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Developmental Center Property (Property south of Lone Peak High School)
Background Information
The Utah State Developmental Center owns the 112 acres of property that is located south of Lone Peak High School. Recently, the Board governing that organization voted to sell the land to Boyer company to develop. The Developmental Center plans on using the proceeds from the sale to fund the Center long term.

The property has been designated as Mixed Use in the General Plan Land Use Map since 1995. The current zoning on the property is R-1-40 (Residential). The State Developmental Center prepared a master plan in 2013 that included 1,072 residential units and 174,200 square feet of non-residential uses.

Process To This Point
The Boyer company is currently preparing a mixed use development plan. Initial plans include a mix of residential products including town-homes, senior communities, small single family lots, and large single family lots as well as space for commercial, retail, or offices. The current draft plan has a max of 699 units and 7.3 acres of commercial, retail, or offices. Canal Boulevard (East West Connector) is a part of those plans and is the road on the south east corner of the plans shown below.

A Work Session with the City Council and Planning Commission was held on January 15, 2019 to review and discuss Boyer's initial plans and garner feedback. See the presentation materials below.

A community wide Open House was held on January 30 to show the public the initial plans and garner feedback.

At the February 19 City Council Meeting, Boyer presented a summary of the feedback they received at the Work Session and Open House and how they had adapted their plan based on that feedback.

On March 27, the developers held an Open House to present a summary of the feedback they have received and how they have adapted their plan based on that feedback. For example, the number of total units has decreased and the apartments have been eliminated.

On April 30, the Planning Commission approved the rezoning request.

Next Steps
The request for rezoning will go to City Council on May 22. If the rezone is approved by City Council, subdivision plans would come to Planning Commission and City Council late this summer or early fall.

To stay up-to-date on this project watch City newsletters, this webpage,  Highland's Facebook and Twitter accounts, and meeting agendas at http://bit.ly/HC-agendas.

Additional Information
There are some unique aspects the Planning Commission and City Council will consider as a part of this rezone request. 
  1. The 1995 Land Use Map called for this area to be an Open Space Business Park District and planned for it to be Business Parks and Mixed Uses
  2. The 2008 General Plan names that property as a "Mixed Use" meaning commercial, office, residential, and/or institutional, uses.
  3. One of the General Plan's Land Use Goals was to: "Ensure that commercial and mixed-use developments are well designed and fit in with the existing community" by "Create[ing] a specific master plan and design guidelines for the State School mixed-use site."
  4. Under the General Plan's Affordable Housing Element, it states "Notwithstanding the weak community support for alternative housing types… The City may choose to focus on solutions such as… multi-family housing mixed-use developments such as the area south of LPHS" and one of the goals is to "Increase the percentage of development of affordable and senior housing"
  5. There is a possibility that if the rezoning was denied, the developer could request a boundary line change so the property becomes part of American Fork City. The development could then proceed with higher density and Highland would have no influence on the final product.

Cost Benefit Analysis
The City hired Lewis Young Robertson & Burningham to do a cost/benefit analysis of the developer's proposed plan as well as a comparison if the property were developed as R-1-40, R-1-30, and R-1-20 in Highland. 83% of the cost to the City as a result of the development are for Police and Fire services. The analysis shows that based on the current public safety cost allocation formulas with Lone Peak Public Safety District, higher density residential, or residential development in general, may not result in a net benefit to the City over a 25 year time-frame.