Showing posts with label Zoning. Show all posts
Showing posts with label Zoning. Show all posts

Thursday, November 05, 2009

The Continuing Saga of Wasatch City

Once upon a time in a quiet rural village nestled in the mountains of Utah, the villagers live in bucolic peace, comfort and tranquility. It was decided, by some of the outlanders, that the valley would be a lovely place for an international sporting event. Some of the villagers rejoiced and looked forward to an economic boom to be ushered in by the international acclaim. Some said, “there goes the neighborhood.”

Soon the local alfalfa growers learned that their land was more valuable than the crop – and could be made even more valuable by installing pipes in the ground to route various grades of polluted water and by gaining access to the reins of community power. They were soon followed by the outlander merchants desirous of peddling the wares to the new and old alike.

The economic boom was on, again some rejoiced, some regretted, some repented (although only a few.) "Bigger boxes, more sales, more revenue," cried the promoters. "Save open space, don't raise my taxes," murmured those concerned with providing the new schools and services and losing their beloved rural atmosphere. "Buy, buy, buy, sell, sell, sell, borrow, borrow, borrow, tax, tax, tax, spend, spend, spend" came the cry from national and local leaders (?).

Alas, the time came for the bubble to burst; half completed projects fell to the mortgage repo man. The bigger box promoter, after modifying the ribbons of travel lanes, to accommodate access to HIS project, wiped his dusty brow and moved his emphasis to the neighboring, and richer, village. The rural peasants, now subdued in their talk on saving the beloved rural community, were left with the single plea to try to help their fellow hometown merchants “Mayor Anderson, tear down that curb.”

Tuesday, November 20, 2007

Update on County RA-1

The Plan to "encourage innovative site planning" with the objective for "Achieving a Rural Landscape Character and, specifically, to "maintain and protect Wasatch County's rural character" and to promote a rural feel along county roads" and all sorts of wonderful platitudes is nearing completion and passage by the County Council.

This proposal was discussed here in September. It hasn't improved in the interim and will allow a near certain guarantee of an increase in RA-1 density over pre-moratorium (2005) days by 30%.

Growth has been the prime election issue in Wasatch County for years and county (and city) government continues to lead in allowing MORE density.

Consider this, for each average house built a NEGATIVE fiscal impact of $1 to 2,000 must be imposed on all of the taxpayers. A ONE house increase to a developer is worth about $100 to 200,000 in profit. So who is looking out for the taxpayers and who is maximizing the developer profit? (answers - NO ONE and your elected officials)

What are the potential results of this change?

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
NOTE: this is only in the Eastern Planning Area (Center/Lake Creek area) and only in the RA-1 Zone.

NOTE also that there are currently development approved in Wasatch County (not including municipalities of Heber, Midway, etc.) of over 13,000 housing units
which are yet to built. There are currently about a total of about 10,000 houses in the County. Oh, the 13,000 does not include an additional 3,600 recently awarded to the Sorenson development (Jordanelle Ridge)

Where are we being led and why are being led there? Answer - Wasatch City and I have no idea.

Click here
or on the zoning or planning links in the left column for more information.

The current downturn in the real estate market may provide us with the breathing room to do a little proper planning - of we would only use it!!!

Thursday, September 20, 2007

Here We Go Again - Development History

Once again the County Council has understood that the current RA-1 zoning ordinance is in need of repair. Since the moratorium of September 2005, the County has enacted two RA-1 laws to maintain our "rural" atmosphere. At that time (2005) a group of citizens tried to suggest a solution to the growth, as usual it was met with a gaping yawn of indifference.

The first try called for 50% open space, a convoluted "clustered" development, and various bonuses to achieve a "one unit per acre density" which would provide for a increase in density (number of houses) of 30%. (Historically RA-1 meant each house requires one acre of land, and each lot required 200 ft of road frontage; meaning on a ten acre parcel, about seven houses could be built after the roads were put in.)

