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Light-touch density housing could solve Utah's shortage of homes

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Light-touch density housing could solve Utah's shortage of homes


As we approach Election Day 2024, Utah lawmakers are rightly considering policy reforms to address housing affordability in Utah. According to Sutherland Institute’s voter priority poll from earlier this year, housing affordability is at the top of voters’ list of issues that will influence their vote this year.

As Utah policymakers consider reforms, one stands out for its promise — borne out by the evidence — to significantly address the costs of housing without requiring a dime in taxpayer subsidies: promoting light-touch density (LTD) housing.

A new study released by the American Enterprise Institute’s Housing Center confirms how a modest increase in density can ignite housing abundance and rein in surging home prices.

The Housing Center studied the 230,000+ single-family detached (SFD) homes that were constructed between 2000 and 2023 and found that the median home sat on one-quarter acre. If the median lot size were one-sixth of an acre instead, 145,000 additional homes for families would have been built. With slightly smaller lots and living areas, their price would be about 10% less, thereby improving affordability. The additional supply and price of these new homes would have reduced price pressures more broadly.

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If 20% of this SFD land had been used for townhomes instead, the number of new homes built from 2000-2023 would have grown to 476,000 — more than double what was actually built. At the median lot size, these townhomes would have still accommodated family-sized living areas, but they would have sold for about 30% less than a single-family home on a quarter-acre lot. Importantly, all these additional homes would have been provided by the private market, with zero housing subsidies required. This approach to housing is called light-touch density (LTD).

Utahns are rightfully proud of their homeownership rate of 71.2%, which is 12th highest among the states and about seven percentage points above the national average. However, the homeownership rate for homes built from 2010-2021 in Utah was only 66%. Meaningfully, 89% of the extra homes built with LTD would have been owner occupied.

But the past is past. What do we do today? As reported by the Housing Center, in 2023 it was harder for blue-collar workers to buy an entry-level home in Utah than in any other state, including California. In its recent Utah Housing Market Update, Kem C. Gardner Policy Institute’s “projections indicate Utah will grow from 3.5 to 4 million residents between 2024-2033, an average annual growth rate of 1.5%.” This would be nearly double the recent level of new-home construction permits.

As the saying goes, the best time to plant a tree was 20 years ago. The second best time is today. Going forward, pursuing an LTD approach would double the number of single-family homes currently being permitted for construction in Utah — providing 200,000 additional and more affordable homes over 10 years.

Where to start? First, the Utah Legislature should allow small lot development by-right — not requiring discretionary approval from cities — by setting lot size minimums for single-family homes at 5,000 square feet and for townhomes at 1,000 square feet. Second, lawmakers should avoid poison pills like unrealistically low floor area ratios, unrealistically high parking requirements and affordable housing mandates.

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But isn’t it wrong to interfere with municipal zoning prerogatives? The answer is no for two reasons.

First, municipalities have largely failed to act, notwithstanding having had decades to address this burgeoning crisis. Second, these legislative actions would promote long-ignored principles of the Utah Constitution. This includes Article 1, Section 1: “All persons have the inherent and inalienable right to acquire, possess and protect property.” It also includes Article 1, Section 27: “Frequent recurrence to fundamental principles is essential to the security of individual rights and the perpetuity of free government.”

In short, these rights are inherent and inalienable to people, not to cities or the state. Framed in this manner, these suggested legislative actions seem both logical and compelling. The LTD approach to housing would be largely unnoticeable to current homeowners due to its modest changes, but its positive impact would eliminate Utah’s housing shortfall and rein in crushingly high home prices. As elected officials consider how to enact that mandate given them by voters this year, promoting light-touch density housing should be high on their priority list.

Edward J. Pinto is senior fellow and co-director at American Enterprise Institute’s Housing Center.



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Utahns first or eroding the Utah way? House OKs measure cracking down on illegal immigration

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Utahns first or eroding the Utah way? House OKs measure cracking down on illegal immigration


SALT LAKE CITY — A controversial Utah proposal to crack down on the presence of immigrants in the country illegally that had seemed stalled gained new life Friday, passing muster in new form in a relatively narrow vote.

