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

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.