property is primarily undeveloped but has two residential units on it as well as a few freestanding cinder block structures used for farm storage and production. While the entire property is located within Davis County, the northernmost and westernmost portions of the property have already been incorporated into the city. Davis County and the City of Layton have currently zoned the property as A-10 and A, respectively, both of which are zoned for agriculture and agriculture-related uses (Zoning District “A,” 2019). With this zoning, the property is permitted to have very low-density residential use with a minimum lot of 43,560 sq/ft (City of Layton, 2020). The property itself is currently surrounded by a variety of property types and uses. Across the street, the primary property type is single-family residential units located in either R-S or R-2 Zoning. The western portion of the property is located next to more single-family residential units in R-S Zoning, but also next to unincorporated farming and greenhouse land. The southern property boundary is contiguous with the Great Salt Lake Shoreland Preserve, and finally, the eastern property line abuts vacant R-S Zoned property (City of Layton, n.d.). The property’s prime location in fertile loamy soils has provided significant agricultural services to the region. The Motta Brother’s production of garlic, peppers, 7 cabbage, and zucchini have been used to fill plates for over half a century. Additionally, due to its proximity to The Nature Conservancy’s Great Salt Lake Shoreland Preserve, the property is one of the final locations for urban stormwater filtration before it runs into the preserve. As the current property is agricultural land, with almost no impermeable surfaces, the property provides little surface runoff into the preserve as most precipitation is infiltrated into the soil. Motta family photo. Imminent Change: The West Davis Corridor The West Davis Corridor is a planned addition to the regional highway network running parallel to I-15 along the Wasatch Front. With the expected growth of 28% and 43% in Davis and Weber counties, respectively (Utah Department of Transportation, 2017b, pp. 1–11), Utah Department of Transportation (UDOT) has planned a new four-lane highway to accommodate the increased traffic. This project is designed to directly alleviate some of the significant current and projected congestion issues on I-15, the main north-south highway running through the area. Starting in 1995 with UDOT’s Western Transportation Corridor Major Investment Study and later with Wasatch Front Regional Council’s Regional Transportation Plan, a need to improve infrastructure was identified. According to the West Davis Corridor Environmental impact statement, the project's primary purpose was to improve regional mobility and enhance peak-period mobility. The secondary project objectives include increasing the interconnection between transportation modes, supporting local growth objectives, and increasing bicycle and pedestrian options (Utah Department of Transportation, 2017a, p. S-6). With the highway running through about 22 acres of the southern portion of the property, the plans have heralded a new era of urbanization for this portion of Layton. Primarily, the project will increase the level of traffic traveling through the area, and an interchange planned just south-east of the Motta property connecting to the new planned arterial 2700 W is anticipated to catalyze commercial development in the area. The city of Layton hopes to capitalize on this by appropriately planning for this growth and providing employment opportunities close to home for its growing population. Map of West Davis Corridor from the City of Layton’s general plan (West Davis, n.d.). University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan The Motta Family Property Site Layout Layton Forward Layton Forward, the City of Layton’s General Plan, was created to provide “a vision of orderly growth to guide public and private investment for the positive evolution of our community” (City of Layton, 2019, p. 1). While residential growth will be necessary to properly accommodate the population growth the city is expecting to see, an outline to promote the growth of business has been included in Layton Forward as well. With the West Davis Corridor interchange planned for the area south-east of the Motta’s property, the area has primarily been envisioned as a place where commercial space will be located. That said, future land use maps associated with the plan has divided the property into commercial and residential use. The West Davis Business Center has been envisioned to be placed on much of the Motta property and will be an area where office space is the primary use, however, it does allow for “efficient and compact forms of industrial flex space” (City of Layton, 2019, p. 47). This classification’s objective is to ensure that retail space is a secondary use so that it does not compete with West Layton Town Center. While the general plan attempts to avoid retail space, it does allow for transportation related retail to support normal highway functions. The other portion of the Motta’s property is zoned as low density residential. Low density residential allows for up to 3.5 units per acre, however, this density can be increased by 40% through a Planned Residential Unit Development which would increase the total units to 4.9 units per acre (City of Layton, 2019, p. 50). Additionally, the City of Layton recognized that agriculture has a strong cultural impact on the area. In order to preserve some of these aspects, the city included this portion of the property into the Neighborhood Agriculture Heritage Overlay, which requires “a greater percentage of open space area should apply…to provide for recreational activities, and to provide an option for a common garden area or professionally-operated ag-plot” (City of Layton, 2019, p. 14). Map of project area from Layton general plan, Layton forward, showing West Davis Business Center zoned in blue and residential in yellow (City of Layton, n.d.). General Map of Property (City of Layton, n.d.) 8 University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan The Motta Family Property Vision Statement and Design Principles Vision Statement “Motta Brothers’ Farm is a community that builds on a rich agricultural heritage to create a sustainable, inclusive, outdoor-oriented community that nurtures innovation in the local food economy and a connection with the land. All residential units have direct access to open spaces that include recreational, natural, and gathering areas as well as community gardens. A working farm anchors a suite of value-added agricultural elements, including educational programs, a store, a farm-to-table restaurant, and an incubator kitchen to support homegrown local food businesses. The neighborhood is internally connected by abundant paths and trails, and multi-use trails to connect residents to the Great Salt Lake Shoreland Preserve. Variation in housing types supports a multi-generational, diverse community where everyone can find themselves at home.” 9 Design Principles 1. Respect and celebrate the region’s agricultural heritage and invest in the future of local food production. 