News for
June 17, 2026

 

By Myrna Trauntvein
TN Correspondent

For a number of years now, developers in Nephi City have been requesting higher densities in various zones and the council has discussed the topic in work sessions.

Shauna Talbot, city planner, said the subject was being brought up in the work session on Tuesday because once again there were ways that a higher density could be addressed.

“The higher densities being requested are mainly due to the housing pressures that exist in Utah and the difficulty in finding a supply of housing for younger generations,” said Seth Atkinson, city administrator. “Past planning commissions and city councils have been clear about keeping density limits and even reducing density in the city’s residential zones.”

Atkinson said that, based on recent feedback from both the planning commission and city council, there seemed to be an appetite for increasing the density numbers in the city’s residential and combined use zones.

“It could be helpful to have a discussion with the council on where or if increased density numbers are warranted,” he said.

He said that there had been some thought about adding a zone to the city zones. One idea, which is still non-existent because it hasn’t been created, is the R-4 zone. It would be designated around transport zones.

“We have recently added a vertical zone discount,” said Atkinson. “That helps builders because they can build vertically which requires less square feet of land per unit either on commercial or residential projects.”

A vertical building discount is an incentive allowing developers or property owners to reduce the minimum square footage of land required per unit if they add second or third stories rather than horizontally spreading out.

“The existing CU1 and CU2 zones are located mostly along Main Street,” said Atkinson. “There could be a CU3 with a business located on the bottom and living space on the top floors.”

He said that an R-4 zone could accommodate areas like freeway interchanges or highway commercial zones.

Justin Seely, mayor, said that they had approved zero lot lines thinking that would help allow for starter homes to be built.

“My youngest son is looking for a home to buy,” said Seely. “Homes start at $400,000.”

Even a good job meant that was out of his price range. What was needed was a formula for truly affordable housing. There were many spots in Nephi where land remained vacant and was just going to weeds that could be buildable spots if zoning allowed.

“Another problem is that there is some affordable housing but some rich dude comes in, buys up the property and rents it out,” said Tate Douglas, council member.

“There are some ways to prevent that,” said Talbot.

Atkinson said that Governor Cox had requested that affordable homes be built statewide. There were homes constructed in the past that were built with a carport and land. However, today, reducing the lot size did not mean affordable homes would be built there.

Many times a big house, with less property to care for, was constructed. A smaller home, referred to as a starter home, built in the past with a carport had appeal because the carport could be turned into a garage and a bedroom could be added.

Talbot said she had seen a shift toward twin homes in the community.

Jeramie Callaway, council member, said that there were still several tracks of land along Main Street. Those might be good places for a vertical discount with a business on the bottom floor and apartments above.

Talbot asked if the council thought those should be incentivized in CU2. She said that designation only existed where the council chose to allow it.

Callaway said he would like to see the density increased from 8 to 10 units just not on the main floor in that zone.

“It is six now,” said Talbot. “A CU3 zone would be an amalgamation of zones CU1 and CU2. Those would also fit into our commercial PODS. Rooftop apartments help incentivize businesses.”

Donald Ball said that such apartments could be smaller and cheaper. It would also incentivize development. There were also those renters who preferred not having a yard to care for.

JD Parady, council member, said he had looked at many different types of zones when he had been on a recent trip. Some of those were detached Accessory Dwelling Units (ADU). Those are a freestanding, self-contained residential structure built on the same property as a primary single-family home.

Some of the less expensive homes he had seen had become run-down but there still seemed to be pride. He would like to see a way to incentivize owner-occupancy.

Talbot said that to do that was to make it so that the first unit was required to be occupied by the property owner. The second unit could then be leased.

Kelly Lind, who owns a construction company in Nephi and builds high end homes for customers, said he would like to see the city reduce the required minimum lot size from 8,000 square feet.

Tahnee Lind said that in a residential zone it was impossible to pay what property owners were demanding for the piece of empty property they owned. By the time that property cost was taken into account, there was no way that a $400,000 home could be built.

There was still curb and gutter to count into the cost.

“Land value has nothing to do with the city,” said Atkinson.

That depended on what the seller wanted and what the buyer was willing to pay. As for an impact fee, he said, if the builder (for the buyer) did not pay the impact fee then it would fall on the backs of the residents of Nephi who were already there.

Talbot said that the zoning in Nephi had changed. It was, historically, just random. Now the city called that “spot zoning” and tried to avoid it.

A good plan, she said, was the twin-home, owner occupied idea.

“I have had to over-excavate [remove unsuitable, unstable, or native soil and replace it with strong, heavily compacted engineered fill to prevent future structural failure] two feet on a property,“ said K. Lind. “You have to do that in Nephi.”

Even the town homes in the community were being rented rather than owned because they were purchased so the owner could collect rent, said Lind.

“Is there even a market for a three-bedroom one-bath home? asked Parady.

Dana Hoyt, a real estate agent, said there was. He said that he and his family were currently renting because home prices were so high.

Lind said that there was a need. His son was also looking for a home but could not afford the $450,000 home and another $100,000 for property to put it on. Instead, he was paying $2,200 a month in rent.

“What are your ideas going forward?” asked Talbot.

Paraday said he would favor shrinking the lot size.

Talbot asked if the city should reduce the frontage requirement when they did that and Lind said it would make more sense to reduce the rear set back requirement.

Ball said that a tenth of an acre would be a good size.