Commission recommends adoption of Alpine’s Moderate Income Housing element to city council

The Alpine City Planning Commission on Tuesday, February 18 voted unanimously to recommend that the city council adopt the city’s Moderate Income Housing element of the general plan as presented by planning staff.

The item is part of a state reporting requirement for municipalities; staff said the state requires cities to document implementation steps from a menu of options updated in 2022. Ryan (city planner) told the commission the city must submit an annual report to the state by August 1 showing which policy options the city selected and what steps have been taken; failure to comply can trigger administrative follow-up, and staff said the state provides a period to cure any deficiency.

Ryan summarized the three menu measures Alpine selected: (1) create or allow internal accessory dwelling units (ADUs) in residential zones and consider detached ADUs if state law requires; (2) provide or preserve moderate-income housing using a landlord-incentive program, deed restrictions or a housing-loss mitigation fund; and (3) reduce or waive impact fees for qualifying moderate-income units. He said Alpine currently registers about 167 internal ADUs and does not now allow detached ADUs, though a bill at the statehouse was described in the packet as proposing required allowance for detached units. Ryan said the city’s landlord incentive program waives the annual rental registration fee (about $50) for owners who submit a certificate of completion from an approved “good landlord” program; staff said one owner has used the waiver so far. He also described a July 2023 city council resolution that authorizes a 50% reduction of sewer and storm-drain impact fees for qualifying moderate-income units; staff said no projects have yet used that reduction.

Ryan gave income calculations used in the plan: Alpine must use Utah County’s area median income (AMI) for eligibility; the packet listed an AMI of roughly $91,000 for the county and 80% of that AMI as approximately $73,000, with the common moderate-income affordability test at no more than 30% of gross income for housing costs. He told commissioners that Alpine saw 22 building permits for new homes in the prior year and noted the town’s market constraints (small parcels being combined and limited new-build activity) when discussing feasible local tools.

Two members of the public spoke during the required public hearing. Willard Hagen, who identified himself as living on 818 South Alpine Highway, said he supported higher-density housing on his street: “I wouldn't mind having higher density housing around there.” Julie Harps, who said she lives at 33 North Main Street, urged caution on higher densities because of constrained two-lane highway access into and out of Alpine: “I do have concerns with high density housing just because of the infrastructure.” Ryan and commissioners noted those comments and invited residents to participate in a March 12 open house on the city’s Main Street planning work.

Following discussion, Commissioner Susan Wittenberg moved to “recommend to adopt the moderate income housing element of the general plan as proposed.” Commissioner Michelle Shermer seconded. The commission chair called the vote; commissioners present voted unanimously in favor, and staff recorded the commission’s recommendation to the city council. The recommendation will go to city council for final action.

Votes at a glance: the commission passed the recommendation to adopt the Moderate Income Housing element (motion: "recommend to adopt the moderate income housing element of the general plan as proposed"; mover: Commissioner Susan Wittenberg; second: Commissioner Michelle Shermer; vote: unanimous among commissioners present). The meeting also included approval of the January 7 planning minutes (motion by Commissioner Troy Slade, second by Commissioner Susan Wittenberg; approved) and a procedural motion to adjourn (motion by Commissioner Michelle Shermer; second by Commissioner Troy Slade; approved).

Next steps: staff will finalize the element for transmission to the city council and continue outreach and data checks in advance of the city’s annual August 1 report to the state.