[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},"mediaId",6671398,"mediaKeyId","2162303-81ccb30fd3f7ed57d836abe00ea0f800","parentId",2162303,"title","Council, planners debate Longhorn parcel's future as residents push for larger lots and limited change","audioSeconds",291,"startMs",4476000,"endMs",4767000,"viewUrl","/Search/View?dp=1&key=2162303-81ccb30fd3f7ed57d836abe00ea0f800&start=4476&end=4767","thumbnailUrl","https://assets.pipeline.soar.com/2162303-81ccb30fd3f7ed57d836abe00ea0f800/thumbnail_4476000.jpg","articleUrl","/articles/6671398/Utah/Council-planners-debate-Longhorn-parcels-future-as-residents-push-for-larger-lots-and-limited-change","mediaUrl","https://secure.pipeline.soar.com/6671398-819a738116d964d5a5ae1db9673d7cfe/orig.mp4?Expires=1771164088&Signature=HLrDnKH1UavuhxmyRB5FLi1oUMtwLQOeZlUEB5kfMCr9WE4kzkJ5br0NuYa~SIPDTMek-a63sDjWyUGKFG6vd6T269uyMfvLEEpcvH7Y1dximdsK4wfE2V-NlfhMhkYABEysarW0s9dPkUPHj5nQYzWtjr5drmpydnfqJowGo2vEx4xqhBNtg7KHFjoVPxINPUD-SfebfNoz1ezKq7q6PNBfIqghaWfvlvHHEN1Fx2QKnImpXKFXB~cxHQRp-mAO3FoW-uwM8DU26Ba9pi5Ut8~O-LBqpzFJ~s0PYVloNHY4jtDpfZCgJ7rc81~UAepprc01CZxlMlJ1ePeEZVNWag__&Key-Pair-Id=KUT5TJCACFTXG","author","","date","2025-01-29T20:45:21.663Z","article","Highland officials, consultants and residents spent significant time discussing the future of the city's gateway parcel known in the meeting materials as the Longhorn property, a privately owned tract at the city's northwest entry. The property prompted the meeting's most sustained and contested remarks about whether to allow commercial frontage, what housing types are acceptable and how traffic and access would be handled.

Why it matters: The Longhorn parcel sits at a primary entrance to Highland and stakeholders said decisions there will shape perceptions of the city, affect traffic at the 6000 West intersection and likely draw future developer applications if the general plan lists commercial uses.

Public comment and residents' views: Resident Liz Rice, during the public-appearance period, asked officials to be cautious about changing development rules for the benefit of a single developer or a cell-tower installation, citing nearby examples of tall flagpole-like communications infrastructure. \"I'm not saying don't do it. I'm just saying let's be careful with what we do,\" Rice said during public comment.

Consultant proposal and staff framing: Landmark Design presented the Longhorn parcel as a candidate for a planned development (PD) area that could contain a mix of uses organized to protect adjacent large-lot residential neighborhoods. The consultants' concept described a transition from higher-density forms (illustrated as senior housing or smaller-lot single-family near the highway) toward larger lots on the back of the parcel, with a potential small neighborhood park added to fill a service gap.

Council and commission concerns: Several council and commission members opposed headline-level commercial designation on the property, saying it would \"cannibalize\" the existing town center and generate traffic at the 6000 West / SR-92 intersection. Councilmembers repeatedly urged that any plan language include conditions tying new commercial allowances to the town center's demonstrated success. One councilmember said, \"If you put commercial in our general plan, he's gonna pick commercial,\" emphasizing that landowners typically pursue the most profitable use once it is shown in planning guidance.

Senior housing and enforceability: Staff described a path for senior-restricted housing: if a property owner agrees, a deed restriction (55+ community) can be negotiated and enforced, subject to federal age-restricted housing requirements. Rob (city staff) said such arrangements require property-owner buy-in and a negotiation over trade-offs such as open-space buffers or park features.

Traffic and access: Commissioners noted the 6000 West intersection near the parcel already experiences safety and congestion issues. Multiple speakers recommended moving any primary access points off SR-92 and, if density increases, planning intersection improvements. The presence of UDOT-owned frontage and other government-owned lands near SR-92 complicates timelines and access approvals.