2. Prioritize open space and outdoor lifestyles as central to community life. 3. Designed to value water as a precious resource and to retain stormwater on site to sustain beautiful landscapes and crops and to replenish soil moisture and aquifers. 4. Have all parts of the community be easily, safely and directly reached via non-motorized paths and trails in addition to streets. University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Agricultural Elements and Programming Agricultural Vision Statement This community built on the former Motta brothers’ farm will preserve some of the prime agricultural land as the basis of a growing urban agriculture movement in Layton and West Davis County. In addition to supporting a working small farm, the plan envisions a suite of agriculture-oriented education and entrepreneurial activities and opportunities that will support local urban agricultural capacity for current and future generations. Community members will have the opportunity to participate in local food production through community gardens. Thus, residents will continue to experience an agricultural neighborhood that is community oriented, and that preserves the past, present, and future growth of this area. Farmers selling produce to customers (Unknown, n.d.). 10 University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Agricultural Elements and Programming Agricultural Elements Programming found that residents of Layton ranked the ability to buy Agricultural heritage and local food production are among the main focuses of this development project. Agricultural program- local food as a strong motivator to visit farmland (Woods, 2020). People will therefore visit this place and support the ming will make a resilient community connected to nature and farmer due to the desire to buy fresh, local food. Further, land by offering a diverse way to educate the residents on how their food is grown and give them opportunities to participate in having a working farm and open space can increase property values by 15-30% (Norris et al., 2018). Because of this, these processes. This project includes three main elements of residents living in the surrounding community will benefit agricultural programming: a working farm, a local food hub, from higher property values in addition to those living and community gardens. within the development. While a working farm may seem costly, farms have been found to have reduced costs when The Farm The working farm will have a farm, orchards, and a farm stand. compared to similar amenity-centered subdivisions such as golf course subdivisions, and they have increased marketThe farm will be 2.5 acres and will be located in the middle of ability, faster sales, and opportunities for enhanced commuthe residential area to create a close relationship between the nity social ties (Norris et al., 2018). farmer and the residents. The farm will be leased by a Homeowners Association (hereafter HOA) and coordinate with an AgThe Hub riculture Programming Director (see Operations Plan for further details). The farm will have the opportunity to make use of The Hub is a key feature of the development in that it is enexisting buildings on the north-east corner of the Motta proper- visioned to be a central focal point, not only for the development but for the region. This area will provide a place and ty to store equipment and potentially offer workforce housing. resources for both residents and the surrounding communiThere will be a connecting gravel road from the existing buildty to nurture growth, education, connection, and creativity ings to the farm area. A space will be created for orchards and with regard to the local food economy. To achieve this, the totals 0.6 acres in size, located on Gentile Street. Other fruit trees will also line trails to create an edible forest. This will give local food Hub will feature a farm to table restaurant and cafe, a local food store/farm stand, a conference room, a the farmer the ability to grow and harvest fruit that adds to the classroom, and an incubator kitchen. This unique commerproperty's aesthetics and can be purchased by the community. There are also opportunities to create a U-pick if desired by the cial/retail facility will provide the farmer and other local farmer. Further, the farm can be set up for community-support- farmers a place to sell crops directly to the residents and the ed agriculture (CSA) in which community members have buy-in surrounding community, thus creating an anchor point for at the start of the farming season to get a box of crops weekly or a growing local food economy. Each element of the Hub will incorporate food and goods that are grown on-site or made every other week during harvesting. CSA's are beneficial for locally. farmers as they give them monetary funds at the start of the season to offset the costs of buying seeds, planting them, and Incubator kitchens can help connect the community and waiting for them to grow. build the local economy. Those who are creative and have a The working farm will make the community a sought-after place desire to start their own business can use the incubator kitchen to start before moving into a more permanent to live. In a study conducted by Utah State University, it was 11 space. They can use fresh ingredients from the farm and/or the community gardens, and it can also be used as a space for cooking classes. Incubator kitchens are shown to create a vibrant and creative atmosphere that promotes a