A few short months under the new ordinance brought the realization that the ordinance was virtually unworkable, somewhat equivalent to trying to place eight pounds of substance in a five pound bag. A second moratorium was called and a second plan formulated, nearly as bad as the initial change, both proposing/allowing/encouraging a large increase in the number of houses (a 41% increase in density over pre-moratorium, with 40% LESS open space than the previous ordinance). This also included the subjective bonuses amounting to a possible 70% or so with only30% needed to maximize.

Needless to say, a minor flood of pent up development demand jumped on the bandwagon, with the usual disastrous result - more houses on smaller lots with a generlaly serpentine nominal "open space" winding it way between the potential McMansions. The Planning Commission generally approved near the maximum density, Council often cut it down somewhat.

Result - further erosion of the universal desire for rural, small town environment. The increased workload on the Planning Department and subjectivity of the bonus system, brought us to the current dilemma - and solution (NOT). After the Planning Commission decided to recommend the worse of two options, the Council opted for a third option. Basically, just give the developer one unit per acre by jumping through some small hoops or coughing up a little cash.

The hoops:

  • 30% "open Space
  • 20% of lots with animal rights (= over one acre)
  • trails, enhanced minimum landscaping (which may be required by any development)
  • I think that was it folks!!! (as no written copies were available, it may be slightly different and, as always, the devile is in the details)

An option was being offered to buy out of the open space requirement for 50% of the raw land cost. For example, on ten acres parcel, the three acres of open space could be avoided by paying ca. $150,000 (half of raw land cost). Although this was presented as a open space buy out, it certainly appears to be an increased density purchase. The $150K would provide for three lots to sell for $250,000 each PLUS the profit in the building of the McMansion.

That amounts to 3 lots at $200K plus 3 houses at $50K (??) profit or roughly $750,000 - a five to one return on investment.

One more step on the road to Wasatch City. The County has added to their website a new listing of developments, with a map and their size, density and status. It's a well conceived report which should be helpful to those wanted to follow the progress of citification.

More later, maybe.

Monday, June 11, 2007

Wasatch City - Part 27

Many of you long-time residents of delightful rural Wasatch County remember the good old days of green fields, pastures and open spaces that you cherished about the lovely Heber Valley. Many of you newcomers were enticed to this area because of the same features.

Most of you are aware that we live in one of the fastest growing areas of the country, partly because of the valley's desirability that is recognized by new and old alike. About two years ago, some county officials finally seemed to realize that we were losing the small town atmosphere that everyone seemed to agree was desirable - as shown through polls, comments and, even, campaign speeches. A moratorium was placed on development in the county.

The supposed purpose was to provide for open space on the valley floor to attempt to retain some of that desired and elusive open space and rural character. The resultant law from that 2005 moratorium was a convoluted "cluster" requiring each development to have 50% open space, with bonus density for pretty landscaping. This was quickly found to be unworkable for various reasons, mainly because it tried to put eight pounds of stuff in a five pound bag.

A second moratorium was enacted and the RA1 development law was again changed to now require only 30% open space in each development, again with bonuses for cosmetics. A possibility of a "fee in lieu" was included, as a teaser, to allow the purchase of additional density (building lots) above the base of one lot per 1.3 acres.

Land developers are very shrewd in interpreting law and configuring their acreage to maximize their investment. Very quickly the idea arose that "each proposed cluster development shall provide thirty (30%) dedicated open space" did NOT mean 30% of the land must be open space, but it meant that open space could be someone's back yard, or a road, or unbuildable land, or anything that would allow the maximum number of houses to be built and maximum profit to be made. Recent (maybe two months ago) INTERPRETATION of this development law indicated the REQUIRED 30% open space could be offset by a fee - for which there is NO LAW to allow this to happen.

The end result to date: Before the 2005 moratorium, in the RA1 zone, one acre was required to build one house. Meaning, quite simply, on 100 acres about 69 houses could be built, because of required roads and lot layouts designed of a minimum of one acre. The first resultant RA 1 law changed this to a base density of 76 houses on that same 100 acres (a ten percent increase); or, with 50% open space, 100 houses could be built (a 40 % increase). That second law kept that density increase but required a 30% open space.

