Summit County officials are expected to select a proposal to guide the development of a new neighborhood on a 30-acre parcel in Jeremy Ranch by year-end. However, one county councilor vehemently argued that proceeding now, without a clear vision for the site’s design, would be premature.

County Councilor Roger Armstrong on Wednesday dissented from his colleagues as the Planning Department presented its draft request seeking development proposals for the Cline Dahle property on Rasmussen Road. Staff advocated for a mixed-use plan that combines housing, natural spaces and small commercial opportunities — yet the lack of specifics raised many questions for the County Council.

Jeff Jones, the county’s economic development and housing director, said the request for proposals is in the research, collaboration and draft phase. A final draft could be presented to the County Council for approval by Sept. 25 and issued by the end of the month. 

Members of the County Council signaled that was possible, but it depends on the details of the plan.

Armstrong, though, argued officials haven’t done enough work to take a proactive approach to the multifaceted challenge. 

“We have this steady drumbeat of affordable housing without a plan. I’m concerned that I’ve lost touch with [my fellow councilors] because I keep asking for a plan and then this crap keeps coming up,” he said. “Whether that’s the strategy we want, we haven’t decided because we haven’t done the work that I’ve asked you to do. And last time I thought we said we weren’t going to pursue this RFP because we hadn’t done the work.”

Armstrong told staff during the previous meeting that the county needs to better understand its existing needs and set specific policies before committing to building more units. He issued a stern warning about being reactive to developers and chasing housing demand without a comprehensive plan for whom or how.

The county councilor was critical of the draft request for proposals because the current strategy allows the applicants to tell officials what they want to do with the property instead of giving the county the power to tell the developer what it will allow.

Summit County purchased the Cline Dahle parcel in 2017, considering it for transit-oriented development such as a park-and-ride facility, community housing or commercial development. Recent discussions have also included a new fire station and playground on the site. There could also be a conservation easement on the wetland area, which reduces the total developable acres on the property to 17.

The draft request for proposal did not reference a specific number of units that could be built on the site or the type of rezoning the county would consider. Jones did confirm there would be a clear phasing program and a master housing agreement with deed restrictions as well as pedestrian access on the site.

“I think this is an opportunity for us to do something that will better our community,” he said.

The Cline Dahle property is currently zoned as rural residential, allowing for a maximum density of one unit per 20 acres. However, it could be changed to a community commercial or a neighborhood mixed-use zone to allow construction based on what a prospective developer asks for.

The project may also require more than just rezoning, according to Community Development Director Peter Barnes. He said some elements of the county code may have to be tweaked depending on the selected design.

Housing appeared to be the biggest hangup for the County Council. 

Jones outlined the existing housing demand and deficit, particularly for affordable units, in Summit County. He estimated between 518 to 652 units need to be built annually over 10 years to address a range of needs.

While Armstrong called for slowing growth and re-evaluating what’s being built where, some of his colleagues supported making small, thoughtful changes that keep the county evolving whenever possible.

“I’m also looking at some other factors that are really rearing its head right now,” County Councilor Canice Harte said. “What we’re really afraid of, what I think is happening, is we’re becoming largely a more and more affluent retirement community. And the more this pressure doesn’t provide any relief to keep younger families in the area, I think it’s actually going to really hurt the fabric of our community and it presents a fundamental challenge of who’s going to work in the restaurants. Who’s going to work in retail stores?” 

Harte, who has pushed for the RFP to be submitted by year’s end, encouraged planners to slow down if needed to ensure the document is done right. He said it’s clear the county doesn’t have a collective vision of what to ask for. He emphasized clarity is more important than timing.

Chair Malena Stevens agreed. She feared developers would petition the Utah Legislature if Summit County is unwilling to consider certain projects. Stevens said her mindset to managing the problem is not “no growth never,” but rather funneling development into appropriate places.

“There’s a community [in Pinebrook] that you don’t see in other neighborhoods because we haven’t allowed it to be built because of how we’re denying to put housing in these infill places where they can access this,” she said.

