A new pedestrian-friendly neighborhood with around 200 residential units is planned on 30 acres in Jeremy Ranch. But depending on the developer chosen by the County Courthouse, the project could also include a day-care center, a recreation facility similar to the Fieldhouse, a sculpture garden, senior housing, first-time homebuyer condos, a weekend market with space for food trucks, a bouldering park or a riverfront boardwalk.
The Summit County Council heard six presentations on Wednesday from companies that responded to a request for proposals for the Cline Dahle property along Rasmussen Road, which has been earmarked for residential and commercial uses. Officials said they wanted to see plans for affordable housing, commercial and civic space, and redevelopment of Fire Station 35.
The applicants — Brinshore Development, Evergreen Devco, Columbus Pacific Development, Layton Legacy, JF Development Group and Crandall Capital — had similar approaches to the project but differed in how design elements should be incorporated into the mixed-use neighborhood.
Each proposal included an assortment of housing options, with a percentage designated as affordable, serving a wide range of incomes from 30% of the area median income, which is less than $84,300 a year for a family of four, to 150% AMI, or $252,900 annually.
Brinshore Development presented a project with a total of 166 units, 146 rental and 20 for sale. The majority of rentals would be reserved for tenants making 80% AMI with the remaining 12 units reserved for 80% to 120% AMI. There would be zero market-rate rental units and affordability of the for-sale units, which developers said was flexible. The housing would sit on about 6.5 acres and be built out over phases.
A key component of the Brinshore project involves a 4,000-square-foot day care created in partnership with PC Tots. The nonprofit child-care provider would offer services on a sliding scale. There would also be a resident-run cafe and space for a community room, fitness center and recycling compost. Developers also proposed a new 6.5-acre park, which would be owned and operated by the county, as well as approximately 13 acres for a nature preservation area.
Under the proposal, Summit County would maintain long-term ownership and lease the land to the developer for $1 per year for 99 years. Brinshore is also asking for a “soft loan” of $5.6 million between the three rental phases and for the county to waive impact fees.
Evergreen’s proposal calls for a total of 211 units, 200 of which would be built on the Cline Dahle site and 11 would go on the fire station site. The townhome units on the fire station site would be deed restricted below 80% AMI and 38 townhomes on the Cline Dahle site would be between 80% to 120% AMI. The remaining 172 units, 142 apartments and 20 for-sale single-family homes, would be market-rate.
Other elements of the proposal include a 6,000-square-foot restaurant, 30,000 square feet of medical space and just under 10 acres of open space. Developers also described plans for a dog park, disc golf area, community garden, bike trails and pickleball courts to create an active community.
Evergreen also wants Summit County to enter into a public-private partnership in which the land is donated and the developer would provide all construction services.
The Settlement at Jeremy Ranch was the project submitted by Columbus Pacific Development. Developers collaborated with Mountainlands Community Housing Trust to create an entirely deed-restricted project consisting of 172 affordable units. There would be 100 apartments with a mix of units between 0% to 150% AMI — more than half would serve families making less than 80% AMI — and 72 for-sale units.
Columbus Pacific Development also brought the Snyderville Basin Special Recreation District on board as a partner for the open space component. Basin Recreation would use a 15-acre parcel to serve as a central community feature with a 1.5-acre park or sports fields as well as a 57,040-square-foot facility that could have an aquatic center, climbing wall and bouldering space, multiple fitness gyms and an indoor play area.
Summit County would contribute the land to Columbus Pacific Development, which would develop a portion of it for housing, and then transfer the remaining acreage to the Park City Fire District or Basin Recreation for maintenance and operations.
Layton Construction and affordable housing experts Legacy partnered to create the Layton Legacy Jeremy Village LLC, which proposed building 200 units on the Cline Dahle site. Of those, 142 units would be multifamily apartments and 58 would be single-family attached and detached homes. The entire project would be affordable with 20 units reserved for 30% AMI, 140 units at 60% AMI and 40 units at 70% AMI.
The master plan also includes 10,000 square feet of commercial space, 3,386 for retail or a restaurant, almost 9,000 square feet for civic space and just over 21 acres for a park. Legacy Layton emphasized the natural features, neighborhood elements and connectivity of its design that make it a community hub.
The developer offered $2 million for 23 acres as part of phase one, which includes the fire station land and the undevelopable wetland area, and $1.7 million for all the affordable units in phase two, or higher if market-rate is needed. A public-private partnership, impact fee relief and a land swap were also options.
J. Fisher Companies pitched a “holistic approach to housing.” Its project includes 120 apartments, 60 townhomes and 20 cottages — for a total of 200 units — reserved for those earning between 30% and 150% AMI. The project offers for-rent and for-sale units.
Developers were also inspired to include public art, natural outdoor play parks, areas with native plants, bike paths and green stormwater infrastructure. Community amenities could include early child care, locally owned retail, nonprofit offices and co-working spaces.
Summit County would likely lease or sell the land to J. Fisher Companies for a discount if the proposal is selected.
Crandall Capital proposed a four-phase design with a total of 286 units, almost 100 more than the county’s suggested cap. The proposal includes 100 apartments below 90% AMI, 75 duplexes and fourplexes, 75 single-family detached homes and 36 condos.
While the project also includes a people-first design with connected streets and about half the property designated as open space, the developer emphasized a first-time buyer program to help fill gaps in the housing market, options for seniors looking to age in place and that all affordable units would be built first.
Summit County would prove the land in an ownership transfer and receive money back for the sale of each first-time homebuyer unit or condo and each single-family detached home. The working capital fund equates to $2.9 million back to Summit County that can be used for future initiatives and projects.
Most of the developers have ties to the Wasatch Back, including Brinshore’s final proposal for Park City’s Bonanza Park district, Columbus Pacific’s Slopeside employee housing project in Canyons Village, J. Fisher Companies’ work on the EngineHouse Apartments and Crandall Capital’s involvement in the Newpark, Utah Film Studios and Studio Crossing developments.
County councilors did not offer much discussion or insight into the projects, given the limited time. However, officials met afterward to discuss the presentations in a closed session.
No formal action was taken this week. The County Council is expected to vote on which development team will lead the project next month. Construction is slated to start in the fall.