Chapter 4: Land Use
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CHAPTER 4: LAND USE ▲▲ Chapter 4: Land Use 4.1 Regulatory Setting.......................................................................................... 4-2 4.2 Affected Environment.................................................................................... 4-2 4.2.1 Methodology ...................................................................................... 4-2 4.2.2 Land Use in Salt Lake County ........................................................... 4-4 4.2.3 Land Use in Utah County................................................................. 4-15 4.3 Environmental Consequences ..................................................................... 4-21 4.3.1 Methodology .................................................................................... 4-21 4.3.2 Growth Choices................................................................................ 4-22 4.3.3 No-Action Alternative...................................................................... 4-22 4.3.4 Salt Lake County Alternatives ......................................................... 4-22 4.3.5 Utah County Alternatives................................................................. 4-39 4.3.6 Mitigation Measures......................................................................... 4-45 4.3.7 Cumulative Impacts ......................................................................... 4-45 4.3.8 Summary of Impacts ........................................................................ 4-45 4.4 References ..................................................................................................... 4-49 This chapter describes the existing land use within each jurisdiction in the land use impact analysis area as well as the applicable land-use plans and policies. It also analyzes the expected impacts of the proposed alternatives on land-use patterns in this area. Land Use Impact Analysis Area. The land use impact analysis area is the same as the Mountain View Corridor (MVC) study area described in Section 1.1, Study Area Description, in Chapter 1 and includes portions of Salt Lake County and Utah County. The land use impact analysis area encompasses all of the areas where land-use patterns could be affected by one or more of the action alternatives (see Figure 4-1, Land Use Impact Analysis Area). Within Salt Lake County, the land use impact analysis area extends from Salt Lake City International Airport and the International Center on the north to Camp Williams at the Utah County line on the south. Bangerter Highway is the eastern boundary for the majority of the Salt Lake County portion of the impact analysis area in Salt Lake County starting at the intersection of Interstate 15 (I-15) and Bangerter Highway and continuing north to Interstate 80 (I-80). I-15 provides the remainder of the eastern boundary of the impact analysis area in Salt Lake County starting at the intersection of I-15 and Bangerter Highway and continuing south to the Utah County line. The western boundary is approximately State Route (SR) 111. Within Utah County, the northern boundary of the impact analysis area is the Utah County–Salt Lake County line, and the southern boundary is Utah Lake. ▼▼ MOUNTAIN VIEW CORRIDOR FINAL ENVIRONMENTAL IMPACT STATEMENT 4-1 CHAPTER 4: LAND USE ▲▲ The boundary of the impact analysis area extends west to include portions of Saratoga Springs and Eagle Mountain while continuing to follow I-15 on the east to Lindon. Within the boundaries of the impact analysis area are 15 municipalities, three unincorporated townships, and a military installation (Camp Williams) as well as non-annexed county land. In Salt Lake County, the municipalities are Salt Lake City, West Valley City, Draper, Taylorsville, West Jordan, South Jordan, Riverton, Herriman, and Bluffdale. In Utah County, the municipalities are Lehi, American Fork, Pleasant Grove, Lindon, Saratoga Springs, and Eagle Mountain. The Camp Williams Army National Guard military installation is in both Salt Lake and Utah Counties. Kearns, Magna, and the Southwest Community are townships within the impact analysis area that are governed by Salt Lake County policies. Land use within these townships is guided by plans adopted by their elected officials. 4.1 Regulatory Setting The Utah state legislature has delegated responsibility for land-use planning and regulation to the counties and cities. These local governments develop general or comprehensive plans for land development within their jurisdictional boundaries. These plans provide the parameters for future land use as well as infrastructure needs. The public has the opportunity to participate in the land planning process by reviewing and commenting on draft land-use plans before they are approved by local city officials. All plans discussed in this section have been developed in accordance with this general approach and, therefore, represent the type of land use and community that each local government desires. 4.2 Affected Environment This section describes the existing land use within each jurisdiction in the land use impact analysis area as well as the applicable local and regional land-use plans and policies. 4.2.1 Methodology The analysis of the existing land use for each county and jurisdiction was performed using a combination of aerial photographs, GIS (geographic information systems) data, digital orthophoto quadrangles, and consultation with representatives from each jurisdiction. ▼▼ MOUNTAIN VIEW CORRIDOR 4-2 FINAL ENVIRONMENTAL IMPACT STATEMENT CHAPTER 4: LAND USE ▲▲ 4.2.1.1 Existing Land Use A general description of the existing land use is provided by geographic area. This information is based on aerial photographs, field surveys, and land-use plans that were initially gathered in 2002; the aerial photographs were updated in 2004 and the land-use plans were updated in early 2006. The existing land use was input into electronic GIS files so that the impacts could be evaluated. The data layers in the GIS files included general land-use types that are found in the area: agricultural, commercial, industrial, institutional, open space, low-density residential, medium-density residential, high-density residential, and no data. The land-use category “no data” includes (1) acreage for which aerial photographs either were not available or did not have good enough quality in 2004, and (2) acreage used by existing transportation infrastructure (roads and highways). Note that the existing land use as described in this chapter does not necessarily match current zoning and land-use plans because these plans and zoning programs are continually being updated. 4.2.1.2 Local Land-Use Plans The land-use plans that apply to the land use impact analysis area show that the majority of the area will be developed for residential uses. The plans express the desires of the local jurisdictions to implement transportation improvements to encourage economic development. Concepts explored in regional and local land- use plans include opportunities for commercial nodes, retail centers, and transit- oriented development. Information from the plans that were used to compile this chapter was current as of early 2006. ▼▼ MOUNTAIN VIEW CORRIDOR FINAL ENVIRONMENTAL IMPACT STATEMENT 4-3 CHAPTER 4: LAND USE ▲▲ 4.2.1.3 Regional Planning The responsibility for regulating land use rests with the local governments; there is no broad regional body with the authority to determine land-use policy. Nonetheless, the jurisdictions in the region have made several efforts to address broader regional issues through collaborative planning. Many of these efforts have been facilitated by non-governmental organizations, such as Envision Utah. Section 4.2.2.3, Regional Planning, discusses several of the regional planning efforts that have influenced local planning decisions in the land use impact analysis area. Most of these efforts resulted in recommendations only, and the resulting goals and policies are not obligatory. Regional planning also takes place as part of the ongoing metropolitan transpor- tation planning process, which is carried out by the applicable metropolitan planning organizations—the Wasatch Front Regional Council (WFRC) in Salt Lake County and the Mountainland Association of Governments (MAG) in Utah County. The plans adopted by these planning organizations focus on transportation (consistent with federal laws), and the transportation priorities established by the metropolitan planning organizations in their long-range plans provide an additional indication of the region’s overall approach to growth and development. 4.2.2 Land Use in Salt Lake County 4.2.2.1 Existing Land Use Within the Salt Lake County portion of the land use impact analysis area are portions of nine municipalities and three unincorporated townships. The description of the existing land use begins at the northern end of the impact analysis area and extends south to the Utah County line. Table 4.2-1 below shows the land-use categories and the percentage of each land use for each municipality and the unincorporated area in the Salt Lake County portion of the land use impact analysis area (see Figure 4-2, Land Use – Salt Lake County). Following the table, this section describes the land uses in six specific sections of the Salt Lake County portion of the land use impact analysis area: • North of I-80 to SR 201 (2100 South) • 2100 South to 4100 South • 4100 South to 6200 South • 6200 South to 10200 South • 10200 South to 13400 South • 13400 South to 15500 South ▼▼ MOUNTAIN VIEW