Barnes acknowledged there are unanswered questions in the draft document. However, he affirmed there will be a public process through the Snyderville Basin Planning Commission that allows the county to retain review, understanding and control.

County planners said officials must articulate their vision for the project, the culture of the community and other developments in the area through the request for proposals because there will likely be interest from outside the Wasatch Back.

Planning Department staff is moving forward with plans to create a more specific RFP based on council feedback. Proposals would be accepted until mid-November and reviewed by Thanksgiving. If a proposal is selected by 2025, a developer could start construction in April.

The County Council recognized the need to have a more intense conversation about housing during its upcoming retreat. 

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Redevelopment plans are in progress to better integrate Outlets Park City into the Kimball Junction area with a focus on building workforce housing and improving community spaces. Similar efforts to blend residential, retail and restaurant options are proposed on the eastern end of the Snyderville Basin with a Marketplace concept in Silver Summit, and the idea for Crossroads at Silver Creek could bring a grocery store or child care center to the community.

Summit County must also consider the 125 acres on the F.J. Gillmor parcel along the U.S. 40 corridor that have been earmarked for future civic uses like a public works building, senior center or recycling facility; the conversations with Dakota Pacific Real Estate regarding a potential public-private partnership for a new transit center and town plaza near the Richins Building; and the possibility of a mixed-use development on the Cline Dahle site in Jeremy Ranch.

Depending on the project, those involved will spend hours laboring over the details of an application before deciding whether to grant conditional-use permits, plat amendments, rezone requests and master-planned development agreements — and the Planning Department warned they’re expecting an increased workload with more complex, significant projects being proposed on the West Side. 

Staff have emphasized the need for careful coordination between the Snyderville Basin Planning Commission and the Summit County Council. This coordination is crucial to balance development with community identity, adhering to local regulations and managing staff’s time.

“What we’ve found at the staff level is that some of these conditional use permit applications have become a lot more ambitious of late. Applicants are reaching out for more, and it involves a lot more analysis and a lot more involvement from the Planning Commission,” said Community Development Director Peter Barnes. “We’ve seen that lately on the amount of time that’s being spent on some applications. Some of which will have far more reaching consequences, I think.”

Planning Department staff hosted a joint meeting between the County Council and Planning Commission on Wednesday, the first since October 2023, to touch base with representatives and ensure both panels are on the same page when it comes to the future vision of Summit County.

Barnes affirmed planners are meeting all deadlines established by the Utah Legislature when it comes to the approval process. However, he expects that will become “significantly more impossible in the near future” as the volume increases and more departments are needed to coordinate on projects. 

“It’s going to touch every tool in our toolbox and it’s going to involve an intense amount of work from a lot of people,” Barnes said. It will only worsen as officials prepare for the 2034 Winter Olympics.

Part of the problem is that applicants have been trying to develop in a way that wasn’t anticipated by the current codes. Therefore, projects have become larger and more intricate, requiring additional work from county staff and greater involvement from planning commissioners, who are volunteers. 

Planning Commission Chair Chris Conabee cited flaws or gaps in the code that have created frequent issues with applications for major accessory buildings that are being used for commercial or private recreation facilities, and projects that don’t quite seem to align with the neighborhood dynamics. 

Three such ideas were proposed during the Planning Commission meeting on Tuesday night.

Members must approve projects that apply with county code. Conabee said the issue is then handed down to enforcement staff to ensure the properties are in compliance.

He also advocated for alternative modes of transportation such as walking or biking to be better integrated into planning efforts or the code. Conabee said sidewalks should be linked and development near the Rail Trail should be required to create meaningful connections.

The pressure is mostly at the staff level right now, but several pivotal projects on the horizon will impact life in the Snyderville Basin. Each is expected to bring dozens of new people and cars to the community.

The County Council acknowledged the Planning Commission’s hard work and dedication. They also stressed the importance of keeping Summit County residents’ values and needs in mind as planning efforts proceed.

County Councilor Roger Armstrong said the vision is enshrined in the general plan and development code. He was concerned the Park City area is becoming too crowded on roads and trails, cautioning planning commissioners to be careful not to continue adding growth.

