Salt Spring General Plan Amendment

Hello Planning Commission,

I strongly oppose the change to high density housing. I don't mind seeing the area develop and welcome new neighbors, but the amount of houses for the infrastructure in place is too much.

1. The area is not designed for high density housing. 150+ houses in that fully enclosed lot would create a traffic nightmare. There would only be one in and out road. It would essentailly trample over the communities we have now to put that many houses in. 300 East is already a nightmare from about 3:00 PM to 7:00 PM everyday.
2. Along with traffic, our area does not have developed side walks. There are no parks within walking distance. There are no shops, or restaurants within walking distance. Everything is by car. We are taking an area already stressed by traffic and adding to the problem by a factor of 10X.

The city has done a wonderful job designating HDR zoning. Places like the lot on main near Willow Creek, and the lot behind Macey's, are perfect places to do HDR. Both locations have the infrastructure and roads to support it. They both have parks, restaurants, and shops within easy walking distance. The proposed lot has none of that and makes absolutely no sense to designate it as HDR.

Thank you
Cody Mortensen

Dear Lehi City Planning Commission,

Like many younger Utahns, I would like to be able to purchase a home. However, with soaring home prices and rising interest rates, the odds that I will be able to purchase a home in the community where I was born and raised are growing ever slimmer. Utah is currently experiencing a massive housing shortage, and the only way to get out of this crisis is by building more housing. I advocate for the planning commission to approve this zoning change so that people like me, younger Utahns, Utahns with young children, Utahns who've recently graduated college, will be able to afford a home in this lovely state.
To address some of the other concerns I've seen in the comments, this development will likely either have no effect on crime or reduce crime rates. As more people move into an area, there are more eyes on the street, and people are better equipped to prevent crime. The additional housing will also increase the tax revenue of Lehi City, which will allow Lehi to invest in improved infrastructure, schools, and recreational areas.

Furthermore, even though the zoning states that it is being change to "high-density" housing, 12 units per acre is not particularly high density. While it is certainly higher density than the surrounding areas, it will allow for smaller starter homes that are easier for first-time home buyers to purchase. The general plan and zoning still require that places have open space and meet certain architectural design standards, so this zoning change will not substantially impact the goals of the general plan.

Traffic concerns are clearly an issue in Lehi, but much of the traffic in Lehi is seen from people not living in Lehi. Many people commute to work or school in Lehi, and so the traffic impacts from this zoning change would be minimal.

Finally, the current requirement for half acre lots drives home prices up substantially. Since land is so expensive, in order for developers to make a profit, they must also build homes that are large and will sell for high prices. Unfortunately, these high prices mean that families are unable to purchase homes. Conservative estimates show that Utah is currently short 20,000 units, and preventing zoning changes and higher density in areas like this will only exacerbate the problem.

The current infrastructure is already struggling to accommodate existing traffic volumes, and adding more homes, particularly with High-Density Residential (HDR) developments, would significantly exacerbate congestion in the area.
I have reached out to the Utah Department of Transportation (UDOT) on multiple occasions, requesting an extension of 5-10 seconds at the traffic light on Center Street and Pioneer Crossing. This small adjustment could allow more than three vehicles heading east on Pioneer to clear the intersection, yet my requests have been denied each time.
The reality is that residents in this area have limited options for accessing the freeway. Heading north on Center Street often results in delays due to train crossings, while traveling south requires waiting through multiple traffic signals to enter Pioneer. This situation not only causes frustration but also impacts our daily commutes.
I urge the city to consider these traffic challenges seriously before proceeding with any zoning changes in this area.
- Jenn Fossum

Removed by moderator.

Dear Lehi City Planning Commission,

Please consider carefully the General Plan amendment to rezone 13.32 acres proposed by Fieldstone Homes on the Salt Spring property from Very Low Density Residential Agricultural to High Density Residential. It is my opinion, and the opinion of many residents in this area, that the rezoning should not be approved.

