NEW RA-1 Code = MORE houses

On 11/29, the Wasatch County Council passed a new RA-1 development law again accelerating the march toward Wasatch City. This was a joint public hearing of the Council and the Planning Commission, which was not widely advertised. Changes to Title 16 (Land Use code) generally have two separate public hearings separated by 14 day public notice periods for the public to consider and comment on the proposed changes.

Approval of the change was first recommended by the Planning Commission by a vote of 5-1, after discussion and minimal public input. Perhaps some residents had missed the legal notice in the Deseret News.

The Council then approved the measure with a few changes, which further increased the allowable density. Approval was by a vote of 4-3, with Bangerter, Price, Draper and Farrell voting in favor and Anderton, Crittenden and Kohler voicing opposition.

Current number of houses existing in the Eastern Planning Area (EPA) = 625

• potential houses under current law ca. 4700
• potential houses under new law ca. 6250
• A potential 33% INCREASE in an area with a current approval of about 1500 houses

Below is an analysis of the potential effects on the EPA(Center and Lake Creek area) from Wasatch County GIS data.

ASSUMPTIONS:
below 5.0 acres maximum houses acres/1.3 minus one for the current house
5.0 to 15 acres: maximum houses = acres - current houses
empty parcels will more likely approach the max allowable
parcels with current houses may be less likely to subdivide
current law: 0.75 houses per acre

Comments:
A few lots are P160
Timber Lakes development NOT included
For reference, Red Ledges development proposal was for a total of 1400 houses. In 2004, Wasatch County had 7,853 housing units.
This analysis does not include P160 and M Zone
This analysis covers ONLY the EPA and does not include other areas of Wasatch County, including Jordanelle (which may have a build out of 15,000 houses).

The primary cause of the increase under the new law results from now allowing credit for area used by roads in the computation of density. This has historical never been done. Under the current law, recently under moratorium, 25% of the area was removed for roads yielding a maximum density of one lot per acre for 75% of the buildable land in a parcel. (40 acres allowed 30 houses)

No solution was offered to the Transportation Plan for the area to accommodate this future growth. The recent citizens' General Plan review of the EPA was not presented or apparently considered.

acreage	<1.0	1.1-5.0	5.1-10	10.1-15	15-20	20-30	30-40	40-50	50+
RA 1 No Houses Built	547	372	147	68	21	16	10	6	14	1201
total acres buildable	?	845	1042	728	372	413	314	264	1244
avg lot size	?	2.27	7.09	10.71	17.71	25.81	31.40	44.00	88.86
maximum added houses	?	650	1042	728	372	413	314	264	1244	5027
under current law	?	488	782	546	279	310	236	198	933	3770
likely new houses ??	?	300	600	500	350	400	300	250	1200	3900
RA 1 with a House	183	333	78	15	8	2	2	2	2	625
total acres buildable	134	771	468	177	137	52	65	91	195	1956
avg lot size	0.73	2.32	6.00	11.80	17.13	26.00	32.50	45.50	97.50
maximum added houses	0	260	282	162	129	50	63	89	193	1228
under current law	0	195	212	122	97	38	47	67	145	921
likely new houses ??	0	100	100	50	50	20	30	40	100	490
Total Parcels	730	705	225	83	29	18	12	8	16	391

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