In a 39-33 vote, the Utah House approved HB386 — amended with portions of HB88, which stalled in the House on Monday — and the revamped measure now goes to the Utah Senate for consideration.

The reworked version of HB386, originally meant just to repeal outdated immigration legislation, now also contains provisions prohibiting immigrants in the country illegally from being able to tap into in-state university tuition, certain home loan programs and certain professional licensing.

The new HB386 isn’t as far-reaching as HB88, which also would have prohibited immigrants in the country illegally from being able to access certain public benefits like food at food pantries, immunizations for communicable diseases and emergency housing.

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Moreover, Rep. Trevor Lee, R-Layton and the HB88 sponsor, stressed that the new provisions in HB386 wouldn’t impact immigrants in the country legally. He touted HB88 as a means of making sure taxpayer money isn’t funneled to programming that immigrants in the country illegally can tap.

Rep. Lisa Shepherd, R-Provo, the HB386 sponsor, sounded a similar message, referencing, with chagrin, the provision allowing certain students in the country illegally to access lower in-state tuition rates at Utah’s public universities. Because of such provisions “we’re taking care of other countries’ children first, and I want to take care of Utahns first. In my campaign I ran and said Utahns first and this bill will put Utahns first,” she said.


If we stop young folks who have lived here much of their life from going to school and getting an education, it is really clear to me that we have hurt that person. It’s not clear to me at all that we have benefitted the rest of us.

–Rep. Ray Ward, R-Bountiful


The relatively narrow 39-33 vote, atypical in the GOP-dominated Utah Legislature, followed several other narrow, hotly contested procedural votes to formally amend HB386. Foes, including both Democrats and Republicans, took particular umbrage with provisions prohibiting immigrants in the country illegally from being able to pay in-state tuition and access certain scholarships.

As is, students in the country illegally who have attended high school for at least three years in Utah and meet other guidelines may pay lower in-state tuition, but if they have to pay out-of-state tuition instead, they could no longer afford to go to college.

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“If we stop young folks who have lived here much of their life from going to school and getting an education, it is really clear to me that we have hurt that person. It’s not clear to me at all that we have benefitted the rest of us,” said Rep. Ray Ward, R-Bountiful.

Rep. Hoang Nguyen, D-Salt Lake City, noted her own hardscrabble upbringing as an immigrant from Vietnam and said the changes outlined in the reworked version of HB386 run counter to what she believes Utah stands for.

“I fear that what we’re doing here in Utah is we are eroding what truly makes Utah special, the Utah way. We are starting to adopt policies that are regressive and don’t take care of people. Utahns are one thing. Citizens are one thing. People is the first thing,” she said.

Rep. John Arthur, D-Cottonwood Heights, said the measure sends a negative message to the immigrant students impacted.

“If we pass this bill today, colleagues, we will be telling these young people — again, who have graduated from our high schools, these kids who have gone to at least three years of school here — that you’re no longer a Utahn,” he said.

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If we are compassionate to those who come the legal way and we are compassionate to those who already live here, that does not mean that we lack compassion for others in other ways.

–Rep. Kristen Chevrier, R-Highland


Rep. Kristen Chevrier, R-Highland, said the debate underscores a “fallacy” about compassion. She backed the reworked version of HB386, saying Utah resources should be first spend on those in the country legally.

“If we are compassionate to those who come the legal way and we are compassionate to those who already live here, that does not mean that we lack compassion for others in other ways,” she said.

The original version of HB386 calls for repeal of immigration laws on the books that are outdated because other triggering requirements have not been met or they run counter to federal law.

The Key Takeaways for this article were generated with the assistance of large language models and reviewed by our editorial team. The article, itself, is solely human-written.

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Utah man dies of injuries sustained in avalanche in Big Cottonwood Canyon

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Utah man dies of injuries sustained in avalanche in Big Cottonwood Canyon


A man died after he was caught in an avalanche in Big Cottonwood Canyon over the weekend.

A spokesperson for the Salt Lake County Sheriff’s Office confirmed on Thursday that Kevin Williams, 57, had died.