We have lived adjacent to this property for nearly 15 years. We have checked the Lehi City zoning map, and the land is currently designated as Very Low Density Residential Agricultural. This designation should not change because of the Lehi City General Plan Goal 7. The goal requires that residential areas be free from hazards. High Density Residential Zoning in this area will most certainly bring hazards to our current neighborhood. These hazards include unreasonable, unsafe, and disruptive traffic and increased crime. Traffic is already at capacity on Pioneer Crossing, with cars using 300 East as an alternate, and High Density housing will exacerbate the problem.

Additionally, Goal 7 acknowledges the importance of preserving the area's unique character and charm by protecting open spaces, historical landmarks, and well-established residential neighborhoods. Our neighborhood is well-established and would be significantly negatively impacted by the approval of High Density Residential.

Lehi City Development Review Committee found significant concerns with approving the zoning, and we strongly encourage the city to oppose the amendment due to these concerns: The power and utility infrastructure in this area cannot accommodate HDR; the increase in units from 23 to 159 would have a significant negative impact on density/utility capabilities in areas better suited for HDR. The area is a landlocked island, which directly deviates from the Lehi City Master Plan for this area to remain as larger lots and VLDR, and approving this change would create a precedent that would influence future growth and development.

We are not opposed to growth and development. We welcome our 23 new neighbors under the current zoning of VLDR with open arms. We are, however, strongly opposed to Lehi City deviating from the Lehi City Master Plan to change this area to High Density Residential. It will negatively impact traffic, safety, and the well-being of our current community. Lehi City Council and the Planning Commission "have indicated that any new density in Lehi should be located in TOD and other strategic pre-planned areas." This property is not located in a Transit Oriented Development Zone, and therefore, the distinction of VLDR zoning should not change.

Thank you for considering this important issue of maintaining the safety, well-being, and community values of our established neighborhood. We encourage you to choose to uphold and maintain the Lehi City Master Plan of our beautiful city.

Respectfully,

Karee

I strongly oppose the General Plan amendment to change 13.32 acres at 500 East 950 South from VLDRA to HDR for these reasons:

1. TRAFFIC & SAFETY:
Our roads already struggle with existing traffic. Pioneer Crossing is at capacity and neighborhood streets are being used as cut-throughs. Adding potentially 136 additional homes would create dangerous conditions, especially for children.

2. COMMUNITY OPPOSITION: Residents in and around this area oppose this dramatic increase in density.

3. INFRASTRUCTURE CONCERNS:
As the DRC noted, power infrastructure in this area cannot accommodate HDR.
Other utilities would also need significant evaluation.

4. PLANNING INCONSISTENCY:
This would create an isolated island of HDR in an area planned for larger lots, conflicting with the City's policy of
locating density in TOD and other pre-planned areas.

5. PRECEDENT SETTING: Approving this change could influence similar changes on surrounding properties, leading to unplanned growth.

6. RESOURCE ALLOCATION: This diverts resources from areas better suited for density, such as TOD corridors.

7. NEIGHBORHOOD CHARACTER: The existing VLDRA designation provides an appropriate transition from the current neighborhood to future development.

The proposed amendment would increase potential density from 23 homes to 159 homes (600% increase).
While the applicant has suggested limiting development through an agreement, such agreements can be modified, and zoning would remain HDR.

I respectfully request that you uphold the current VLDRA designation for this property.

Sincerely,
Ranee

Dear Lehi City Planning Commission,
I am writing to ask you to carefully reconsider the amendment to the rezoning of the Fieldstone Home Salt Spring property. We have lived in the adjacent neighborhood to this property for nearly 15 years. We have checked periodically with the county for intended use of the property. We have checked the Lehi city zoning map, now that it is being suggested to annex into the city, and the land is zoned for very low density residential agricultural. In checking the Lehi City Master Plan, this proposed area is designated as very low density residential agricultural. This designation should not change due to the Lehi City General Plan Goal 7. The goal requires that residential areas should be free from hazards. A High density residential zoning area and housing at this location will most certainly bring hazards to our current existing neighborhood.