The latest INTERPRETATION: The open space may be someone's backyard and is contained in the 1.3 acre per house calculation - which will now allow 1 house per acre and NO open space is required. This amounts to a 40% increase in density before the moratoriums to increase open space and "To maintain and protect Wasatch County's rural character" - the avowed and expressly written purpose of section 16.27.10 of the County Land Use Code.

Thus the continuing slide towards Wasatch City continues, not even considering the massive and growing density increases caused by city annexations. Is this 40% density increase really in the interest of the "health, safety and welfare of the community?"

In rural Wasatch County, is this truly the desire of the residents?

Saturday, December 16, 2006

Why Does the County Council Want to Encourage MORE Houses than Before?

A couple of people (including a current County Councilman) have questioned my data on the increase in potential houses as a result of the new proposed change to the existing development code.

Here's a concrete example, that hopefully anyone (even the councilman) might understand:

A development called Grand Haven (2400 S & 2400 E) filed for a "conservation" subdivision of 133 houses on 133 acres with 50% open space. After much discussion, the proposal was finally withdrawn because it would have allowed MORE houses than the underlying zoning. The developers opted, and were approved for, 91 houses on one acre lots - the maximum they could fit onto the property.

Hearing of the NEW proposal, I understand that Grand Haven developers are already considering a modification of the approved 91 unit subdivision to a 129 unit development with 30% open space. That's a 41% INCREASE in houses with 40% LESS open space than under their previous proposal.

This exemplifies the problem with the proposal which could be magnified by a HUGE factor. I would reiterate that the recently adopted proposal will allow an increase in density of about 33% on most of RA-1 zoned property.

Briefly, under the prior law, with 25% removed for roads, 'only' 75 houses could have been built on 100 acres. Prior to that law, the general rule was that each lot required one acre of land and 200 ft of road frontage - which had basically been in effect since 1972, with minor changes for clustering, etc. One acre and 200 ft. frontage generally resulted in substantially less than 100 houses on the proverbial 100 acre lot.

The new proposal WILL allow, and is apparently formulated to create, the "right" to build 100 houses on 100 acres. In actuality, with the proposed "bonuses" it will allow 10 houses on a 10 acres lot, six on six acres, etc. - again with out consideration of the need for roads to service the houses. Lots from 5 to 15 acres will be required to have NO open space and can build on any size lot they desire (1/3acre min).

In the Eastern Planning Area alone, there are approximately 400 parcels of land with an acreage of greater than 5 acres ( the proposed floor of the one per acre allowance); there are currently 3300 acres of land with NO house on the parcel; and 1100 acres, in 100 parcels, with ONE house on the parcel.

The finalization of these changes to RA 1 development and the ending of the moratorium may be discussed/reconsidered at the Council meeting on Wednesday (12/20).

Ladies and gentlemen, that's a lot of acreage on which to allow a 33% increase in allowable houses - and that 's just the Eastern Planning Area.

We constantly hear reference to the "property rights" of landowners; I would humbly submit that if we are using Land Use Management (which we are) principles (zoning); we must"protect" the rights of those who HAVE built, in addition to those are want to built. If we are to have Land Use Management for the health, safety, and general welfare of the community, then we must respect the property rights of those who reside in this county to expect a semblance of continuation of reasonable zoning to the ends elaborated in the General Plan and the expressed desires of the residents.

Expansion of the "rights" of developers and land owners to get more and more density on smaller and smaller lots in NOT consistent with the general principles expressed in our planning documents. This proposed law change is not even consistent with the "purposes" expressed in the law itself.

The Utah Supreme Court has said: “If an ordinance could promote the general welfare; or even if it is reasonably debatable that it is in the interest of the general welfare, we will uphold it.” “The selection of one method of solving the problem in preference to another is entirely within the discretion of the city, and does not, in and of itself, evidence an abuse of discretion.” See Bradley v. Payson, 2001 UT App 9, aff’d, 2003 UT 16; Harmon City v. City of Draper, 2000 UT App 31.

