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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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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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Ban on AI glasses in Utah classrooms inches closer to passing

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Ban on AI glasses in Utah classrooms inches closer to passing


AI glasses could allow you to get answers, snap photos, access audio and take phone calls—and now a proposal moving through the legislature would ban the glasses from Utah school classrooms.

“I think it’s a great idea,” said Kizzy Guyton Murphy, a mother who accompanied her child’s class on a field trip to the state Capitol on Wednesday. “You can’t see inside what the student is looking at, and it’s just grounds for cheating.”

Mom Tristan Davies Seamons also sees trouble with AI glasses.

“I don’t think they should have any more technology in schools than they currently have,” she said.

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Her twin daughters, fourth graders Finley and Grayson, don’t have cell phones yet.

“Not until we’re like 14,” said Grayson, adding they do have Chromebooks in school.

2News sent questions to the Utah State Board of Education:

  • Does it have reports of students using AI glasses?
  • Does it see cheating and privacy as major concerns?
  • Does it support a ban from classrooms?

Matt Winters, USBE AI specialist, said the board has not received reports from school districts of students with AI glasses.

“Local Education Agencies (school districts) have local control over these decisions based on current law and code,” said Winters. “The Board has not taken a position on AI glasses.

MORE | Utah State Legislature:

Some districts across the country have reportedly put restrictions on the glasses in schools.

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“I think it should be up to the teachers,” said Briauna Later, another mother who is all for preventing cheating, but senses a ban could leave administrators with tired eyes.

“It’s one more thing for the administration to have to keep track of,” said Later.

The proposal, HB 42, passed the House and cleared a Senate committee on Wednesday.

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