These hazards include unreasonable, unsafe, disruptive traffic and increased crime. Traffic is at capacity on Pioneer Crossing and cars use 300 east as an alternate. Having high density housing in this same area would not be feasible, wise, or safe for our children and residents.

Goal 7 also acknowledges the importance of preserving the areas unique character and charm by protecting open spaces, historical landmarks, and well-established residential neighborhoods.

We are a well-established residential neighborhood with beautiful open spaces asking Lehi City to consider its own master plan goals and absolutely not approve high density housing.

Very low density residential agricultural housing would fit nicely in our area and we welcome growth while maintaining the quality of life in our existing neighborhood and community.

Please listen to the concerned established residents who care about the future of Lehi City and desire to protect our well established neighborhood, keep it free from hazards, and preserve our neighborhood’s unique charm. Again, please do not approve this amendment to change the property to high density residential. Thank you for your consideration to keep our way of life intact.

Sincerely,
Karee Brighton

I hope this letter finds you well. I am writing to express my concerns regarding the proposed zoning change for the 13.32 acres located at approximately 500 East 950 South, from very low-density residential agricultural to high-density residential. Having lived in this area for over 14 years and being an active member of this community, I felt compelled to voice my objections to this change.

The roads and infrastructure in our area are currently struggling to support the existing traffic generated by the homes already built. Traffic congestion is severe, especially on Pioneer Crossing, which is at capacity. Even now, residents on our road have noticed increased traffic, with drivers using it as an alternate route to avoid the congestion up ahead. The addition of high-density housing will only exacerbate this situation, making our roads even busier and more dangerous, especially for our children who play nearby.

Our neighborhood has traditionally enjoyed a very low-density residential feel, and the current master plan has consistently reflected this. I would like to emphasize the importance of adhering to the Lehi City General Plan, specifically Goal #7, which highlights the importance of maintaining adequate infrastructure before any zoning changes are approved. A shift to high-density residential living goes against the established plans that have benefited our community for so long.

The charm of "old Lehi" is quickly fading, an old town once filled with pastures and a small-town atmosphere dominated by community events and friendships. The rapid growth and changes in zoning have led to an increasingly busy environment where city events feel overcrowded, deterring many from participating. Additionally, I fear that these proposed changes will further decrease the values of our homes and result in overcrowding in already bursting schools, city parks and recreation facilities, and commercial areas.

I urge the council to take into account the voice of the community that wishes to preserve the character and safety of our neighborhoods. Allowing high-density housing in this area would not only compromise the quality of life for current residents but also set a precedent that undermines our city’s master plan and vision for our community.

Thank you for considering my perspective as you deliberate on this important issue. I hope that you will prioritize the well-being of Lehi’s residents and the preservation of our community's values.

Sincerely,
Jenn Fossum

I am writing as a concerned resident of Lehi to respectfully urge you to reconsider any plans to approve high-density housing developments in the Salt Spring Area. While I understand the need to address housing availability, pursuing high-density housing in our area will have a negative impact on the quality of life for current and future residents.

One of the most pressing concerns is the strain such developments would place on our already overburdened infrastructure. Increased traffic congestion, pressure on public utilities, and overcrowded schools are just a few of the foreseeable consequences. Our roads were not designed to support the traffic volume that we currently face, with side roads in the area already packed during peak hours. High-density developments will bring a greater burden, creating worse conditions for those already living in the area.

Moreover, our neighborhood is defined by its open spaces, green areas, and a strong sense of community. High-density housing will be detrimental to this identity, leading to a loss of the charm and livability that have made this area so desirable. The increase in population density will also lead to increased noise pollution, reduced safety, and a decrease in property values.

Rather than focusing on high-density developments, I would encourage the Council to explore alternative solutions that promote responsible growth, such as other, lower residential density zoning, and incentivizing sustainable, community-friendly design.

Please take into account the voices of those who already live and raise families here. We don’t expect growth to stop, but we’d like to ensure that growth is thoughtful, balanced, and aligned with the long-term well-being of our community.

Thank you for your time and consideration.

Brent Shelby