Friday, December 01, 2006

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.

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

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.


RA 1 No Houses Built547372147682116106141201

total acres buildable

avg lot size?2.277.0910.7117.7125.8131.4044.0088.86
maximum added houses?650104272837241331426412445027

under current law


likely new houses ??

RA 1 with a House183333781582222625

total acres buildable

avg lot size0.732.326.0011.8017.1326.0032.5045.5097.50
maximum added houses02602821621295063891931228

under current law


likely new houses ??

Total Parcels73070522583291812816391

Monday, November 13, 2006

Criteria for Rezoning

The requirements for rezoning in Wasatch County are very clear. "amendments shall not be made to . . . the adopted Zoning Map except to promote more fully the objectives and purposes of the General Plan and this Title." Refer to the following for the code concerning establishment of the various zones and rezoning procedures.

Also included are the "purposes" of Title 16 (15 items) and the General Plan (9 items).

Title 16 excerpts concerning rezoning:

Section 16.02.05 Procedure to Amend the Title, Code or Zoning Map.

(1) Application. This Title, including the Map, may be amended by the Wasatch County Legislative Body in accordance with the requirements of the Utah Code Annotated (§17-27-101) County Land Use Development and Management Act. For the purpose of establishing and maintaining sound, stable, and desirable development within the County, amendments shall not be made to this Title or the adopted Zoning Map except to promote more fully the objectives and purposes of the General Plan and this Title. Any person seeking an amendment to this Title or the adopted Zoning Map shall submit to the Planning Department a written petition containing the following information:

  • (a) Designation of the specific zone change or Title amendment desired;
    (b) The reason and justification for such zone change or Title amendment, and a statement setting forth the manner in which a proposed amendment or zone would further promote the objectives of the General Plan and the purposes of this Title;
    (c) A complete and accurate legal description of the area proposed to be rezoned; or a draft of the proposed Title amendment;
    (d) An accurate development plan, drawn to scale, showing all areas to be included within the proposed rezoning, designating the present zoning of the property, and properties immediately adjacent thereto;
    (e) A slope map showing categories of slopes at 0-10%, 11-20% 21-30% and over 30% slopes; and
    (f) The filing fee as established by ordinance.

(2) Public Hearing. The Planning Commission and County Legislative Body shall hold a public hearing wherein it must be shown that such amendment is in the interest of the public, and is consistent with the goals and policies of the Wasatch County General Plan:

  • (a) The County Legislative Body may amend the number, shape, boundaries, or area of any zoning district, or any regulation of or within a zoning district, or any other provision of this Title. Such amendments shall either be proposed by the Planning Commission or first submitted to the Planning Commission for its approval, disapproval, or recommendations.
    (b) The County Legislative Body shall hold a public hearing on all proposed amendments and rezonings as defined in this section. Notice of the public hearing shall be given in a manner consistent with state law.
    (c) Except as otherwise provided in this Title, the County Legislative Body shall consider amendments to either the Development Code or the General Plan only once in any given year and rezonings as defined in this section annually in November. The deadline for such amendments and rezoning applications shall be submitted to the Planning Department by July 15, of any given year for the recommendation by the Planning Commission. After July, the item may not be heard until the following year.
    (2003-22, Amended, 11/24/2003)

Section 16.02.03 Zone Establishment.

In order to accomplish the purposes of this Title, Wasatch County hereby divides the County into zones in accordance with the General Plan of the County as herein after set forth. In the preparation of this Title, due and careful consideration was given, among other things, to the relative quantities of the land needed for particular uses and to the suitability of such uses, to existing and probable future conditions within the County, and to the character of each of the several zones, with a view to conserving property values and encouraging the most appropriate use of land throughout the County.

