Cedar Crest Village highlights concerns about growth on East Side
Developers envision a master-planned Hoytsville, but many residents aren’t sold
When envisioning the ideal town, often images of picturesque streets with a village core, complete with small businesses, happy families, community and cultural centers, farmers markets and open space come to mind.
And someday, Hoytsville could be developed into such a place.
The Eastern Summit County Planning Commission on Thursday met with Ivory Homes and Larry H. Miller Real Estate, which have both been involved in the development of the master-planned community Daybreak, in South Jordan, to discuss plans for future growth in the East Side community. The project in Hoytsville, known as Cedar Crest Village, is the first to be proposed in the village overlay that was adopted by the Summit County Council in 2018.
County code states the purpose of a village overlay is to revitalize existing, unincorporated communities in eastern Summit County. It helps ensure comprehensive, community-specific plans for land use to address current and future needs through public processes. The Cedar Crest Village Overlay was created after input from 25 Hoytsville property owners, representing approximately 1,000 acres, who wanted to address concerns on the East Side.
The group selected Ivory Homes and Larry H. Miller Communities to build on the foundation they created and help turn the idea into a reality.
“As growth continues to challenge our state, we’re honored Ivory Homes asked us to join them on this project, bringing our expertise in award-winning community planning to deliver the benefits of a collaborative process between residents, landowners, community builders and local government,” Brad Holmes, the president of Larry H. Miller Communities, said in a prepared statement.
Representatives from the developers emphasized their goal on Thursday, indicating their proposal, which spans several decades, is in the early stages and they’re open to public feedback.
A major theme throughout the presentation was that developers want the master-planned community to have the same character and charm – from the mountain views to the tube steel fencing and gravel roadways – that Hoytsville has today. Many of the design principles would enhance what already exists by improving walkability, function or aesthetics.
The current plans also set aside 60% of the land for open space. A February map allocated 46 acres for mixed-use development, 391 acres for mixed residential and 303 acres for low-density residential. Representatives also discussed possible amenities including a small market, a community center, daycare, independent senior living and assisted care facilities, affordable housing, office space and a bowling alley or a theater.
The developers are hopeful the public benefits of the project will encourage more property owners to opt in. They framed the Cedar Crest project as a way to achieve smart, incremental growth.
But the project was unfathomable to some Hoytsville residents. Several people who spoke during the public comment portion of the meeting, which lasted nearly an hour, shared the same sentiment: They’ve spent most of their lives in the community and they want to recognize it when they die.
“We don’t want to become a city. We like it like it is,” Donald Twigs, a Hoytsville resident said. “[The developers] don’t care whose neighborhood they tear up. They don’t care if you live there for 21 years in mud while they do construction. They care about one thing and that’s the money they can make around us.”
He continued, “I just like to have the peaceful bucolic place to live and I want to live there ‘til I die and I don’t want to live there in mud for 21 years.”
Kent Pace agreed. He admitted he’s scared of the growth looming toward the East Side and that he doesn’t want the community’s character to change.
“When I saw the presentation tonight it made me sick to think that’s not going to be our Hoytsville,” he said over Zoom. “They say what do we want in Hoytsville? I want it to stay the way that it is: the beautiful little community we’ve had for my whole life … I’m afraid the only ones who benefit from this are those selling their grounds.”
Others who spoke appreciated the developers’ effort and recognized the need for things such as affordable housing and improved public infrastructure, but had concerns about impacts on neighboring places including Coalville as well as the area’s agricultural heritage, water use, density and overall affordability.
Dan Blonquist praised the project for its effort to fit into the local community and work as best as it can. He sympathized with those who don’t want to see Hoytsville change and advocated for people to remain open-minded.
“This is going to come whether we want it to or not, and if it can be done in an orderly manner, I think it’s a pretty good idea,” Blonquist said.
An interactive website launched by Ivory Homes and Larry H. Miller Communities allows the community to engage with project planners through a series of questions and provide overall feedback. There were 10 responses on the website less than 24 hours after the Planning Commission meeting, with many respondents indicating the need for affordable housing.
Bill Wilde, chair of the Planning Commission, emphasized the panel had not made any decisions regarding the proposed Cedar Crest Village. Planning Department staffers also indicated there was a lengthy public process ahead before any approvals are issued. They will continue meeting with the Cedar Crest Village Overlay Zone Committee monthly to review the draft plan.
Visit cedarcresthoytsville.com for more information about the project or to provide feedback.
Although PEG’s application has been withdrawn, Vail’s development rights remain.
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