high level of interaction across industries (Romein and Trip, 2017). This economic activity then has the opportunity to capture some business from the future commercial business park. In doing so we would then be able to support a sustainable cluster of progressive development and foster a creative hub in the area. Farmers preparing to sell produce at a farmers market (Jolley, 2017). University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Agricultural Elements and Programming Further, this local food hub would generate high demand throughout the region. As mentioned previously, in Layton there is no shortage of demand for fresh, local food in the area. Between 2012-2015, many counties across the nation were experiencing stagnating profits for local food markets, but Davis County saw an increase in profits between 124K-1M dollars (Low et al., 2015, pg 6). Layton is still experiencing demand for local foods, which should be capitalized upon with this development. Further, there is empirical support for the notion that economic benefits may result from greater local retention of the spent food dollar, from spillovers to nearby businesses, and from increased entrepreneurship (Low et al., 2015). A local food hub would therefore not only benefit the farmer economically, but also the surrounding area. Employees in the nearby business park could come to the Hub to experience local, fresh food, spending their money in Layton rather than traveling home, and it would encourage residents to spend their dollars in Layton rather than traveling to a farmer’s market in a different city. cases, reduced food intake (Crisco, 2020). Community gardens can remove some of the barriers associated with food security. Growing one’s own food can not only save money, but studies show that people who garden consume more vegetables (Pam Kan-Rice, 2016). Additionally, diverse fruits and vegetables can be challenging to find in grocery stores, but by growing culturally favorite foods, residents have more options to celebrate culinary traditions. Community gardens have also been shown to promote physical health and relaxation, as enjoying fresh air and stimulating the senses can improve mental wellbeing. Further, community gardens are being recognized as a more resilient method of getting food as opposed to buying food at a supermarket. Due to the recent COVID-19 pandemic, supermarket grocery stores faced shortages and contamination issues, making many people turn to locally sourced foods and farmers (Crampton, 2020). Incorporating community gardens into a community will ensure people have safer, fresher, and more affordable foods. Example of a community garden in Salt Lake City, Utah (Wasatch Community Gardens). Community Gardens Community gardens are an important component of this development as they encourage residents to grow their own food, re-connect with nature, and support a healthy lifestyle. Community garden plots will be centralized to two locations throughout the development; one area will be in the residential area and another will be located in the Hub. They will be offered in a variety of plot sizes, as well as a combination of in-ground planting and raised beds. The community gardens will be ADA wheelchair accessible, and the raised bed plots will be available to those with accessibility needs. A portion of the programming is education-focused, and the gardens will operate as a space to teach residents about soils, botany, and nutrition. According to the Utah Food Bank, over 300,000 Utahns face food insecurity, a reduced quality, variety, and in some 12 Small garden near the Motta Property. University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan The general theme of the architecture of the development centers around agriculture and community, thematically referred to as agritecture. To keep with this theme, the designs of all buildings in the development will be inspired by traditional farmhouses. This is a conscious decision driven by the family’s desire for this kind of architecture, and because it has been shown that the aesthetics such as these farmhouse designs were one of the greatest motivators to visit farmland in Layton (Woods, 2020). In addition to this, the overall design of the community will prioritize walkable and/or bikeable connectivity, and accessibility to shared garden and green spaces. trails proposed by the city of Layton should be explored to further encourage walkability throughout the region. Mobility Our vision for the community is to set aside nearly half of the property as open space. To achieve this, we created designated open space and green spaces. Open spaces are defined as ecological areas that will be filled with native plants and act as stormwater retention areas. Green spaces, however, consist of defined, manicured park areas that will house activities such as community gardens, low impact and mulched fitness trails, senior-friendly playgrounds, and grassy fields for general programming. There will also be space for a half-acre dog park, as well as paved or blacktop multipurpose courts roughly 34 by 64 feet for activities such as pickleball. Outdoor gathering spaces will also be added to create spaces for people to gather and host events, thus fostering community connection throughout the development. Incorporating a diverse range of open space programming elements is important as it has been shown that recreation in the form of walking, hiking, or running is an activity people come to agrarian spaces to partake in (Woods, 2020). Therefore, people from the surrounding communities will also utilize the trails and fields in the community for recreation. As mentioned above, the design of the site will prioritize walkability to encourage a healthy lifestyle, create a sense of community, and provide ease of access to multiple amenities including community gardens, the Hub, and the commercial business park. This was a conscious decision not only to encourage community connection but also to ensure there were alternative ways of getting around the development without a car. Various multi-use paved trails run across the property to link the three major areas together. A larger commuter trail will run from the residential area to the commercial area to encourage walking/biking to work. Smaller neighborhood trails can link to this commuter trail from various areas, such as the