The Utah Lt. Governor’s Office determined the landowners involved in an effort to create a new town on S.R. 248 near Kamas and Hideout can move forward.
The findings of the feasibility study were released last week after a group of East Side property owners filed to incorporate the town of West Hills in late April. Consultants determined the new community could be successful at the proposed location — but under certain circumstances.
“This is a significant milestone for West Hills,” Derek Anderson, a landowner and real estate attorney who is sponsoring the initiative, said in a statement. “The participating landowners are grateful that the Lt. Governor’s Office has favorably determined that we are now legally approved to continue forward with the incorporation process.”
The study determined West Hills can proceed with the incorporation process because it’s expected to bring at least a 5% budget surplus, the consultants said. It examined environmental, economic and infrastructure factors in the proposed area.
A primary resident in the study area was estimated to pay around $233 in property taxes for a home valued at $1.3 million.
However, there are also risks for a new town.
The tax cost could go up to $439 in 2025 if residents decide to build a government building. Expenses could increase based on what other services are needed. There are no public facilities within the boundaries. The town would have to contract certain services, such as police and fire, with Summit County.
There’s also land included in the proposed West Hills boundary attached to the Ure family farm that Summit County is attempting to purchase as well as parcels in Kamas and Francis officials are considering annexing. The study said the proposed development buildout may be reduced to the point it could create financial instability for the town.
The risks were compared to Cedar Highlands in Iron County, which was incorporated in 2018 and then ultimately reverted back two years later. The town suffered because “the lack of commercial revenue and reliance on road and sales taxes were not financially sustainable.”
West Hills’ success will be dependent on proposed commercial and industrial development because it doesn’t generate retail sales revenue.
“In the event that this development does not transpire or proceeds at slower rates than modeled in this study, it is likely that total revenues would not offset total expenditures,” consultants said.
The West Hills area is estimated to be just more than 3,000 acres after several property owners opted out of the new town’s boundaries.
Supporters of the project see opportunities for self-governance, local land-use authority and control over future plans for the area. Anderson characterized the West Hills effort as “a landowner-driven cooperative intended to ensure the prosperity for future generations.”
Other property owners in the area have expressed concerns about the plan. Some residents have expressed concerns about who is involved in the project and how West Hills will be built out or funded.
With a positive recommendation issued, a petition and public hearing process will ensue. West Hills needs signatures from at least 10% of the property holders who own 7% of the assessed land value. Then, an election will be held to determine the town’s incorporation.
The Lt. Governor’s Office is also reviewing three other proposals for incorporation. They are Riddermark in Iron County, Spring Lake in Utah County and Ogden Valley in Weber County.