Save the Wasatch Bench from Extreme-Density Development
Ivory Homes recently shared its Pepperwood Hills plan with residents. This plan could exploit zoning loopholes and put ~400 residential units, including multi-story condominium buildings, on the bench above Sandy’s Wasatch Blvd.
As a community, we are concerned that Ivory’s Pepperwood Hills project will…
Turn our mountains into a crowded condo hub for tourists
Extreme-density development may ruin what makes areas near Wasatch Blvd. and Dimple Dell State Park a peaceful escape for families all over the valley. Airbnb property investors or seasonal residents could scoop up the luxury condos to rent out part-time, leading to parties, speeding, litter, noise and loss of community.
Magnify the year-round dangers of Dimple Dell Road and residential “connector” streets
The narrow Dimple Dell Road and residential “connector” streets were not built for an exponential increase in vehicle traffic. Already treacherous driving and cycling conditions will only get worse.
Increase Wasatch Blvd. traffic jams during ski season
Today’s mouth-of-the-canyon “ski season” congestion on Wasatch Blvd. could grow southward from the Bell Canyon Boulders Trailhead to Hidden Valley Park or beyond.
Increase wildfire risk and block fire evacuation routes
Adding thousands of people next to the dry mountainside means another wildfire could be just one spark away. Single-lane escape routes could quickly jam up with fleeing vehicles.
Threaten the valley’s watershed and endanger walkers and wildlife
Ivory’s development is planned to be within our watershed, potentially threatening water quality for Salt Lake County. New buildings and traffic could cut off deer trails between Dimple Dell and the mountainside while greatly increasing the risk of deadly collisions.
Open the door for more irresponsible developments
Sandy City has implemented a six-month moratorium on development projects along the Wasatch Bench to study potential impact. If developers see Ivory’s plans come to fruition, we can expect additional and similar projects to follow.
How can Ivory do this if current zoning specifies only 1.62 units per acre?
Ivory’s scheme involves leveraging ~200 acres of unbuildable, steep slopes to “load up” on units for a ~60-acre buildable space. If successful, Ivory could even try to donate unbuildable land back to Sandy City after project completion and avoid taxes.