“What do we want to become? …. I hope this place looks more like it looked when I came in than it does with just packing in as many human beings as we can,” Armstrong said. “I would ask you as you guys go through whatever this visioning process is, whatever the general plan process is, to remember who we are and what we can reasonably accomplish without compromising and destroying who we are.”

Canice Harte, a county councilor and former planning commissioner, urged planners to parse through what does and doesn’t make sense for each neighborhood.

Each planning commission is responsible for preparing the general plan and deciding on conditional uses, long-term temporary uses and subdivisions as well as making recommendations regarding the zoning map and amendments to the development code. The County Council is the legislative branch of the government with the final say on land use planning and development.

Officials didn’t make any decisions this week. The conversation was intended to guide planning efforts moving forward. The Snyderville Basin Planning Commission meets on the second and fourth Tuesday of every month to discuss the latest applications.

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Eastern Summit County voters living within the proposed West Hills boundaries will have a say in whether the new town is incorporated, but that vote won’t come until 2025.

Sponsor Derek Anderson said the effort doesn’t have enough time to clear the hurdles and make it onto the ballot this November, but the Salt Lake City-based real estate attorney will continue pursuing his plans for incorporation in the meantime.

“To qualify for next year’s election, we must finish the process by next September 2025 to get on the November 2025 ballot. In the meantime, we will continue to work with the shareholders of the area to refine the future vision of West Hills,” he said.

Anderson submitted a modified proposal for the town, which included an 80% reduction in residential and commercial density as well as additional acreage, to the Lieutenant Governor’s Office last month after he had to redraw the West Hills boundaries. 

But the state said on Monday the latest request doesn’t meet the population threshold, making it impossible for the sponsor to meet the Sept. 1 deadline for a vote.

The new map estimates 40 households would live in West Hills with a population of around 99, just under the 100-person requirement. Anderson has until Nov. 10 to amend his request or the incorporation may not proceed.

The town sponsor said several landowners wanted in despite the requests for exclusion. Anderson thought the population would meet the requirement. He has been adamant West Hills has enough support to make it onto the ballot.

Yet dozens of other homeowners say they were included this time around without being asked. 

“We did our best to conform to landowners’ desires as much as possible and to the extent we had correct information. There were a few owners that wanted to be included that weren’t, and a few included that may not want to be, but by and large we did our best to accommodate everyone,” Anderson said.

These individuals are prohibited from seeking exclusion under state law because they missed the window after the first public hearing. Submitting an exclusion form doesn’t guarantee the property will be omitted. Parcels that create an island are ineligible, for example. Anderson said the law does not require prior approval for a landowner to be included in the proposed boundary.

However, it would have been impossible for the town sponsor to meet the deadline anyway because of everything that’s still required for the process to advance. A new feasibility study must be conducted based on the redrawn boundaries, and another public hearing must be held. 

Then West Hills will need to collect signatures from registered voters within the proposed municipality. The signatures must total at least 7% of the assessed land value and 10% of the land area, based on the value and acreage of each signer’s property, according to the state. 

If the requirements are met, the incorporation is put on the ballot at the next election. Voters would be notified and an information pamphlet would be distributed. Voting is restricted to those who are registered. Not all property owners are eligible.

The majority of voters must approve the incorporation for it to proceed. Otherwise, the petition fails.

Summit County does not have authority to approve or deny the creation of a new municipality nor can it vote on the incorporation as a government entity or property owner. Officials commented on several discrepancies in the original feasibility study but they did not take a “for” or “against” approach on the incorporation.

Consultants determined late last year West Hills could be successful at its proposed location on S.R. 248 near Kamas and the Wasatch County border under the right circumstances. There was potential for the town to generate a budget surplus, but risks associated with building costs and development could create financial instability for the town.

Many community members have been hesitant to support the initiative. Residents have cited concerns about growth, development and the size of the proposal. At least 50 landowners have asked to be excluded from the original boundary, forcing Anderson to redraw the town lines.

Visit ltgovernor.utah.gov/incorporations for more information.

