Housing

High-quality and affordable housing is at the foundation of quality of life in every community. The condition of neighborhoods has direct and indirect links to all aspects of community well-being, especially economic development. This chapter guides the elements of the housing market that community leaders can most meaningfully influence.

Survey: Housing
Proposed Updates: Housing
Previous Chapter: Housing
Previous General Plan

SUMMARY OF THE CURRENT PLAN:  Housing

  • State requirement. Utah law requires Fruit Heights to include a moderate-income housing element in its General Plan. The City must adopt at least three state-defined strategies to qualify for state transportation funding.
  • Five strategies adopted. The City adopted five strategies, which can give it priority for state funding:
    • rezoning for density,
    • accessory dwelling units (ADUs),
    • higher density near commercial and transit areas,
    • zoning incentives,
    • impact fee reductions.
  • R-3 zone. It allows up to 10 units per acre, including small-lot single-family homes, duplexes through six-plexes, townhomes, and multifamily. Planned Unit Developments can exceed the base density if approved.
  • Internal ADUs. Since August 2022, internal ADUs (such as basement apartments) have been a permitted use on lots over 8,000 square feet, which covers 80–90% of the City’s zoning. The plan does not address detached ADUs.
  • Vacant parcels. The City has identified vacant parcels it may rezone for higher-density housing, with possible incentives such as deed restrictions and impact fee waivers.
  • Impact fees. The City charges impact fees for parks, water, stormwater, and roads, and planned to review whether they can be reduced or waived for moderate-income housing.
  • Mobile homes. The City’s 86 mobile homes, in two parks, all meet the affordable housing definition, and the City places no restrictions on replacing or updating them.
  • Land use context (Chapter 2). Multifamily housing occupies only 13 acres and manufactured homes 11 acres, together less than 2% of the City.
  • Funding programs. The plan lists several programs to help buyers and owners: CDBG down payment assistance (up to 50,000 at the time), Utah Housing Corporation  loans, HOME funds, and a state first-time buyer grant (20,000 at the time).
  • No quantified need. The chapter does not measure current housing need, prices, or incomes, which leaves a gap the update should fill.

Goal Summary

Fruit Heights is dedicated to meeting community housing needs. Explore our core strategic goals and implementation steps outlined to promote balanced growth and moderate-income opportunities.

1. Rezone for densities that support moderate-income housing.

  • Adopt a new zoning classification, or modify the R-3 zone, with incentives for higher density (January 2024).
  • Collect home price data to measure the R-3 zone's effect on affordability (Summer 2024).

2. Allow accessory dwelling units and reduce related regulations.

  • Track ADU applications and approvals twice a year (June and December) to assess the new code.
  • The plan lists only this one action step.

3. Zone for higher-density or moderate-income housing near transit, commercial, and employment centers.

  • Identify areas on the zoning map that could be considered for higher-density zoning.
  • Meet with current landowners to assess interest.
  • Decide whether to rezone property to a new zoning district (January 2024).

4. Provide zoning incentives for moderate-income units in new developments.

  • Work with developers to modify public infrastructure and lot size requirements (Winter 2023).
  • Hold a Planning Commission and City Council work session to identify density incentives (October 2023).
  • Create a developer toolkit and resource guide based on that feedback (Spring 2025).

5. Reduce, waive, or eliminate impact fees for moderate-income housing.

  • Review impact fees with the development community to set reduction or waiver criteria (October 2023).
  • Set goals from that review in the City's 2023 Moderate Income Housing Report (December 2023).

6. Additional recommendations

  • Seek state training on moderate-income housing reporting requirements and the state strategies.
  • Set a goal to rehabilitate a number of housing units before 2025.
  • Direct a portion of CDBG funds toward housing programs.
  • Continue and expand support for homeownership programs.

Key Exhibits: Housing

Appendix B Moderate Income Housing 

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