In fast-growing Lehi, a property owner wants to build a 12-unit townhome project. But that would require a zoning change from low-density to high-density housing, and community members are concerned about how it would impact traffic, city services and the feel of the neighborhoods.
Lehi City officials aren't blind to this.
"There's always inherently some conflict,” said Kim Struthers, community development director. “Especially if you're introducing high density where it's not on our plan."
During an April 13 meeting, the Lehi City Planning Commission evaluated property owner Reza Sanati’s request to review a general plan amendment on 1.5 acres of land at 460 North 1200 East.
"There would be three buildings with four units in each one. And so in order to do that, he would have to have a general plan amendment approved and take it from a low-density designation that it's in now to a high-density," said Struthers.
The property is currently in what's called a Transition Holding and a Residential/Agriculture zone, both of which are low-density residential zoning codes. The lot sits in a neighborhood with single-family homes and an assisted living facility.
After 50 minutes of public comment and deliberation, the commission recommended denying the request. However, the city council will still have a final say.
"The council will have the ultimate decision, but they'll look at what the planning commission recommends. And, majority of the time, they will follow the planning commission's recommendations," said Struthers.
With so much growth in both Lehi and Utah County, the balance between density and the right fit for the community is constantly being evaluated. It’s a conversation repeating itself in communities throughout the state.
"The alternative isn't no growth, the alternative is growth somewhere else," said Envision Utah CEO Ari Bruening. "And, you know, a lot of that growth is our own kids, especially in Utah County. How do you accommodate that in a way that retains quality of life for everybody?”
But there are also more people moving into the county.
According to Kem C. Gardner Institute figures, between July 2021 and July 2022, Utah County saw a natural increase of 8,586. Its net migration of residents was 15,394.
"What we ought to be talking about is what's the best way to accommodate it in a way that maintains the quality of life,” said Bruening. Higher-density developments like townhomes and apartments can contribute to a higher quality of life, by increasing walkability and nearby access to commerce.
“Actually, people who live in those types of units actually drive less because they're more compact. You don't have to go as far. I mean, especially if you locate them near a FrontRunner station or a TRAX stop or near an office building or shopping," he said.
Then there's job growth. Texas Instrument has announced plans to spend $11 billion to expand its manufacturing operations in Lehi.
"So you are going to have new people that are going to need to have a place to live," said Struthers.
In the case of Lehi, Struthers said the city does encourage a mix of housing such as single-family homes, townhouses and apartments.
"We don't want all high density, but we don't want all single family. You've got to have that balance. And that's, you know, we think as a city that we've done a good job," he said.
With housing prices continuing to rise, high-density projects can offer a way of accommodating growth and affordable housing.
"We don't know what's going to happen there with the cost of land and everything. So it gets harder and harder for an average family, you know, that makes the median income for this area to afford anything other than maybe a townhouse or condominium," Struthers added.
The Lehi City Council will consider the townhome proposal at its May 9, 2023 meeting.