farm, community gardens, the Hub building, the townhomes, and recreation areas. All these trails, especially the commuter trail, should be lined with fruit trees to create an edible forest. This will further connect to the agriculture theme of the site and encourage a healthy lifestyle. In addition to this, linkages to current and future 13 The site itself will be accessible via an entrance along Gentile Street to the north, and via the future Layton Parkway to the south. Pedestrian crossings should be explored across Layton Parkway to further encourage pedestrian mobility and access to the commercial area on the southern boundary of the property. Communication with adjacent property owners to the east and west should be established to ensure cohesive coordination between the properties exists, including ingress and egress points, sewer linkages, and design standards. Open Space Examples of Agri-tecture Agri-tecture Examples of Greenspace Agritecture, Mobility, and Open Space University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Stormwater In an arid region such as Utah, water is a vital resource. This plan is based on the concept of stormwater as a valuable resource with the power to reduce potable water consumption and enhance ecological and biophysical processes of the site. With this recognition, the site design attempts to retain, detain, and assist with infiltration, minimizing runoff and making the most of the limited rainfall. In accordance with Utah state law, permit part 4.2.5.3.4, which states, New development or redevelopment projects that disturb greater than or equal to one acre, including projects less than one acre that are part of a larger common plan of development or sale to manage rainfall on-site, and prevent the off-site discharge of the precipitation from all rainfall events less than or equal to the 90th percentile rainfall event. The development will therefore utilize Low Impact Development (LID) stormwater management elements and Green Infrastructure to reduce runoff and maintain normal infiltration and evaporation processes. LID design emphasizes conservation and the use of natural features and plant materials to better control infiltration and evapotranspiration while avoiding excess runoff. There are numerous different LID methods including rain gardens, permeable pavement, pavement disconnection, and many others. The LID design elements that will be utilized throughout the development include directing roof gutter flow into landscaping, rainwater harvesting, rain gardens, street planters, infiltration basins, and permeable pavement to accommodate the stormwater of a 100-year storm. Directing roof gutter flow will be incorporated into the design of the houses and all major buildings, including the Hub building. Each street will be lined with bioswales to encourage infiltration and avoid having water run over asphalt. These bioswales will also link to infiltration basins and the stormwater channel to connect various elements together and channel runoff in a cohesive way. Streets will be lined with a variety trees to further encourage infiltration , while infiltration from the trails lined with fruit 14 trees will help sustain the edible forest. Infiltration basins shall be placed strategically around the property to direct the flow of stormwater. Exact placement and size of these basins will be reviewed by a civil engineer to ensure they can accommodate as much stormwater as we envision. A large stormwater channel will be placed on-site to follow the existing, natural flow pattern of water draining off-site. It will begin in the residential area and flow through the Hub and commercial business park to drain into the Great Salt Lake Shorelands Preserve. It will function as a dry creek bed/bioswale for most of the time, but it is designed to accommodate any stormwater greater than a 100-year storm. Through the combination of these elements, we will be able to maximize the stormwater retention on much of the site to better support sustainable water consumption and resilient ecological processes. It should be noted that while the project uses as many LID strategies as possible, the amount of impervious pavement in the commercial business park will be so much that stormwater would need to be piped off the property. Therefore, for the commercial area, any underground piping that must occur will run the length of the future Layton Parkway to link with the western property boundary of 3200 W. Further, as mentioned above, the stormwater channel that empties into the retention basin on the southern edge of the property will be piped beneath the West Davis Corridor to drain into the Great Salt Lake Shorelands Preserve. Bioswale collecting rain water in a residential neighborhood (Tip of the Mitt Watershed Council, n.d.). University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Stormwater Site Land Cover By Area Site Stormwater Management By Area Stormwater calculations generated from the EPA National Stormwater Calculator. 15 University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Site Plan Overview Working site plan of Motta Farms Site Plan Description The site plan is a reflection of the Motta family values they wanted for their property; a place that provides affordable homes with a high-quality of life, preserves the productive farmland and agricultural heritage of the area, contributes to a growing local food economy, and adheres to a high level of ecological sustainability and resilience. To accomplish this, the site plan provides a variety of housing types to increase affordability, a variety of trails and gathering spaces to foster community connection, creating numerous agriculture elements to support a growing local food economy, and preserving large tracts of ecological open space. The development is divided into three parts which represent development phases: a residential area, the “Hub”, and a commercial business park. The residential area is south of Gentile street and features three housing types and a variety of amenities including infiltration basins, community gardens, trails, and the farm. Moving south, “The Hub,” is the central focal point of the community that incorporates all previous agriculture programming discussed into one central location. This anchors the community to become a regional food hub to support a growing local food economy. Finally, a commercial business park will be located in the southern portion of the property using the land south of the future Layton Parkway and north of the future West Davis Corridor. This commercial business park is a response to the city’s zoning of the area to ensure there is local job retention for the city of Layton. The commercial business park will bring large numbers of workers into the area during the day, generating lunch and shopping business at the Hub and providing nearby job opportunities for local residents. 