Overview of the West Hills
Development Proposal
The West Hills proposal seeks to incorporate a new town between Kamas and Hideout, covering approximately 3,600 acres in Summit County, Utah. Supporters argue that incorporation would give residents local control over land-use decisions, potentially preventing unchecked development. However, these claims are exaggerated at best. The proposal gives undue influence to the developer and a very small minority of Kamas Valley residents who are within the proposed boundary the power to vote on and decide on development. That is not reflective of community-based local control of land-use decisions, and ignores the existing population's desires and expectations to exercise their own property rights. The project envisions significant growth, which would likely bring substantial negative impact to the area’s rural population, environment, and landscape.
Map #1
April 27, 2023
From: West Hills Initial Request for Feasibility Study
Map #2
June 30, 2024
From: West Hills Modified Request for Feasibility Study
Map #3
January 16, 2025
From: West Hills Petition for Incorporation
Timeline of Key Dates
Below is a timeline of key dates for the West Hills Proposed Municipality. This is based on the initial request date of 4/27/23, so only Utah incorporation law in effect prior to 5/3/2023 is utilized
4/27/23
Initial Request for Feasibility Study filed with Utah Lieutenant Governor (Map #1)
6/6/23
Utah Lieutenant Governor certified the request.
12/13/23
LRB Public Finance Advisors completed study and passed criteria*
2/12/24
First Public Hearing takes place
6/30/24
Modified Request for Feasibility Study filed with UTLG (Map #2)
Modified Request for Feasibility Study filed with UTLG (Map #2)
8/5/24
Utah Population Committee results reported <100 population (96 persons estimated); failed criteria*
Utah Population Committee results reported <100 population (96 persons estimated); failed criteria*
10/13/24
Amended modified Request for Feasibility Study filed with Utah Lieutenant Governor (Map #3)
Amended modified Request for Feasibility Study filed with Utah Lieutenant Governor (Map #3)
12/13/24
Second Public Hearing Notice sent by Utah Lieutenant Governor
Second Public Hearing Notice sent by Utah Lieutenant Governor
5/3/23
8/15/23
1/22/24
First Public Hearing Notice sent by Utah Lieutenant Governor
3/13/24
Last day exclusion requests accepted
7/22/24
Utah Lieutenant Governor certified request and Utah Population Committee study initiated
8/12/24
Utah Lieutenant Governor rescinded certification; Sponsor has until Nov 11, 2024 to file Amended Modified Request
Feasibility Study Rejection Letter
12/5/24
LRB Public Finance Advisors Amended Modified Feasibility Study Results; passed criteria*; UPC population estimate = 103 persons
Amended Modified Feasibility Study
1/6/25
Second Public Hearing takes place
2/26/25
Utah Lieutenant Governor certified incorporation
*Study criteria per Utah Statute in April 2023 = estimate at least 5% budget surplus, total population at
least 100 (town), average population density > 7 persons/sq mile, contiguous map boundary.
least 100 (town), average population density > 7 persons/sq mile, contiguous map boundary.
Addtional Links
Resolution No. 2025-4
Resolution of the Kamas City Council opposing the Incorporation of the West Hills Area, and support for the KVPA.
Resolution of the Kamas City Council opposing the Incorporation of the West Hills Area, and support for the KVPA.
Letter from Summit County
Letter outlining the risks, weaknesses, and concerns about assumptions and calculations in the feasibility study. Extracted from the final modified feasibility study on the Lt. Governor’s website (pg. 45-49).
Letter outlining the risks, weaknesses, and concerns about assumptions and calculations in the feasibility study. Extracted from the final modified feasibility study on the Lt. Governor’s website (pg. 45-49).
Letter from the mayors of Kamas, Francis and Oakley opposing the West Hills Incorporation. Extracted from the final modified feasibility study on the Lt. Governor’s website (pg. 50-51).
All public information submitted to the Lt. Governor’s Office about the West Hills incorporation. You may need to scroll to the “West Hills” section of the site.
Expected Negative Impact on
Local Residents & Kamas Valley
Loss of Rural Character:
The Kamas Valley is known for its agricultural heritage, open spaces, and small-town charm. Large-scale development would lead to increased housing density, commercial growth, and traffic congestion, fundamentally altering the valley’s character
Strain on Infrastructure & Services:
Providing municipal services such as water, sewer, emergency response, and road maintenance to a rapidly growing population would place an immense burden on the area’s existing infrastructure. The feasibility study assumes a high rate of growth to fund these services, but if growth falls short, residents could face tax increases or inadequate services.
Environmental Concerns:
Increased development could negatively impact local ecosystems, wildlife habitats, and water resources. The valley’s natural resources are already under pressure, and further urbanization could exacerbate these issues.
Involuntary Inclusion of Landowners:
Many property owners within the proposed boundaries have expressed frustration about being included in the incorporation without consent. Incorporation could force them into a governance structure they did not choose, with potential consequences on property rights and taxes.
Financial Risk to Residents:
The financial feasibility of the proposed town is uncertain. If projected growth and tax revenues do not materialize, the financial burden will likely fall on current residents, potentially leading to higher taxes and decreased public services.
Local Residents & Kamas Valley
Loss of Rural Character:
The Kamas Valley is known for its agricultural heritage, open spaces, and small-town charm. Large-scale development would lead to increased housing density, commercial growth, and traffic congestion, fundamentally altering the valley’s character
Strain on Infrastructure & Services:
Providing municipal services such as water, sewer, emergency response, and road maintenance to a rapidly growing population would place an immense burden on the area’s existing infrastructure. The feasibility study assumes a high rate of growth to fund these services, but if growth falls short, residents could face tax increases or inadequate services.
Environmental Concerns:
Increased development could negatively impact local ecosystems, wildlife habitats, and water resources. The valley’s natural resources are already under pressure, and further urbanization could exacerbate these issues.
Involuntary Inclusion of Landowners:
Many property owners within the proposed boundaries have expressed frustration about being included in the incorporation without consent. Incorporation could force them into a governance structure they did not choose, with potential consequences on property rights and taxes.
Financial Risk to Residents:
The financial feasibility of the proposed town is uncertain. If projected growth and tax revenues do not materialize, the financial burden will likely fall on current residents, potentially leading to higher taxes and decreased public services.
