A flurry of emotions and activity on social media and at city meetings have accompanied Herriman’s recent consideration of a land trade deal with a local developer. 

“We are considering swapping three parcels of unconnected land that the city owns (we do not own any others that could be used instead) for one contiguous 56-acre property,” City Councilman Jared Henderson wrote on Facebook. 

The contiguous property would be used for a new sports complex north of Herriman Boulevard. and south of Midas Creek between 6000 West and 6400 West.

City officials assert it is only entertaining the possibility of a swap because activity at the sports complex would generate considerable sales tax revenue, helping to secure Herriman’s financial stability. 

“If we didn’t need money for the city, we wouldn't be looking at this,” Mayor Lorin Palmer said. The city says Herriman’s sales tax revenue must increase compared to the number of residents, otherwise the city may need to lean more on property taxes long-term to fund city operations. 

The three parcels in question are Creek Ridge (29 acres), Big Bend Cove (2.5 acres) and Walker Cove (20.43 acres). Creek Ridge is just west of the athletic complex site and would change from a planned regional park into as many as 136 single-family homes. Located south of Herriman Boulevard. between Bed Stone Lane and Jeannette Lane, Big Bend Cove would change its designation as public property to become 11 single-family lots. 

On the corner of 12900 South and 5600 West, Walker Cove would become a mixed residential zone with up to 212 units, including single-family homes and townhomes, though this number is far from finalized and may decrease. 

“This property was previously expected to house a public works facility. It will also be the site of the rebuilt Fire Station 103, which will begin construction in 2025,” the city states on its website.

The proposal also includes alterations to Teton Ranch to reduce lot sizes from 0.5 to one-third acre to accommodate 17 additional homes and a 50-unit increase to the Olympia development entitlement.

Though many have expressed support for the deal, frustrated residents affected by each of the three proposed parcels have gathered at city hall during community meetings and taken to social media to voice concerns about more high-density housing within the city.

Some claim that Walker Cove is within what is known colloquially as “Old Herriman.” Past and present city officials have expressed a desire to preserve Old Herriman, maintaining the city’s rural feel and acknowledging its farming origins. Some residents feel that this development flies in the face of these efforts.

“For the founding families of Herriman City, it destroys the little part of the old town that remains,” Old Herriman resident Marie Pestana said. “The… consideration of 212 units is 194 units more than it is currently zoned for.”

“This council has been vocal and consistent in their opposition to higher density developments in the wrong areas,” Councilman Steven Shields wrote on Facebook. “We have worked hard to re-do old agreements [that approved high-density] in years past.”

A complication that may factor in the number of units ultimately approved for Walker Cove is the arsenic and lead deposited in the soil by past flooding from nearby Kennecott mines. 

“The property on 5600 West has some contamination that must be remedied… The city simply does not have that kind of money to make up the difference. The only way to increase the value of the land is to entitle more building on it,” Henderson said. Estimated clean-up costs range from $1.5 to $2 million.

It is still early in the consideration process, and the city encourages comments. 

“We are looking for feedback and input from the community,” Shields wrote. “Some love the idea, and some hate it… We are seeking all the input so we can consider all of the pros/cons of various options.”

Many residents worry about the region’s already clogged roads. The city says it is considering the traffic impact in its decision-making process. Herriman Community Development staff have calculated rough estimates for 5600 West that suggest the road has more than enough capacity to accommodate the increased traffic 212 additional residential units would add.

“As for 12600 South and 13400 South, the traffic resulting from the complex would be well within those roads’ capacities within Herriman’s boundaries,” Herriman Communications Manager Jon LaFollette said. “Transportation infrastructure is of regional importance and is something that’s always on our minds. Future development in and west of Herriman will impact roads more than the athletic complex would.”

In 2018, the city council commissioned an economic development study, which suggested that leveraging enterprises to bring in outside money could be most beneficial. As a result, Herriman has focused on recreational attractions.

As currently envisioned, the complex would include 16 to 18 multi-sport fields large enough to accommodate regional or even national matches in soccer, rugby, lacrosse and other sports while also providing practice facilities for youth sports. 

Due to Herriman’s significant growth, the city has a growing list of financial obligations, but as more businesses move to Herriman, officials expect sales tax revenue to likewise grow. 

“It takes time, especially when considering our geographical location,” LaFollette said. “Another factor is inflation, and generally, revenue sources haven’t kept up with the costs of infrastructure and operations. Even under the best of circumstances, cities have limited resources.” 

Municipalities generally receive most of their revenue through several main sources, including property taxes and sales tax. Attempting to entice residents of nearby towns to spend money within their boundaries, cities often compete with each other for sales tax revenue to avoid property tax increases. Herriman’s goal would be to draw nonresidents into the city to spend money. A large athletic complex would accomplish this. 

The majority of property taxes paid by local property owners goes to Jordan School District (approximately half) and Salt Lake County (about 17%); Herriman receives around a quarter of the total bill. For every dollar spent in Herriman subject to Utah state sales tax, the city directly receives 0.5% and 1% of hotel taxes. 

A 2022–2023 feasibility study estimated $641,000 in annual retail, hotel and restaurant tax revenue and a $26 million boost to corresponding industries—for the region. 

“That’s regional and not necessarily all directly to Herriman,” LaFollette said. “If the idea continues to advance, the city is looking at updating the feasibility study.” 

Despite Utah’s unpredictable and sometimes harsh weather, the study also suggested the complex would be used year-round except when activity slows in December and January.

On the outskirts of Salt Lake Valley, Herriman faces the ongoing dilemma of its location. Few pass through the city and spend money while traveling to other destinations. The city also lacks major employment centers. 

“In general, no one comes out here unless they live here. Yet, we all leave the city every day to go to work, school and recreate,” Henderson said. “How do we get people to drive out to Herriman, spend money… and then go back to their home city to receive services…?”

Raising property taxes is another avenue for Herriman to fund increasing costs long-term for public safety, infrastructure maintenance, snowplows, parks and trails. Henderson warns that failure to increase sales tax revenue may result in future property tax increases or a decrease in city services.

City officials also hope a large sports complex would attract more businesses to open shop within Herriman, further increasing sales tax revenue. 

“We cannot force a business to locate here,” Henderson said.

Herriman has zoned significant parcels of land in key locations throughout the city to pave the way for significant commercial centers. Two major retail centers near the proposed athletic complex are Anthem Center (to the east near Mountain View Corridor) and the future Olympia retail area to the west. 

Now the city eagerly waits for businesses to join the centers. Officials are encouraged by the number of businesses and hotels that have expressed interest in locating near the athletic complex, should it become a reality. 

Another possibility eyed by the city is using the contiguous property to qualify for funding from Salt Lake County to build the athletic complex and surrounding infrastructure. To qualify, the land needs to be at least 50 contiguous acres. Private parties have also expressed interest in helping to fund the complex. 

“The reality is that we may not be able to get to any decisions. We might be too far apart to successfully negotiate a land swap. Even if we get the land together, we don't know if we can get a facility paid for and operated,” Shields wrote.

The city emphasizes that this proposal will likely change in upcoming weeks or months, particularly the number of units to be approved, or it may fall through altogether.

For more information, visit www.herriman.gov/athletic-complex.λ