16 University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Site Plan: Residential Residential The residential area provides a high quality of life for residents while promoting affordability. The project currently consists of 133 dwelling units. These units are split between single family lots (29), auto court housing clusters (84), and townhomes (20). The auto-court housing clusters will feature 4 stand-alone dwelling units that share a common drive space. Each unit may be two stories with approximately 1,650 square feet excluding a 400 square foot garage. Every unit is contained within its own lot and is accessible via the drive space and a footpath along the sides of the property. These units are designed to allow each household direct access to adjacent open space while maintaining a detached home to increase affordability. This combination provides a higher density alternative to traditional single-family neighborhoods that are prevalent in the area. Housing is centered around the 2.5 acre working farm and ample open space. Trails are located throughout the project to enhance mobility, connection, and recreation. Space is allocated for a playground with a pavilion to provide a place for children to safely play, as well as a gathering location for the community. A community garden with enough space for 24, 4’ by 8’ plots is located near the center of the neighborhood and is easily accessible via the trail system or nearby on-street parking. Dimensions of the Auto-Court Housing in the residential section on the Motta property Legend Auto-Court Housing Cluster Single Family Lot Trail Playground & Pavillon Proposed Site Plan of the residential area on the Motta property (refer to site plan overview section for placement on the property) 17 University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Site Plan: The Hub The Hub As mentioned previously, the Hub will be the central focal point of the development as it will have value-added agricultural programs and activities, while also serving as a connection point to the surrounding community. All agricultural programming elements that have been discussed previously come together in this space to create a unique area. The central 15,000 square foot Hub building will provide a space for people to connect at a farm-to-table restaurant and cafe, a farm stand, and an incubator kitchen. Furthermore, the central hub building can house a classroom for educational opportunities, a conference room, and some general office space. It is envisioned that the HOA and an outside non-profit will have their headquarters here to help run the operations of the property. A parking lot services these jobs while also providing parking for the agricultural programming amenities, and it can provide parking for the trail system in the area. This parking lot is designed to be a multi-use hard surface which will then provide space for a farmers’ market and/or food trucks when available. By providing a central building which houses numerous amenities that showcase and celebrate local food, these elements create a space people travel to from all over the region to share and enjoy local food. Proposed Site Plan of the hub on the Motta property (refer to site plan overview section for placement on the property) 18 This allows people to grow their own food, foster growth and education, and provide a space for connection as residents can get to know each other through classes and gardening opportunities. Open space has been valued highly on this project for a variety of reasons, including ecological resiliency and recreation. The open space elements in the Hub include trails, open fields for recreation, outdoor community gathering spaces, stormwater features such as retention basins and bioswales, and ecological open space. The trails, recreation areas, and community gathering spaces give residents and visitors a space to connect and enjoy, furthering the value of community. Stormwater retention and ecological open space creates areas that will foster more sustainable water use and increase the ecological resiliency of the site. In keeping with the agriculture and community theme, a greenhouse, demonstration garden, community gardens, and outdoor gathering spaces are also incorporated into the Hub area. The greenhouse, built near the main Hub building, can provide a unique indoor space for dining, gathering, year-round gardening opportunities, and can host various classes on small-scale farming. Further, a quarter-acre demonstration garden allows beginners in the area the opportunity to learn how to garden with minimal cost. University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Site Plan: Commercial Commercial Layton City’s general plan outlines the importance for job creation within the city to keep the economy local and decrease the amount of jobs being outsourced to other areas. This project recognizes and respects this value and therefore attempts to accommodate as many jobs in the commercial business park as possible. It should be noted that this plan was written during the global COVID-19 pandemic, when demand for large office centers decreased abruptly. Because of this, our design is a recommendation of what is possible in this space, but development of the commercial business park may need to wait until the demand for such space rebounds. The commercial business park is on the southernmost part of the property adjacent to the West Davis Corridor, next to the future 2700 W interchange, and is bisected by the proposed route of the future Layton Parkway. The primary employment sectors the commercial buildings are envisioned to support include general office and research, such as technology and information. The design currently has three commercial buildings that are three stories tall. Each floor plate is 30,000 square feet in size, so