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.