Process and next steps for the parcel: Consultants said they had interviewed the Pattersons (the property owners) and held a focus meeting but had not concluded a master plan for the site; the consultants viewed the draft future land use concept as a starting point for negotiations. Staff recommended treating both the Longhorn parcel and adjacent state-owned property as PD candidates so the city can set expectations without immediately rezoning the land.

Sections

Lede: Highland leaders and consultants debated whether the Longhorn property—an entry parcel on SR-92—should remain predominantly large-lot residential, be conserved for senior-restricted development, or be opened to limited neighborhood-scale commercial uses.

Nut Graf: Residents favored preserving larger lots; staff and consultants offered a negotiated planned-development path that could deliver senior-restricted housing and a small neighborhood park while protecting neighbors and conditioning any commercial uses on town-center performance and traffic mitigation.

Ending: Consultants will fold this meeting's comments into the draft plan; staff said the PD approach gives the city negotiation tools but that any actual rezoning or development approvals will require later, specific applications and public hearings.

","mediaType","Video","parentTitle","Planning Commission - Jan 28, 2025","oneSentenceSummary","Highland leaders and consultants debated whether the Longhorn property—an entry parcel on SR-92—should remain predominantly large-lot residential, be conserved for senior-restricted development, or be opened to limited neighborhood-scale commercial uses.","taxTitle","Highland City Council, Highland, Utah County, Utah","taxId",20059,"location","Utah","headline","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6671403,"Highland planners present draft guiding principles after citywide resident survey",7394,373000,7767000,"/Search/View?dp=1&key=2162303-81ccb30fd3f7ed57d836abe00ea0f800&start=373&end=7767","https://assets.pipeline.soar.com/2162303-81ccb30fd3f7ed57d836abe00ea0f800/thumbnail_373000.jpg","/articles/6671403/Utah/Highland-planners-present-draft-guiding-principles-after-citywide-resident-survey","https://secure.pipeline.soar.com/6671403-c39becc687ca377f38e41fa8635f3cc4/orig.mp4?Expires=1771164088&Signature=Xvr8UNZ9-aOqg1chp~qEoe5pSarndasNQUfE07rueL1ravn5tdD-w0rRIQSj9L5FBMCKDf73wUF2DtucRTQDvAzx-MHyS6BTLQRazbv45Q-YzojwI1Dx1pW2kUeyhULT4E7HmnVctUKLTnU3FCY6ePH00fGzGbQGihTHwngfwCBc4Bd52RaMRa6ZFTiFEsolWhUQ8T8UBbJqiCDze2vdAcNN7mFcXdDxIu3luTXVH0JIElj9msoG6y5~V~quV6sYTQvI514J8HkfDatyX~aeLh7~VoyOaoJQ2Kz3XPhR4Ghqufp5j2nBuX7~Q8xm6mnOnSNY8HiYYs~2-pyP6eRu~g__&Key-Pair-Id=KUT5TJCACFTXG","Highland City Council and the Joint Planning Commission met in a work session to review draft guiding principles for the city's updated general plan and to discuss results from a resident survey conducted in late 2024.

The consultants leading the update, Landmark Design, told the council the plan's draft guiding principles aim to preserve Highland's low-density character while allowing targeted changes such as detached accessory dwelling units (ADUs), senior housing, and limited neighborhood-scale commercial where appropriate. \"This is a key checkpoint,\" Sam Taylor, consultant with Landmark Design, said, asking the bodies to confirm the direction before staff prepares a formal draft for adoption.

Why it matters: The general plan will guide future zoning and development decisions across Highland. Councilmembers and residents told consultants they want clearer, City-specific language to avoid generic, \"cookie-cutter\" planning and to protect the town's character while addressing services, parks and housing needs.

Landmark summarized findings from a resident survey run in September'November 2024. According to the presentation, the most-selected preferences were for maintaining larger lots in many areas; respondents also expressed interest in limited commercial expansion along SR-92 and in exploring ADUs and flag lots as ways to add housing options. Taylor summarized public engagement formats used to shape the principles: public input boards at events, open houses, and advisory committee sessions.

