Landowners hoping to create a new town in between Kamas and Hideout on S.R. 248 have until Monday to redraw the proposed town boundaries, and sponsor Derek Anderson is certain he’ll meet the deadline.

The Salt Lake City-based real estate attorney has been working to resubmit the incorporation petition for West Hills since April, when at least one landowner asked to be excluded from the suggested boundary. 

The town was originally drawn on 3,000 acres west of Democrat Alley stretching to the Wasatch County border, but the new proposal will likely be about 10% bigger to accommodate those who have asked to be removed — and those who want in.

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“Population is being cut by about 80 people, but the acreage is increasing because the people coming in own bigger parcels,” Anderson said. 

That means West Hills would have fewer groups of people who own small amounts of land and an increase in individual property owners with larger parcels. Anderson expects there to be just more than 100 people located within the new town boundaries.

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Property owners who hold 1% of the assessed fair market value or 10% of the total private land area can request exclusion — or inclusion — in the proposed municipality, according to state code.

Around 50 people asked to be removed during the two exclusion periods with some new requests to be added in. The sponsors were able to accommodate about 90% with the proposed modifications.

West Hills supporters see the new town as a way for property owners to have a guiding hand in growth and development. Yet there’s been a prominent uproar from many community members in response to the proposal. 

A feasibility study commissioned by the Utah Lt. Governor’s Office late last year determined the new eastern Summit County town could succeed along S.R. 248 under certain circumstances. 

It would rely heavily on residential and retail development based on an estimated population growth of 642% in five years. There would also have to be 160,000 square feet of commercial space developed within two years to create the sales tax revenues needed to support the town.

Expenditures in West Hills are projected to cost $255,878 in 2025 and could reach $811,887 by 2028. A primary resident in the study area was estimated to pay around $233 in property taxes for a home valued at $1.3 million. 

Consultants were unable to determine how much the rate could increase if the town could not generate enough sales tax. There were also additional risks to the town if Summit County annexes the 834-acre Ure Farm, which was included in the original proposal. 

The Ures haven’t requested exclusion, but Anderson said most of the land has been excluded so the county can “pursue their open space goals more comfortably.” However, a request to exclude the Kamas Valley Lions Gun Club went unfulfilled. 

Anderson said it doesn’t qualify because it’s low value and it would potentially create an island. The sponsor added that the “citizens of West Hills might appreciate this amenity.”

A new study will be conducted based on the new West Hills boundaries to determine if it would still be feasible at the proposed location. Anderson expects the assessment to be completed at the end of July. A new public hearing date would be scheduled after that.

Then, Anderson can submit a petition for the incorporation, which was first filed in April 2023, to be up for a vote on the general election ballot. West Hills needs support from at least 10% of property owners who own 7% of the assessed land value for the town’s incorporation to be up for a vote. 

Anderson said West Hills has enough support to make it happen — it’s just a matter of when. He initially hoped the matter would be voted on this fall, but it will be close. The certificate of incorporation must be submitted 65 days before Nov. 5. Otherwise, it will be voted on in 2025.

“Our original pitch to the landowners was, let’s do this together to control the future growth of the area. We learned through the private cottage meetings and the public meeting that some agreed with this, but many others did not,” Anderson said. “We also learned that locals are concerned about the amount of projected commercial and residential density. We listened to those concerns and have since significantly reduced our five-year projections that will be reflected in the modified proposal.”

Visit ltgovernor.utah.gov/incorporations for more information.