“Mountain Modern” might be the chosen aesthetic for Kimball Junction’s newest neighborhood, according to draft building plans presented by Dakota Pacific Real Estate.
The Snyderville Basin Planning Commission met with the developer on Tuesday to review the proposed architectural design standards for the 885-unit mixed-use project near the Park City Tech Center that was approved this summer. Now, officials want to ensure there are clear standards and a shared vision for the future of the development, including the residential portion and the public-private partnership — an area that would include mixed-use commercial space and a civic green space — before it’s finalized.
“We’re at the administrative development agreement stage. The development agreement itself actually contains all the normal uses, vested rights … things that have gone into this project already delineated by law,” explained Summit County Community Development Director Peter Barnes. “But what’s missing is the vision, the color, the character, what we expect to see in this project.”
Summit County was forced to adopt the administrative development agreement under Senate Bill 26, enacted during the general session, which shifted the approval process from legislative to administrative. County Manager Shayne Scott then adopted the “state-imposed entitlement” because the law prohibited creating any impediments to Dakota Pacific’s project. The development mirrors what the Summit County Council approved in a 4-1 vote in December.
However, the development agreement does not provide specific architectural standards or designs. So Dakota Pacific has to go through the Planning Commission to review the plans. Commissioners have 45 days to complete their assessment and form a recommendation. That’s sent to Scott, who has final authority to approve the guidelines or request changes.
Dakota Pacific partnered with AO, which is characterized as a “full service architectural, master planning and design firm specializing in retail, residential and mixed-use projects,” to create a narrative for the project area.
Technical details such as building heights, setbacks and land use have clear requirements under county code, while features such as style do not. Dakota Pacific and AO opted for a “mountain modern” feel with clean, modern elements that also have a distinctive sense of place because of its location at a major gateway to Park City.
Dakota Pacific’s 59-acre project is intended to prioritize people and places in alignment with the Kimball Junction Neighborhood Plan. The design principles include making the area walkable and connected with space for community gatherings and events, creating people-oriented streets and paths while integrating transit and considering future connections, consolidating parking, offering varied housing choices and an adaptable built environment.
Tech Center Drive, which could be renamed, and other supporting roads would have greenery, street furniture, lighting, public art and signage. Streets would also be complemented by off-street paths acting as a pedestrian trail system that connects the residential neighborhoods to the west of the project with the public-private partnership site and pedestrian bridge across S.R. 224. There would also be a new transit station and bus stops as well as e-bikes and electric vehicle charging.
The public-private partnership area would have mixed-use residential and commercial buildings, civic green space looking at Utah Olympic Park, a parking structure and reserved space for a future civic building. The plan also imagines a future gondola “to support long-term mobility.”
Meanwhile, the residential neighborhoods would include workforce housing, multifamily apartments, senior-living facilities, townhomes and market-rate housing. About half of the total 885 units are designated affordable or attainable. The area will emphasize “livability” by incorporating pocket parks, open spaces, a trail network and accessible streets.
“The main talking point … is connectivity, the opportunities for a very walkable site, whether it’s jogging, walking, bikes. The perfect community is one that can be interconnected between uses, where you don’t have to get in your car just to go down to the commercial area,” said AO design partner Richard Clarke.
However, planning commissioners weren’t convinced.
Members voiced a desire for more walkable, human-scaled neighborhoods and questioned whether the current guidelines emphasize pedestrian and cyclist connectivity. The Planning Commission also emphasized the value of thoughtful approaches to street and bridge designs so that walking routes become an interesting experience that encourages people to use them.
Planning Commissioner Matt Nagie asked to see more details about how the project would be accessible for different populations, such as a mom with a stroller, a jogger or someone using a wheelchair.
“Seeing bog-standard ADA compliance that, just like, has so much room for improvement. I would love to see specifics here. It’s 2025 — it’s not the ’70s anymore — we know how to design pedestrian accessibility,” he said.
Other suggestions included a trolley or shuttle service to reduce car traffic and creating engaging streetscapes that blend commercial and residential spaces.
Planning commissioners also pointed out that the architecture needs to feel authentic to the region. They said they wanted future buildings to reflect the unique spirit and history of the Park City area rather than have a generic, bland look.
“The question is, how do we create something that looks good in 100 years? Because that’s really what we’re doing. We’re not creating an old Park City,” said Planning Commissioner Eric Sagerman. “This is a new place, and how do we make it accessible, interesting, so that people want to walk, has variations and looks great in 100 years?”
Participants similarly discussed practical matters such as how to ensure the development functions smoothly for residents and visitors and how to keep it attractive and accessible year-round. They also talked about snow removal and storage, EV charging, transit and parking.
They planned further refinements to details such as connectivity diagrams, signage policies and the narrative describing local influences on design. A follow-up meeting is tentatively scheduled for Nov. 25.
If the Planning Commission finalizes its recommendation by December, Scott could potentially approve the design guidelines before the year ends. Dakota Pacific plans to build the project in several phases over about five years.
The Dakota Pacific project has been controversial since it was proposed more than five years ago, facing scrutiny from community members and local leaders. Proponents advocate for workforce housing opportunities and neighborhood improvements, while those opposed are concerned about worsening traffic and density.