The draft guiding principles shown to the bodies fell into three themes: encourage balanced growth that preserves Highland's \"bridal residential\" character while integrating housing options in suitable areas; cultivate neighborhood-scale economic development that aligns with the town center; and enrich community life by strengthening parks, trails and safe pedestrian connections. Aubrey Larson of Landmark read a consolidated vision statement during the presentation: \"Highland City cherishes its roots as a bedroom community with a strong rural heritage characterized by large lots, single family homes, and open spaces that blend harmoniously with nature. As the city approaches build out, it is committed to preserving its unique character through balanced growth, thoughtful economic development, and enrichment of community life.\"

Council and commission members stressed several recurring themes: protect the town center, avoid unplanned commercial sprawl, prioritize parks/trails and the library as a civic hub, and make the plan specific to Highland rather than generic regional language. Multiple commissioners urged clearer sequencing and conditions in the plan so new commercial or mixed-use zones would not be allowed to proceed until the town center showed measurable signs of viability, to avoid \"cannibalizing\" existing businesses.

On housing policy, presenters noted community interest in targeted housing tools: detached ADUs (37% \"definitely yes\" and 21% \"probably yes\" in the survey), flag lots (approximately 55% interested), and senior housing targeted at 55-and-older communities if deed-restricted. Staff explained an age-restricted (55+) senior community can be enforceable when negotiated with a property owner, but it requires agreement from the owner and compliance with applicable federal housing rules.

Several commissioners and council members asked that the plan explicitly link proposed changes to the regulatory steps that would follow. Rob (city staff) noted the general plan provides guidance but does not itself change zoning; amendments to code and specific zoning approvals would be required for changes such as ADU allowances or new mixed-use zones. He stressed the plan creates expectations for future ordinances but does not automatically change property entitlements.

The consultant team said a draft plan will be prepared and returned for further public hearings and commission/council review; the team will incorporate the meeting feedback and reconvene the advisory committee before publishing a formal draft.

Looking ahead: Staff and Landmark said they will refine the principles and the future land use concept, hold additional open houses and advisory committee meetings, and then present a draft general plan for public hearing and adoption. Commissioners also requested the plan explicitly note key transportation items (notably 11200 North) and establish a clearer public outreach sequence for controversial parcels.

Sections

Lede: Consultants from Landmark Design and Highland staff briefed the Highland City Council and Joint Planning Commission on draft guiding principles for the city's general plan and findings from a 2024 resident survey.

Nut Graf: The draft ties together community feedback and policy goals under three touchstones—balanced growth, neighborhood-scale economic development, and enriched community life—while asking the council and commission whether to pursue measures such as detached ADUs, flag lots and senior-restricted housing and how to sequence commercial expansion to protect the town center.

Ending: Staff and consultants will incorporate tonight's feedback into a draft plan, reconvene the advisory committee, hold at least one open-house public review and return to the commission and council for further comment and a public hearing before adoption.

