Density concerns delay next steps on Hoytsville development

A sketch from the Cedar Crest Village zone document in the Planning Commission meeting on May 16, 2024. Photo: Summit County Planning Commission

SUMMIT COUNTY, Utah—During their meeting on May 16, 2024, the Eastern Summit County Planning Commission (ESCPC) reviewed the Cedar Crest Village Overlay Rezone and Master Planned Development. This project, driven by 30 local property owners, aims to transform 1,085 acres into a dynamic, mixed-use community. However, during the meeting, multiple commissioners raised the concern that the development was too large for the rural community.

The Cedar Crest Village Overlay (CCVO) process, approved in 2018, is designed to give local property owners a direct voice in the future development of their land. This initiative aims to reestablish traditionally compact, unincorporated communities within Summit County.

The proposal includes a diverse range of residential, commercial, service commercial, and light industrial uses across the 1,085-acre area. The planned development proposes a base density of four units per acre, subject to sufficient infrastructure and utilities. The plan includes provisions for adequate water, wastewater systems, and traffic circulation, with potential sewer connections to Coalville. The total number of homes presented would top 1,800.

The most significant concern expressed by the planning commissioners was the scale and size of the proposed development. Multiple commissioners, including Commissioner Rich Sonntag, stated that 1,800 homes were too large and dense to maintain the rural character of the area and would create overwhelming impacts on the community. Sonntag noted that 1,800 homes were “four times” the base density allowed under current zoning, which he felt was “inviting a product to supply a demand from external forces” rather than meeting local needs.

Another area of concern was the proposed development’s traffic impact. The county’s traffic impact study estimated up to 12,000 vehicle trips per day on Hoytsville Road at full buildout. Commissioner Sonntag noted “real concerns” about these figures, indicating that substantial widening of the road would be necessary to prevent bottlenecks. He also pointed out inconsistencies between the county’s transportation planning and the project’s traffic impact study, suggesting further work was needed to align these plans.

The general consensus from public comments was that the proposal was too large and dense and lacked sufficient benefits and mitigation of impacts to support it in its current form. Many residents stressed the importance of protecting the rural character of the area from such a large development.

Robert Williams, a local resident, remarked, “1,800 homes does not feel like a village to me. That is actually more homes than down in Heber … whether it’s Coyote Ridge, or whether it’s going to be the North Village overlay zone down there with their 1,400 homes or so, is just simply overwhelming to the valley here.”

Kyle Wilson commented, “I think that growth has to happen, but like always, it had better be managed growth. We don’t want to lose what we have. We don’t want to lose the feel of this place.”

The planning commission decided to continue discussing the Cedar Crest Village Overlay application at a future meeting rather than making a recommendation at this time. They directed staff to organize further conversations with the applicant to address the numerous questions and concerns raised by commissioners and the public. Staff will report back at a future meeting, at which point the commission will decide whether to make a positive, negative, or conditional recommendation to the county council. The commissioners expressed that they have not yet seen enough community benefits or answers to their questions to feel comfortable recommending the project in its current form.

Residents interested in learning more about the Cedar Crest Village Overlay can access detailed agendas and staff reports online at summitcounty.org/agendacenter, with materials available the Friday before the meeting. Further details about the overlay can also be found at www.summitcounty.org/2335/Cedar-Crest-Village-Overlay and the applicant’s website.