SITLA Affordable Housing Proposal — Great Goal, Challenging Location

November 7, 2025
SITLA Affordable Housing Proposal — Great Goal, Challenging Location
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As noted in previous articles, the Utah Trust Lands Administration (SITLA) is moving forward with a proposal to build 254 small, attainable single-family homes on its 40-acre parcel just off Hwy 91 next to Indigo Trails. The land is in unincorporated Washington County and within “Area 2” of the Ivins Annexation Policy Plan.

The current concept for the development, called Anasazi Ridge, includes 254 small detached single-family homes on 3,000–4,000 sq. ft. lots, with home sizes between 1,000 and 1,400 sq. ft., all priced under $400,000. Some of the homes may have garages but it sounds like most of them won’t, and all are planned to be one-story. The development team hopes to start construction next summer and finish in early 2028. (Download development team’s presentation.)

This is exactly the kind of attainable housing Utah needs more of, and even without the pressure coming from the State Legislature, I believe we should do everything we can to help make it successful, while still protecting the qualities that make Ivins special.

Given how expensive land is in Ivins, delivering truly affordable homes is extremely challenging. So having SITLA and the development team they selected champion this effort is welcome news, and we appreciate their proactive role in helping achieve the State’s housing goals.

That said, several issues identified during Thursday’s City Council work meeting suggest that this specific site may be one of the hardest places in Ivins to build truly affordable homes that also provide a good quality of life for residents. I believe there are better options already inside the city that could help SITLA reach its goals faster, more affordably, and with stronger long-term livability.

We Want These Homes — But in the Best Location

Ivins strongly supports delivering attainable housing. We say that in our General Plan and in our Moderate-Income Housing Plan. Based on population, our target under the Governor’s statewide goal (35,000 new “starter” homes) is around 110 homes. This proposal would far exceed that, which is a plus because their proposed price points will be hard or impossible to match again.

But there appears to be at least one alternative parcel inside city limits close to a planned park that likely avoids most of the soil, grading, access, and annexation challenges identified at the Hwy 91 site. If workable, that alternative would reduce cost, simplify approvals, and create a better community outcome. That is a win for SITLA, a win for Ivins, and most importantly a win for the families who want to live here.

Sensitive Lands & Steep Slopes

About 10–15% of the site is steep “sensitive lands” that are not practical to develop. That means fewer homes can be built here than on a flat site of the same size. Fewer units mean a higher cost per unit. If the State’s goal is maximizing attainable housing production, this site is inherently disadvantaged.

Expensive Soil Conditions

Much of the site sits on Shinarump Conglomerate, which is expensive to excavate and replace, and on expansive blue-clay soils, which often must be removed 12–17 feet below foundations and replaced with imported fill.

The development team acknowledged that these conditions would add significant cost per lot. They also noted that, despite these added costs, the project’s very high density allows the financial model to work.

However, that misses an important point: if these geologic challenges were avoided by choosing a different site, those savings could be used to either lower home prices even further, making them more attainable for young families, or to invest in amenities and design features that enhance long-term livability and improve quality of life for the families that will live in these homes. Either outcome would be a substantial win for future residents and seems fully aligned with the goals SITLA is trying to achieve.

Retaining Walls

Earlier concepts showed retaining walls 8–21 feet high. The development team said that re-orienting the lots east-west could reduce or eliminate many of these walls, which is great news. However, site grading will still likely be more complex and costly than on a flatter site. I look forward to seeing updated engineering to better understand how they will be able to eliminate or at least reduce the extra cost of building retaining walls.

Parks & Walkability

During the discussion, Planning Commission Chair Pam Gardiol highlighted that a neighborhood with this level of density, especially one intended to attract young families, really needs convenient access to park or open-space amenities. The current proposal does not include either.

The development team acknowledged the importance of this and noted they also own adjacent land where a park might be considered, which would certainly help if it can be made to work. Still, it’s worth noting that another site already within the city is located very close to a new park site that the City is in the process of buying, an inherent advantage both for affordability and for long-term quality of life.

If This Site Moves Forward

While I personally believe an alternate parcel already inside the city, near a planned park, and without the same soil and grading challenges, would likely deliver the most cost-effective and family-friendly outcome, there is also a realistic path forward if SITLA ultimately determines that the Hwy 91 parcel is their preferred option. But to make that work, the City and SITLA would need to collaborate to ensure the project meets both affordability goals and community expectations.

That means important considerations, such as buffering to protect existing homes in Indigo Trails, night-sky protections, parking, and architectural character, need to be thoughtfully addressed just as they would in any major project. It was discouraging to hear a member of the development team say parking would not be a problem because most households will only have one car. Unlikely. Especially unlikely with working couples.

One encouraging sign is that SITLA’s Project Manager, Aaron Langston, stated at yesterday’s meeting that SITLA is open to working with the City to find solutions to any challenges that arise. The conversation did briefly become tense at one point, but I’m hopeful that this was simply a moment of passion and not an indication that SITLA intends to move forward without fully considering the City’s needs.

A positive, constructive SITLA mindset is needed, especially since Ivins would be making significant concessions to help affordability succeed, including smaller lot sizes (3,000 to 4,000 sq. ft. instead of our current 5,000 sq. ft. minimum) and allowing homes without garages, which is not currently permitted. With Ivins helping to remove these barriers to affordability, it is appropriate for SITLA to be prepared to show similar flexibility.

Because the property lies outside city limits, annexation and connection to municipal utilities would be part of the process. Cities are not automatically required to annex or extend service to land outside their boundaries, but decisions are routinely evaluated when a project demonstrates clear community benefit, in this case, much-needed attainable housing. Sewer service in particular would require coordination with Ivins, and that collaboration can help ensure infrastructure and design come together in a way that works for future residents.

Bottom Line

Utah needs more attainable homes. We all agree on the destination. But sometimes the best route is a different road. Affordability is essential, but so is livability, quality of life for residents. It makes sense to place these homes on land that can realistically support both.

I don’t object to small homes on small lots if done right and if they create true affordability, not just on day one, but long term. One important question not discussed last night is how long-term affordability will be ensured, such as through deed restrictions. That needs to be addressed.

I also believe that choosing the right site, with the lowest site infrastructure costs and the best access to parks is key to creating a genuinely attainable and livable neighborhood rather than a costly compromise. I will share more information as this continues to unfold.

Note: Utah Senate Bill 240 (2023) created the First-time Homebuyers Assistance Program for allocation by Utah Housing Corporation. This bill provides Program funds to assist approximately 2,400 first-time homebuyers to purchase a newly constructed but not yet inhabited home. Up to $20,000 in Program funds can be borrowed for the home. Purchase Price not to exceed $450,000.

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