","Consultants and staff presented draft guiding principles and a consolidated vision statement for Highland’s general plan, summarizing resident survey results on lot sizes, commercial expansion, ADUs and park access and asking the council and planning commission for direction on next steps.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":72,"_73":56,"_74":56},6671394,"Council considers highway-transitional zones, east'west corridors and town-center protection amid traffic concerns",962,7056000,8018000,"/Search/View?dp=1&key=2162303-81ccb30fd3f7ed57d836abe00ea0f800&start=7056&end=8018","https://assets.pipeline.soar.com/2162303-81ccb30fd3f7ed57d836abe00ea0f800/thumbnail_7056000.jpg","/articles/6671394/Utah/Council-considers-highway-transitional-zones-eastwest-corridors-and-town-center-protection-amid-traffic-concerns","https://secure.pipeline.soar.com/6671394-e82d6963882afbb29076adc5b802f324/orig.mp4?Expires=1771164088&Signature=NJcAIRJAy4QGpqqzzhaq45goG8tFZ-RXPbAV8~Tq1h8SizPMjgQ3SVEzo4RfpdBjw3SOofqFW0y5bRz5sY21-eowy8ml1YSxxB1aP~A8pCum1MQexoO2eB6dUaqkyoQgAeqMbQJCpwfNdLPsmk8uMfY9j6oZGNbH~9af~ND0fyoq2vC1ba3yK7ISwZk2b5zzRoMXxN6gDV-M8YiP9ZL3mH-E283tzVNsRP-QHuhbXnP96hlIZbtsq0vaAzOujSVl6lsS1rF8OJVG~XPwt052dfFgIDC2wsLpscsk3VNH8wIh2-b2xsMwiQs8wDQ7OE3-W4FdTYXQ7qQSljqucxpcFA__&Key-Pair-Id=KUT5TJCACFTXG","Transportation and corridor strategy was a sustained topic in the work session as commissioners evaluated where to permit future mixed uses, how to protect the town center, and which east'west connections the city should prioritize.

Why it matters: Decisions about where to allow mixed-use or commercial redevelopment and how to improve east'west connections will shape traffic patterns, access to services and the location of new businesses—affecting residents' daily travel and city revenue.

Highway transitional concept: Consultants proposed \"highway transitional\" areas as a conceptual category for corridors that could accommodate missing-middle housing (duplexes, triplexes, small courts), neighborhood-scale retail and residential professional uses outside the town center. The consultants said the intent is to provide flexibility for infill and redevelopment where it is appropriate while discouraging strip commercial sprawl.

Town-center protection and sequencing: Multiple council and commission members emphasized that any allowance for mixed use outside the town center should be conditioned on the town center's demonstrated success. One commissioner urged language that would prevent commercial expansion until the town center reached a measurable level of tenancy and activity so as not to \"cannibalize\" existing businesses.

UDOT and access constraints: Commissioners noted large tracts adjacent to SR-92 are owned by UDOT or other government entities, and staff warned that state ownership and potential state plans for roadway widening complicate redevelopment. Several speakers warned that UDOT's hold on some frontage limits local control over access and that any comprehensive land-use changes should account for likely state transportation plans.

East'west corridors and 11200 North: Commissioners repeatedly raised the need for better east'west connectivity; the group singled out 11200 North as a priority item to resolve in the transportation map. One commissioner said limited east'west options concentrate traffic onto SR-92 and Canal Boulevard and urged the plan to address additional through routes.

Commercial nodes beyond the town center: The meeting considered other commercial nodes, such as the North County Boulevard / USDC area and locations near Ridgeview, where a larger retail anchor might be feasible. Several councilmembers said those nodes might be more appropriate locations for larger commercial uses than the Longhorn parcel or SR-92 frontage closer to the town center.

Next steps: Consultants will incorporate transportation feedback into the draft future land use and transportation maps and will work with the city's transportation consultant to resolve questions about 11200 North and corridor classifications before the next round of public review.

Sections

Lede: Commissioners discussed highway-transitional areas, the need to protect the town center, and the importance of adding east'west corridors such as 11200 North to relieve traffic pressure on SR-92.

Nut Graf: The committee favored neighborhood-scaled mixed use in targeted corridors only if sequencing language prevents premature commercial expansion; UDOT land ownership and existing traffic bottlenecks complicate how and where the city can promote redevelopment.

Ending: Staff will coordinate with transportation consultants to refine corridor classifications and to prepare a draft transportation map for the commission's next review, with 11200 North flagged as a priority discussion item.

","Commissioners discussed proposing \"highway transitional\" mixed-use areas and prioritizing additional east'west routes (including 11200 North) while repeatedly stressing that any commercial expansion should not undermine the town center; UDOT-owned frontage and traffic at SR-92 complicated options.","actionData","errors"]

Article not found

Council, planners debate Longhorn parcel's future as residents push for larger lots and limited change

Highland planners present draft guiding principles after citywide resident survey

Council considers highway-transitional zones, east'west corridors and town-center protection amid traffic concerns