He, along with one other person, was hospitalized in critical condition after Saturday’s avalanche in the backcountry.

MORE | Big Cottonwood Canyon Avalanche

In an interview with 2News earlier this week, one of Williams’ close friends, Nate Burbidge, described him as a loving family man.

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“Kevin’s an amazing guy. He’s always serving, looking for ways that he can connect with others,” Burbidge said.

A GoFundMe was set up to help support Williams’ family.

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911 recordings detail hours leading up to discovery of Utah girl, mother dead in Las Vegas

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911 recordings detail hours leading up to discovery of Utah girl, mother dead in Las Vegas


CONTENT WARNING: This report discusses suicide and includes descriptions of audio from 911 calls that some viewers may find disturbing.

LAS VEGAS — Exclusively obtained 911 recordings detail the hours leading up to the discovery of an 11-year-old Utah girl and her mother dead inside a Las Vegas hotel room in an apparent murder-suicide.

Addi Smith and her mother, Tawnia McGeehan, lived in West Jordan and had traveled to Nevada for the JAMZ cheerleading competition.

The calls show a growing sense of urgency from family members and coaches, and several hours passing before relatives learned what happened.

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MORE | Murder-Suicide

Below is a timeline of the key moments, according to dispatch records. All times are Pacific Time.

10:33 a.m. — Call 1

After Addi and her mother failed to appear at the cheerleading competition, Addi’s father and stepmother called dispatch for a welfare check.

Addi and her mother were staying at the Rio hotel. The father told dispatch that hotel security had already attempted contact.

“Security went up and knocked on the door. There’s no answer or response it doesn’t look like they checked out or anything…”

11:18 a.m. and 11:27 a.m. — Calls 2 and 3

As concern grew, Addi’s coach contacted the police two times within minutes.

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“We think the child possibly is in imminent danger…”

11:26 a.m. — Call 4

Addi’s stepmother placed another call to dispatch, expressing escalating concern.

“We are extremely concerned we believe that something might have seriously happened.”

She said that Tawnia’s car was still at the hotel.

Police indicated officers were on the way.

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2:26 p.m. — Call 5

Nearly three hours after the initial welfare check request, fire personnel were en route to the scene. It appeared they had been in contact with hotel security.

Fire told police that they were responding to a possible suicide.

“They found a note on the door.”

2:35 p.m. — Call 6

Emergency medical personnel at the scene told police they had located two victims.

“It’s going to be gunshot wound to the head for both patients with notes”

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A dispatcher responded:

“Oh my goodness that’s not okay.”

2:36 p.m. — Call 7

Moments later, fire personnel relayed their assessment to law enforcement:

“It’s going to be a murder suicide, a juvenile and a mother.”

2:39 p.m. — Call 8

Unaware of what had been discovered, Addi’s father called dispatch again.

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“I’m trying to file a missing persons report for my daughter.”

He repeats the details he knows for the second time.

3:13 p.m. — Call 9

Father and stepmother call again seeking information and continue to press for answers.

“We just need some information. There was a room check done around 3:00 we really don’t know where to start with all of this Can we have them call us back immediately?”

Dispatch responded:

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“As soon as there’s a free officer, we’ll have them reach out to you.”

4:05 p.m. — Call 10

More than an hour later, Addi’s father was put in contact with the police on the scene. He pleaded for immediate action.

“I need someone there I need someone there looking in that room”

The officer confirmed that they had officers currently in the room.

Addi’s father asks again what they found, if Addi and her mother are there, and if their things were missing.

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The officer, who was not on scene, said he had received limited information.

5:23 p.m. — Call 11

Nearly seven hours after the first welfare check request, Addi’s grandmother contacted police, describing conflicting information circulating within the family.

“Some people are telling us that they were able to get in, and they were not in the hotel room, and other people saying they were not able to get in the hotel room, and we need to know”

She repeated the details of the case. Dispatch said officers will call her back once they have more information.

Around 8:00 p.m. — Press Conference

Later that evening, Las Vegas Metropolitan Police held a news conference confirming that Addi and her mother, Tawnia McGeehan, were found dead inside the hotel room.

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The investigation remains ongoing.

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