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There might only be a few buildings on the land next to the Park City Tech Center right now, but the area could someday be transformed into a community gathering hub surronded by residential neighborhoods, a new town plaza and a transit center as well as underground parking.

The ideas were proposed as part of a potential public-private partnership between Dakota Pacific Real Estate and Summit County as the two entities consider working together to reimagine the Kimball Junction area. In return, Dakota Pacific might be able to build its mixed-use project at the Tech Center site.

Representatives from the Salt Lake City-based development firm and members of the Summit County Council serving on a subcommittee dedicated to the feasibility of the project provided an update on their effort and their current vision. The group emphasized the importance of considering future transportation options in the area while exploring what the overall community benefits could be. 

“It’s a place everyone can be proud of,” Steve Borup, director of commercial development at Dakota Pacific, said on Wednesday.

A key component of the proposal involves shifting where the Kimball Junction Transit Center sits and moving the parking underground. The building would be pushed slightly to the south, closer to the Tech Center land owned by Dakota Pacific, to accommodate the bus flow.

The new transit center might be a 10,000-square-foot building with ticketing stations, a waiting area, restrooms and other services. It would have a 12-bus bay, doubling the size of the existing facility. 

Nearby there would be a two-level partially subterranean capture lot with 1,000 to 1,200 parking spots. Additional parking could be added above the transit center or in another location in the future if it’s needed. 

County Councilor Chris Robinson, who serves on the subcommittee, explained the land is on a slope that creates a connection that’s “right in, right out.” It also helps separate bus traffic. The group previously considered putting the entire transit center underground, but determined it would be millions more expensive. 

Bus routes connect to the space, and there’s a link from Tech Center Drive through the existing transit center to S.R. 224 would also create a major east-to-west connection that complements the Kimball Junction Neighborhood Plan. The master planning document was adopted by the County Council in 2019.

Canice Harte, the other county councilor serving on the committee, said that’s the guide and filter in which the group is looking at the land. The High Valley Transit District is also a key stakeholder in the conversations alongside Summit County Transportation Planning Director Carl Miller.

Officials are unsure whether there would be a pedestrian bridge or gondola connecting the two sides of S.R. 224. A gondola has been contemplated before, but it needs a terminal on both sides. A gondola could also go from the town square toward Utah Olympic Park. Alternatively, a pedestrian bridge would have to be wide enough to accommodate all forms of active transportation as well as landscaping and seating areas.

The group still needs to collaborate with the Utah Department of Transportation as the state agency works to redesign the S.R. 224 corridor, but speakers were optimistic they’d find a compromise. However, Dakota Pacific CEO Marc Stanworth warned the parking need will drive other considerations as they move forward with the planning process.

A public square with active retail would be adjacent to the transit center based on the new design. The goal is to combine civic and commercial uses to bring character to the area.

It would be a 1-acre area with public art displays and active features such as water, seating or live music to add interest. The area could also be used for local events and holiday gatherings. Officials hope to combine retail and open space to activate the area and build a network in Kimball Junction.

“How do you create meaningful community spaces? The kind of space where not just someone who lives here would hang out but rather someone else in the area would want to go to,” Harte said. “We don’t really have a lot of that in the community.”

There would be a separate central green space area between 1.5 and 2 acres with a mix of potential uses including an amphitheater, themed play areas for kids and seating. The surrounding development would have an active streetscape with a pedestrian focus, but the goal is to build a level of activity for the area that draws people in.

Summit County officials were clear there would need to be many more conversations about vertical development in the public-private partnership area.

For example, housing could be built on top of the parking structure. The site could have between 160 to 200 housing units and 100,000 to 140,000 square feet of commercial and civic space with buildings between one and four stories tall, up to 1,200 parking stalls and 1.1 acres for the public plaza. That doesn’t address the potential density on the Tech Center site.

Members of the subcommittee agreed the preliminary proposal for a partnership is feasible. However, it will ultimately come down to the cost and who’s paying for what — which will influence what happens on the other property.

“The next half of the battle is, is it economically feasible to do this? If somebody came back and said, ‘Yeah we can make all of this work, but the county is going to have to pony up $300 million,’ then it’s a very short conversation,” County Councilor Roger Armstrong said. He was in favor of the subcommittee examining how the economics of the partnership would work with a land swap and additional development.