Section 16.03.10 General Plan Consistency
(1) Land Use Regulation. All land use regulations including building, zoning, subdivision and environmental protection regulations shall be consistent with the adopted General Plan. No discretionary land use project, public or private, shall be approved by the County unless it is found to be consistent with the adopted General Plan.
(2) Reviewing Department. The Planning Department is designated as the department authorized to review discretionary land use projects, public or private, and to make findings regarding whether such projects are consistent with the General Plan.

Section 16.01.01 Purpose.
This Title and the regulations and restrictions contained herein are adopted and enacted for the purpose of promoting the health, safety, welfare, prosperity, improved morals, peace, good order, comfort, convenience and aesthetics of the present and future inhabitants of the County and to:
(1) Guide the future growth and development of Wasatch County, in accordance with the Wasatch County General Plan;
(2) Provide for adequate open space, light, air, air quality, privacy, safety from fire, flood, landslides and other geologic hazards, and other dangers and to try to prevent overcrowding of the land, and to lessen traffic congestion;
(3) Protect and conserve the character and stability of Wasatch County, and to encourage the orderly development of the land;
(4) Protect and conserve the Wasatch County property values and minimize conflicts among uses of the land and structures;
(5) Establish public and private policy that encourages action to provide adequate and efficient transportation, water, sewerage, schools, parks, playgrounds, recreation and other public facilities;
(6) Establish reasonable standards of design and procedures for development;
(7) Create an atmosphere attractive to visitors and residents;
(8) Fully exercise all of the powers granted to the County by the provisions of the Utah Code Annotated (17-27-101) County Land Use Development and Management Act, and all other powers granted by statute or by common law for the regulation of land uses and improvements;
(9) Protect and enhance the quality of life in general for Wasatch County residents;
(10) Allow development in a manner that encourages the preservation of scenic values, historic structures, agricultural uses and minimizes the impact on natural resources in Wasatch County;
(11) Provide for well-planned commercial and residential centers, efficient traffic circulation, and efficient use of county services;
(12) Regulate development that may add to existing geologic hazards, erosion, flooding or other conditions that create potential dangers to life and safety in the community or detract from the quality of life in the community;
(13) Require new development to be fiscally responsible by providing all required improvements and adequately mitigating any impacts to the County;
(14) Establish Zone Districts within which the Legislative Body may regulate and restrict the erection, construction, reconstruction, alteration, repair or use of buildings and structures and the uses of land; and
(15) Provide methods of administration and enforcement of this Title and provide penalties for the violation thereof.

General Plan Purpose
The purpose for the preparation of this general plan is to provide a comprehensive approach to the coordination of development, natural resources and open space in such a way as to provide a harmonious relationship that meets the needs of present and future residents and also promotes the health, safety and general welfare of the residents of the County. Specifically, the purposes for planning within Wasatch County are:
1. To promote the most acceptable type of development within each planning area of the County.
2. To insure the orderly growth of urbanizing areas and reduce the haphazard scattering of development that has occurred since the first plan became outdated.
3. To foster commercial and light industrial development that will strengthen the economic base of the County.
4. To protect the natural and cultural resources of the County.
5. To insure that geologic hazards, flood plains, wetlands, ridgelines, view sheds and other physical constraints are adequately considered in each planning area.
6. To insure that local units of government can obtain the highest return per dollar spent in maintaining water and sewer facilities, storm drainage facilities, streets, parks and other types of public facilities.
7. To ensure that public safety personnel and facilities are within a reasonable distance in areas of concentrated development within the
8. To promote the social and economic well-being of the people of the County.
9. To insure that growth does not over tax the water resources and degrade the clean air of the County.

Friday, November 10, 2006

Red Ledges Zone Change Approval

A news story reported on the "ritzy venture" on Thursday, discussing the Red Ledges development and its effect on Wasatch County.

The first step in the approval process came before the Planning Commission on 11/9, after an initial 3 to 3 vote in an earlier meeting. At this meeting, traffic studies indicated a threefold increase in traffic on Center St. from new developments - without some alternatives being implemented.