each building has a total square footage of 90,000 square feet. Two parking lots are allocated for each building to reduce walking lengths, and each parking lot has a shaded walkway down the center for cooling, general aesthetics, and stormwater management. Commercial building 1 has 300 parking spaces, while commercial buildings 2 and 3 have 304. Landscape buffers surround the commercial buildings for stormwater management, aesthetics, and opportunities for outdoor spaces and recreation. With three commercial buildings, the commercial 19 business park is expected to support between 450 and 506 jobs. These numbers are dependent upon which employment center is expected to be predominant here. The number of jobs in the commercial sector was calculated using the U.S. Energy Information Administration’s data on median floor space by sector. As this commercial area is generally expected to hold office and research, the general office sector can support about 600 square feet per worker, whereas laboratory/research can support 533 square feet per worker. In keeping with the theme of the overall development, it is recommended the commercial business park allocates the land that is not being used for offices and parking lots to open space. This will provide a unique environment for people to work in and help manage stormwater runoff. There are numerous open space elements incorporated into this design. The trail system runs around and through the commercial business park while also connecting to the Hub and the residential area. The 100-year stormwater channel that runs through the residential area and the Hub also runs through the commercial business park, where it is channeled through a retention basin to clean the water before it drains into the Great Salt Lake Shorelands Preserve. There are two other retention basins located on the southern side of the property to accommodate stormwater runoff from the Layton Parkway and other parking lots. A bioswale runs around the entire parking lot of commercial building 1 to supplement the lack of retention basins on the northern end of the commercial area. Bioswales also run through the center of all parking lots with a sidewalk in the middle to retain stormwater and provide employees a green space to walk through to and from work. Finally, an outdoor gathering space is also placed outside of commercial building 2 to provide employees in the commercial buildings an area to enjoy the outdoors. As this is a work in progress as of April 2021, the exact layout of certain amenities can change. The theme of agriculture and open space, however, should remain central in all three aspects of the site to meet the family’s wishes and to provide a unique space for people to live, work, and play. Proposed Site Plan of the commercial area on the Motta property (refer to site plan overview section for placement on the property). University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Operations The operations plan is currently being developed as we fine-tune operation details with an outside consultant, Farmer D. However, our general outline for the operations of this development is detailed below. There will be numerous components that go into the operations of this site. We have included many amenities that provide a unique character for the community, but also require an equally unique operations plan. Because of this, we envision the operations of the development to be broken into two parts: part of the property will be run by a master HOA and the other will be run by a non-profit specializing in agriculture programming (Figure 1). The HOA will be responsible for contracting and leasing some operations to a third party. They will contract with a landscaping company specializing in native plant care who will maintain the grounds that do not include some agriculture component, such as maintaining the areas with native plants, stormwater, recreation areas, and edible forests. This will ensure the HOA does not have too much management responsibility while also ensuring the grounds of the community are well-kept. As mentioned previously, the HOA will also lease the farmland to a farmer. The exact terms of the lease are still being decided, but the time frame of the lease should be at least two years. This will build in flexibility into the agreement for the farmer; they can gain real experience running a farm while also giving them the option to leave if they decide it is not for them. The farmer will have decision-making authority over what they grow, how they sell their goods, and how they operate. They can decide to set up a U-pick operation, operate a CSA, or sell produce to the community directly. They can also sell their produce off-site at local farmer’s markets if they wish. A portion of HOA 20 from the community will fund the farm to cover labor and equipment expenses. Furthermore, the farmer can use the old farm buildings still intact on the Motta property for equipment storage and processing, and for workforce housing if necessary. The existing water infrastructure from the original farm may be used to help reduce up-front costs typically associated with buying and operating farmland. Finally, a non-profit will be in charge of the amenities in the Hub building. This non-profit can receive a portion of HOA dues from the community, a donation from the residential developer if they do not build the Hub building, and potential grants from outside sources. The non-profit will then become the “agriculture director” and help with educational programming across the site. Therefore, they would oversee leasing community gardens, and maintaining any that are untended. They will also manage the demonstration garden, events, and educational programming across the site. The decision to use a non-profit was identified as a way to allow for smooth operations across the site without overburdening the HOA, while also allowing for the use of additional funding sources non-profits can access. The relative permanence of a non-profit also facilitates the stability of operations and programs over time. residential units and in the same character. This will create cohesion across the site and ensure the focal point of the community is built at the same time as the residential area. The HOA, however, will have control over the architecture of the Hub building and the residential units in the