Once that’s determined, the concept would be worked into the overall plan as the two parties work out the allowable densities and what’s going where on the Tech Center property. That’s when the conversations would become public again.

County Council Vice Chair was excited about the possibilities, but she said it will ultimately come down to the number of bodies that will be living on the site.

Borup affirmed the project timeline was not expected to be accelerated by the proposed development and Dakota Pacific is basing it on the county’s agenda. He said construction would likely take some time.

The subcommittee will provide another update after it works through the next steps of the process. County officials anticipate a decision on the private-public partnership could be made before the end of the year.

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Summit County planners have big ideas for a 30-acre parcel in Jeremy Ranch, but the County Council is worried about moving forward with a project until they can develop a more comprehensive plan.

Planning Department staff met with officials to present findings about the Cline Dahle site from a community open house in June, and to determine the next steps in the visioning process. Officials want to create a mixed-use space where the community can live, gather and recreate on.

Possibilities for the site, including residential housing, natural spaces, street typology and gathering spaces, received an 80% positive rating with attendees expressing willingness to build on the land and a desire for the development to fill a need that is missing in the community.

However, officials questioned whether the county would be able to achieve everything given the size of the parcel and were hesitant to advance to the next stage of planning without establishing a more concrete idea.

Summit County purchased the parcel along Rasmussen Road in 2017 and considered using it for transit-oriented development such as a park-and-ride facility, housing or commercial development. A few studies were conducted then, but officials decided to postpone making any decisions until recently.

Only about 17 acres of the Cline Dahle parcel can be developed because East Canyon Creek runs through the area. Preferred uses for the site include a variety of housing types, commercial opportunities, a new fire station and playground and a conservation easement on the wetlands. 

The most popular housing option was small, clustered single-family homes. Town homes were second. Community members expressed concerns about the height and architectural style of apartment buildings but seemed to favor designs that reflected a mountain feel.

Planners learned residents preferred streets with taller buildings and infrastructure that focused on people, rather than cars, through sidewalks or landscaping. Wide streets with limited walkability were the least popular, indicating a desire for connection.

There was also a demand for mixed-use gathering spaces that promote social interaction as well as recreation and retail. A playground has been earmarked for the site, but residents also liked ideas for an outdoor amphitheater, a pocket park with seating or a nature boardwalk. 

An acre of land could be used to relocate the Park City Fire District station in Ecker Hill to Cline Dahle, improving response times in the area.

The property is currently zoned as rural residential, allowing for a maximum density of one unit per 20 acres. Summit County officials would have to rezone the property before any construction could begin.

Yet the County Council did not want to make that commitment without a clear plan. Members said the rezone should be tied to specific development rather than done broadly to ensure the county receives the desired outcome and benefits of the project.

“I would not rezone the property today. I don’t think we know what we want to do there, and whatever we do in advance will be wrong unless we’re very prescient, and I don’t think we’re that good,” County Councilor Chris Robinson said.

Summit County would also have to put out a request for a proposal to find a developer to partner on the project. The RFP has to describe what the project is and solicit bids for the work. 

The County Council was divided on whether it was ready to start that process without defining what it wants on the site. 

Robinson warned that a poorly crafted RFP would lead to bad designs.

County Councilor Roger Armstrong agreed, adding he did not like the idea of housing on Cline Dahle.

County Councilor Canice Harte disagreed. He hoped to send out the request before the end of the year so the county can decide what it wants to pursue there.

“I don’t want to get so bogged down in the process that we don’t get to the result,” he said.

Chair Malena Stevens was in favor of moving forward, saying she sees a need, but she wants a firmer understanding of what the county actually wants and the preferred timeline.

Vice Chair Tonja Hanson was similarly excited about exploring the opportunity.

Planning Department staff are planning to send a survey to council members to gather further input for the RFP. There will be a followup discussion and further analysis of the site with the likelihood of a public hearing.

Then, the county will decide whether to move forward with a mixed-use development in Jeremy Ranch. 

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