This week I want to talk about the land south of Lone Peak High School, located in Highland. This land is owned by the State of Utah and was set aside for future development, with the intent that the land would generate revenue to provide ongoing funding for the Utah State Developmental Center (USDC), which is located just south of that land and within American Fork boundaries. Discussions about this land and an east-west connector road through the land have been ongoing since 1977. In 2014 the State House and Senate approved a concurrent resolution in support of the master plan created by the USDC, which can be viewed here.
While this land is outside of Cedar Hills, what happens there will have an impact on our community. There are two areas on which I want to focus, the first being the east-west connector road and the second being ownership of the land.
East-West Connector Road
As part of this development, there were discussions regarding an east-west road that would connect the cities of American Fork, Highland, and Cedar Hills and would go through the State-owned land. One suggestion had the road starting in the lower southwest portion and going diagonally through the proposed development to connect with Cedar Hills Drive, as seen below.
Fortunately, we’ve been told by the project manager that after further discussion, it has been determined that the diagonal road will be cut from the plans after concerns were raised about putting additional traffic at that intersection, which is already very busy when school starts and ends at Lone Peak. In May 2017 the USDC Board approved a resolution granting approval for the development of the 143 acres as outlined in the master plan, which includes the east-west connector as seen below:
This road connects to 5300 West (SR-74/Alpine Hwy) in Highland at Canal Blvd (9860 N), goes through the southern portion of the proposed development, and connects to Harvey Blvd in Cedar Hills. There will be a traffic light installed at North County Blvd and Harvey Blvd. This proposed road will reduce travel time from Cedar Hills to American Fork and parts of Highland (including Mountain Ridge Junior High) and makes our commercial zone more desirable to developers as it creates a more direct route to Cedar Hills for residents of American Fork and Highland.
As part of the resolution, the Board stipulated that the road will have a speed limit of 25mph, will only be two lanes with no center turn lane, will have bike lanes along both sides, and will not allow roadside parking. This may have an impact on available funding for the road. In 2006 and 2009, Mountainland Association of Governments (MAG) approved $4.17 million for construction of this road. However, legally MAG can only fund roads that are of “regional significance”, which is defined as a minor collector or above. According to MAG, the UDOT study for this development identifies the need for a collector class road, which is identified as a three-lane cross-section and typically will have a speed limit in the 35mph range. In discussions I’ve had with representatives of MAG and USDC, I have been told that MAG can fund the road with the speed and size limitations approved by the USDC Board, but only as long as the road is designated a collector road. For this reason, several cities in North Utah County are passing resolutions asking for the State to approve the construction of this east-west connector and requesting that the road has the necessary elements to maintain the classification as a collector road.
Because the purpose of this land is to provide a continual source of revenue for the USDC, the State plans on keeping ownership of most of the land, which would include some housing elements and some commercial elements. My understanding is that the State plans to sell off the single-family housing units and retain ownership of the high-density housing and commercial areas. The current master plan looks like this:
As you can see from the chart above, the density consists of:
- 165 single family lots
- 630 apartments
- 49 townhomes
- 200 senior apartments
- 28 senior single-family units
- 134,000 sq ft of retail space
- 40,200 sq ft of office space
The land currently resides in Highland, though the USDC Board has discussed the possibility of requesting annexation into American Fork as the USDC is located in American Fork and they feel it would be easier to deal with one city. While this density is higher than either city would normally allow, the State is not required to adhere to municipal zoning ordinances.
Why does this matter to Cedar Hills?
The chart above shows that an estimated 1,072 housing units will be added to this area, in addition to retail and office space. All the land that is State-owned is exempt from property tax. This means while the city in which the land resides will see an increased need for public safety personnel and equipment, and while the school district will have a significant number of new students added to the school system, neither entity will be able to collect property taxes from the State-owned portions to pay for these needed services. It is safe to assume that the added cost will be pushed to existing property owners. We contract with American Fork for police services and with Lone Peak Public Safety District for fire services, which serves Highland, Alpine, and Cedar Hills. Regardless of which city this land resides in, it is reasonable to expect that an increased demand for public safety services with no associated increase in revenue to cover those services will impact our residents as well those in Highland and/or American Fork. The mayors of American Fork and Highland are meeting with State representatives and requesting that the State sell the entire 143 acres for development instead of retaining ownership of the land. If this were to occur, the developer of the land would need to comply with city ordinances (which should reduce the proposed density) and owners would be subject to property tax, which would help cover the cost of the increased need for services.
Call to Action
1) express your support for the approval of the Murdock Connector Road to be built as required for classification as a connector road, and
2) list any concerns you have with the amount of density being proposed and the lack of funding to pay for public safety services that will be needed to serve the proposed development.
Feel free to email me at firstname.lastname@example.org with any questions or feedback. As I have updates, I will share those as well.