West Bountiful officials are reviewing a concept that would bring as many as 884 homes to 174 acres on the city's west side, land long zoned for farms and one-acre estate lots along Legacy Parkway. The proposal mixes single-family lots, townhomes and condos across two adjoining properties, a dramatic shift for a stretch of the city previously marketed around horse-keeping and semi-rural living.
City officials presented the West Side Area Plan at a June 29 community meeting, according to Building Salt Lake. The concept covers two properties: the northern 85.5 acres known as Belmont, owned by Ivory Homes, and the southern 88.8 acres called Providence, owned by Seddie LLC. Ivory Homes and Seddie LLC approached the city together about pursuing a single master concept rather than separate projects, the outlet reports.
Seddie LLC, per Building Salt Lake's account, was described by Duane Huffman as a mix of owners who are not traditional homebuilders. The Belmont portion includes Ivory Homes' existing Belmont Farms estate-lot community, where the company had already secured six platted lots and an approved phase on the eastern edge of the property before the broader concept emerged, according to the Davis Journal.
From Million-Dollar Lots to Mixed Density
Just months before the master concept surfaced, the West Bountiful City Council approved a planned development overlay in October 2025 allowing Ivory Homes to build 19 luxury home lots starting at $1,000,000 on 21.14 acres along 400 North, part of the same Belmont property, the Davis Journal reported at the time. Those lots followed Ivory Homes' original 2022 approval for a traditional six-lot subdivision that met the city's A-1 zoning requirements.
Ivory Homes had marketed earlier phases of Belmont Farms as semi-custom estate communities with lots ranging from half an acre to more than a full acre, designed to accommodate detached accessory garages and horse keeping, per the company's own project listing. Under the new concept, Belmont would instead include 234 homes: 75 lots of one-third to one-half acre and 159 lots on 6,000- to 8,000-square-foot parcels, according to Building Salt Lake. The Providence property would carry far more density, with 650 homes including 81 lots of 6,000 to 8,000 square feet, 178 lots of 4,000 to 6,000 square feet, 211 townhomes and 180 condos, the latter planned for the southwest edge against Legacy Parkway.
Overall, the plan works out to about five units per gross acre, with the Ivory-owned land closer to 2.7 units per acre and the Providence parcel reaching roughly 7.3 units per acre, per the same account. The plan would also preserve about 20 acres as open space, and the developer would fund a neighborhood park at the north end featuring a full-size field, two youth fields, four pickleball courts, a half-court basketball court, three pavilions and a 48-stall parking lot, alongside two miles of trails threaded through the development.
Affordability Math Behind the Pivot
City leaders have framed the shift toward mixed density around affordability. West Bountiful's presentation highlighted that only 9% of Utah households can currently afford a median-priced home in the state, according to a city presentation deck. The same materials noted that West Bountiful's average home value of $535,000 against a median income of $115,000 produces a ratio of 4.6.
The presentation identified affordability, local control and property rights as the pressures behind the concept, and it warned that state preemption or annexation by a neighboring city could strip West Bountiful of control over how the land eventually develops if it does not act. That warning echoes a broader statewide push: Utah Governor Spencer Cox has set an executive goal of building 35,000 starter homes over four years to address housing shortages statewide, according to KSL, and has said he is open to preempting certain municipal zoning codes but prefers cities act voluntarily. The city's presentation also noted that most existing homes were once someone else's open space, according to Building Salt Lake's reporting on the meeting materials.
Traffic, Studies and What Comes Next
Preliminary traffic and water studies have concluded that existing streets and water supplies can absorb the concept, though those studies would need to be redone if formal applications are submitted. The plan has not yet studied effects on schools, the fire district, the sewer district or area wetlands, Building Salt Lake reports. West Bountiful has not received formal applications for the concept, and any construction would still require a development agreement, annexation, zoning changes and subdivision approvals before it could move forward.
Resident concerns are likely to resurface as the proposal advances. Public comments during West Bountiful's 2025 planning commission hearing on Belmont Farms focused on multi-year dirt-hauling truck traffic and vehicle access bottlenecks along 400 North, according to the Davis Journal, concerns that could intensify if an 884-home concept moves toward formal review. The city's project page is expected to post applications once they are submitted, giving residents a way to track the proposal's progress.
West Bountiful was incorporated as a town in 1949 and a third-class city in 1962, according to Wikipedia.