HOA’s Declaration of Covenants, Conditions, and Restrictions (CC&Rs). Finally, a third commercial developer will have to be involved for the commercial buildings when demand for commercial office space returns. Figure 1 Developers are another critical part of this development. It is still unknown as to how exactly the developer will fit into the overall operations of the site, but the residential developer should put a premium on some of the housing types which would then be donated to the operations of the farm and the non-profit. This decision was supported by a review of case studies where many agrihoods put a premium on houses near the farm to support the costs of operation, and due to the fact that housing prices in agrihoods typically increase in value 15-30% more than in traditional subdivisions (Norris et al., 2018). Further, while the non-profit will oversee the operations of the Hub building, to build the building a boutique commercial developer will likely have to be involved to ensure it is built at the same time as the University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Easements Site Layout We are currently not considering placing any part of the property under a permanent easement. Easements are a common tool utilized in agrihoods and conservation developments, but we have decided not to use them for a variety of reasons explained in the adjacent table. However, this plan is subject to change, so I have outlined some options specific to Utah the Motta family can consider going forward. Options Conservation Easement One option to protect the farm into perpetuity would be to utilize a conservation easement, or in this case, an agriculture easement. This would allow the farm to be safe from future development even if the land changes owners, as the easement would come with the land. To accomplish this, the easement would have to be held by a certified non-profit organization such as a land trust. There are many land trusts in existence, both locally and nationally, so it would be important to understand each organization’s fees and overall structure. Further, the agreement has to be in accordance with the Utah Land Conservation Easement Act. Agriculture Preservation Act Another option is the Agriculture Preservation Act. This is a state law that allows the protection and preservation of an agriculture area for around 20 years (Agriculture Preservation Act, 2019). This is different from a conservation easement in that it must go through government approval rather than through two private entities, it must consider public input, and an evaluation of the area must be completed every 20 years to ensure the needs of the protection area are still relevant (Agricultural Preservation Act, 2019). This act is designed to protect farmland from nuisance complaints from surrounding residents but can be an effective tool to protect agriculture land from development for at least 20 years, and it can be renewed. 21 Next Steps This plan was completed in April of 2021. This project is still a work in progress and therefore must consider the following steps to achieve implementation. We are expected to have approval for a general plan amendment and general project approval by the end of 2021. The year of 2022 will consist of subidivsion platt approval and moving toward construction. Task May June July August Sept. Oct. Nov. Dec. FarmerD Research partners Establish partner connections Update site plan Contact Community and Economic Development Department Start application process Work with other city departments Revise Get planning commission approval Take to city council 22 University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Conclusion Site Layout Motta Brothers’ Farm is a conservation style development modeled after the concept of an agrihood. The family envisions a community that provides affordable homes with a high quality of life, that preserves the agricultural heritage of their family, contributes to the growing local food economy, and that adheres to a high level of ecological sustainability and resilience. To meet these goals, the site plan creates a community that has a trail system throughout the property, has nearly half of the property designated as open space, and incorporates a working farm. There are three components to this development: a residential area, a multi-use area called the Hub, and a commercial area. The residential area has a 2.5 acre working farm with an additional 0.6 acres of farmland along the northern property boundary for additional farmland and placemaking purposes. Community gardens are within the residential and Hub areas, and a variety of housing types encourages diversity and affordability. The Hub has a central hub building that provides numerous amenities for the community to gather and connect. Finally, the commercial area has three commercial office buildings that can provide over 500 jobs to the local economy in Layton. Motta Brothers’ Farm meets the desires of the city in a multitude of ways. Layton City’s general plan, Layton Forward, specifies a type of residential area included called the Neighborhood Heritage Agriculture Overlay. This overlay zone was created after a public engagement process and identified that preserving the agriculture heritage of west Layton and west Davis County was a public priority (City of Layton, 2019, pg 54). This is the express mission of Motta Brothers’ Farm and the reason the family wants a working farm on the property – to preserve the heritage of both their family and the area. Furthermore, in Layton Forward Utah’s heavy reliance on imported fruits and 23 vegetables was discussed. The overlay was a solution to this issue as having a farm would reduce these imports. Therefore, Motta Brothers’ Farm meets this goal of reducing produce imports because it will provide fresh produce to families not just on site but in the surrounding community. Furthermore, the development also helps provide employment as part of the West Davis Business Center. In Layton Forward it was outlined that keeping the economy and jobs local was a priority (City of Layton, 2019, pf 45). This led to the creation of the West Davis Business center to capitalize on the increasing market demand for office space in Davis County and the increase in traffic along the West Davis Corridor. While our proposal converts some zoned commercial land to