After extended discussion of the potential traffic which and introduction of various possible traffic plans, several of the approximately 75 citizens in attendance expressed their opinions. About 15 people spoke, with over two-thirds expressing displeasure with proposed zone change. Previous meetings had also brought vocal opposition to the project. A few residents have indicated their approval of the proposed 1500 new houses which the project might bring.

After all of the discussion, a motion was made to deny the approval for the zone change, which was defeated by a vote of 3 to 4. A subsequent motion to approve was passed 4 to 3. The issue now goes to the County Council for their consideration. The change for P160 and RA-1 will allow an increase from less than 50 house to about 500 under current Mountain Zone regulation. An further request has been made to change the law concerning the zone to further increase the allowable houses to nearer the desired 900 plus.

Sunday, November 05, 2006

Red Ledges Development Survey

A new internet poll has been posted concerning the Red Ledges development at This survey is open to Wasatch County residents and is totally anonymous. It will take about five minutes to complete and has ample room for personal comments. Please feel free to weigh in with your opinion.

The Red Ledges development is proposed as a large gated community with a private golf course and other amenities for its residents. I would be located on the former McNaughtan farm on the eastern edge of Heber City just north of Center St and would include the adjoining property located in Wasatch County.

More information can be found on the developers' website by clicking HERE.

The project is currently planned to be jointly developed in coordination with both Heber City and Wasatch County. Several hearings have been held on the issue. One joint meeting was reported HERE.

Saturday, August 05, 2006

Land Use Survey - from Sep 2000

I'm certain there will be those that say the anonymous, open to anyone, survey is not "scientific" or does not really indicate what the Wasatch County residents REALLY want. However, it is quite consistent with other measured barometers of public opinion. Anyone remember the Asphalt Plant hearings or the Airport Expansion.

Prior to the 2001 General Plan a survey was done for the county by BYU.

The current survey is quite consistent with the BYU survey's results. Excerpts:
"72% . . favor slow to negative population growth. Economically there is greater sentiment in favor of slow to moderate growth. There is little sentiment in favor of rapid growth on either population or economic dimensions."

When residents were asked to rate their satisfaction with their community - 45% highly and 28% satisfied. When asked for "Preference for Community Change" 61.6% said it was "absolutely essential" to keep "The Way It Is." (76.5 % serious+)

Other serious "Preference for Community Change" were 89% Protect Air and Water quality, 82% Enforce Zoning & Land Use, 82% protect wetlands, 72% agricultural community,

"In general, the majority of respondents favor keeping at least 75% of the unincorporated areas of the county as open space." "There is very little sentiment favoring large scale developments of any of the areas." (defined as County, North Fields, South Fields, Provo River, Snake Creek, Round Valley, Woodland, Lake Creek)

In 2000, respondents were asked about "Problem Areas Five Years From Now." The number one problem - "Excessive Residential Development" 80% said it would be a serious problem; 80% also listed Traffic. Over 60% were concerned about excessive COMMERCIAL development. Have we solved those problem or fulfilled the prediction?

"The majority prefer that both the Master Plan and the zoning ordinance be changed in minor way to refine them. A large majority (over 30%) would like to have them both revised extensively to make the more restrictive."

How have we done in abiding by the desires of the residents? For any wishing to read the entire report, I'm sure you can find it on some dusty shelf or archive in a government office.

Friday, July 14, 2006

Another Moratorium!!!

Lo and behold, Wasatch County has discovered that the "solution" to the previous moratorium was unworkable and another moratorium has been enacted at the Wednesday Council meeting 7/12.

Trying not to gloat, I'll simply refer the reader to this posted on Feb 22.

Citizens of Wasatch have another opportunity to speak up about growth - if they will take it. Otherwise, I fear more of the same - or even worse.

Wasatch County Population 2005 - 18,974

Projection based on already approved developments - at very conservative 8.000 approved (probably 9 to 10,000) - add another 24,000 to 30,000 plus all of the other developments not yet introduced.