residential, the vast majority of the West Davis Business Center remains intact, and we are still able to provide 500 jobs in our commercial area. Finally, Motta Brothers’ Farm meets the larger necessity to balance the needs of a growing population. By creating both a residential development and a business center we can create a more resilient economy, promote healthier lifestyles, healthier ecosystems, and mitigate climate change. Having a small, local farm will promote entrepreneurship in the area, while also helping support the local agriculture industry. Also, we expect to have a lot of interaction between the farm and the businesses in the Hub with the future commercial business center as employees can visit Motta Brothers’ Farm for fresh food and produce. This creates a more resilient economy as it keeps businesses local rather than outsourcing jobs and businesses to other cities. This also helps promote healthier lifestyles as access to healthy foods typically leads to people eating better and cooking more (Pam Kan-Rice, 2016). Having those connections between the business center and Motta Brothers’ Farm also promotes active lifestyles as we have trail networks that can link to proposed trails in Layton. Finally, the having foods produced locally will mitigate climate change as there is a reduction in emissions from transportation, and our large percentage of open space on the property can operate as a carbon sink for carbon sequestration. In the end, Motta Brothers’ Farms will provide numerous unique benefits for Layton. Motta family photo. University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Citations and Resources Agricultural Elements and Programming Crampton, L. (2020, March 31). Coronavirus has more Americans turning directly to farms for food. Retrieved April 30, 2021, from https://www.politico.com/news/2020/03/31/coronavirus-demand-for-local-farms-157538 Crisco, E. (2020, December 07). Food insecurity. Retrieved December 11, 2020, from https://www.utahfoodbank.org/tag/food-insecurity/ Jolley, A. (2017, November 01). A Farmstand for Everyone. Retrieved December 11, 2020, from https://civileats.com/2017/10/25/a-farmstand-for-everyone/ Low, Sarah A., Aaron Adalja, Elizabeth Beaulieu, Nigel Key, Steve Martinez, Alex Melton, Agnes Perez, Katherine Ralston, Hayden Stewart, Shellye Suttles, Stephen Vogel, and Becca B.R. Jablonski. Trends in U.S. Local and Regional Food Systems, AP-068, U.S. Department of Agriculture, Economic Research Service, January 2015. Pam Kan-Rice, U. (2016, June 01). Urban gardens improve food security. Retrieved December 11, 2020, from https://www.universityofcalifornia.edu/news/urban-gardens-improve-food-security Unknown. (n.d.). Retrieved December 11, 2020, from https://www.123rf.com/stock-photo/produce.html?sti=nw6qxu8v2l1ozrha7r%7C Romein, A., & Trip, J. (2017). The Role of Business Incubators in the Development of Sustainable Clusters of Cultural and Creative Industries. International Journal of Sustainable Development Planning, 12(3), 1-12. doi:10.2495/SDP-V12-N3-435-445. Woods, Tiffany K., "Cultural Ecosystem Services of Agroecosystems Along the Wasatch Front, Utah" (2020). All Graduate Theses and Dissertations. 7904. https://digitalcommons.usu.edu/etd/7904. Case Studies-Agrihoods and Agricurbs Birkby, J. (2016). Development-Supported Agriculture. National Center for Appropriate Technology, 12. Breger, B. (2020). Understanding Agrihoods: An Exploration into the Growing Trend of Farm-to-Table Communities Across the United States. University of Massachusetts Amherst, 149. Buczynski, B. (2020). Agrihood. 12 Agrihoods Taking Farm-to-Table Living Mainstream. https://charterforcompassion.org/shareable-community-ideas/12-agrihoods-taking-farm-to-table-living-mainstream. Newman, L., & Nixon, D. (2014). Farming in an Agriburban Ecovillage Development: An Approach to Limiting Agricultural/Residential Conflict. Sage Open, 1-10. doi:10.1177/2158244014562389. Norris, M., Joffe, D., & Urban Land Institute. (2019). Agrihoods: Cultivating best practices. Win6 Proposal. (2017). Win6 Village Proposal. http://www.win6village.org/proposal. 24 University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan Citations and Resources The Motta Property Agriculture Preservation Act, 17-41 Utah Code Chapter (2019). Retrieved May 14, 2021, from https://le.utah.gov/xcode/Title17/Chapter41/17-41.html. City of Layton. (n.d.). Zoning Map [Online application]. Esri. https://laytoncity.maps.arcgis.com/apps/webappviewer/index.html?id=0e96e66149764346aff20e1b6e55c2a6 City of Layton. (n.d.). General Plan Map [Map]. Retrieved December 10, 2020, from https://www.laytoncity.org/arcgis_portal/apps/webappviewer/index.html?id=db63f95ad9a64a3f9e4f48d9391992b6 City of Layton. (2019). Layton Forward: Our General Plan. https://www.laytoncity.org/pdf/CD/GeneralPlan/Document/General_Plan.pdf Zoning District “A,” 19.04.020.1 Purpose of Zoning District A § 19 Zoning (2019). https://layton.municipalcodeonline.com/book?type=ordinances#name=19.04.020_Purpose_Of_Zoning_Districts City of Layton. (2020). Table 5-1 & 5-2. https://s3-us-west-2.amazonaws.com/municipalcodeonline.com-new/layton/ADC/files/ordinance/1595879502_Table%205-1%20&%205-2.pdf Utah Department of Transportation. (2017a). West David Corridor EIS: Executive Summary. https://westdavis.udot.utah.gov/wp-content/uploads/2019/10/WDC_FEIS_00_4_Summary.pdf Utah Department of Transportation. (2017b). West Davis Corridor: Final Environmental Impact Statement and Section 4(f) Evaluation [Environmental Impact West Davis. (n.d.). Retrieved December 10, 2020, from https://gatewaymapping.maps.arcgis.com/apps/webappviewer/index.html?id=aabf15b4314d4efa9969df9f9541ee47 Statement]. https://westdavis.udot.utah.gov/wp-content/uploads/2019/10/WDC_FEIS_01_Purpose.pdf Open Space Association for Vertical Farming (2017). Vertical Farming Academy. Retrieved from: https://academy.vertical-farming.net/intro-to-agritecture/ (Accessed on 2020, Dec. 5) Stormwater Tip of the Mitt Watershed Council (n.d). Bioswales. https://www.watershedcouncil.org/bioswale.html Utah Department of Environmental Quality, Water Quality. (2019, May). "DWQ Guidance for Calculation of 90Th percentile Storm Event." Deq.Utah.Gov. https://documents.deq.utah.gov/water-quality/stormwater/DWQ-2019-004584.pdf 25 University of Utah: City and Metropolitan Planning: Motta Brothers Farm Development Plan