Land Use and Economic Analysis - Snyderville Basin by CZB

Land%Use%and%Economic%Analysis%1%Snyderville%Basin czb%for%Summit%County December%2013%(Rev%3/14)

________ Page%1/37

January%2014%::%TransmiMal%LeMer%to%Summit%County The%following%report%is%an%analysis%of%development%acQvity%in%Summit%County,%Utah. It%assigns%responsibility%for%the%current%development%trend%in%Summit%County%towards%becoming% Anywhere(USA.%%It%makes%the%case%that%undeveloped%land,%properly%aggregated%and%preserved,%is%worth% far%more%than%low%density,%suburban1style%development,%both%in%terms%of%cultural%heritage%and% economic%value.%% It%raises%numerous%quesQons,%chief%among%them%the%following:%%if%the%county’s%own%regulatory% documents%aim%to%discourage%suburban%development%paMerns,%why%is%the%county%actually%developing%in% exactly%the%opposite%direcQon? The%answer%is%not%because%enough%analysis%has%not%been%done.%%%If%the%county%wants%to%go%in%a%direcQon% different%than%the%one%it%is%now%headed%in,%what’s%needed%is%a%decision%to%grow%differently.%%To%cluster% development.%%To%aggregate%open%space.%%To%grow%inclusively.%% Summit%County%is%suburbanizing%is%because%stakeholders%want%it%that%way. Compact%growth%that%is%inclusive%generates%high%yields%without%compromising%heritage.%%Sprawl%does%the% opposite.%%The%wrong%quesQon%to%ask%is%“what(numbers(are(needed(to(jus4fy(compact,(inclusive(growth?”%% The%right%quesQon,%by%contrast,%is%“what(is(the(jus4fica4on(for(large(lot(development(that(is(a(proven( fiscal(loser(and(heritage(killer?” These%challenges%are%certainly%not%unique%to%Summit%County.%% No%place%in%America%has%withstood%the%seducQve%allure%that%suburbia%(falsely)%promises:%%to%have%a%liMle% country%and%a%liMle%city%all%at%the%same%Qme.%%To%have%none%of%the%problems%associated%with%ciQes%and% city%densiQes,%and%none%of%the%economy%of%scale%challenges%faced%by%rural%communiQes.%% The%only%way%to%preserve%the%countryside%is%to%preserve%the%countryside.%% And%the%only%way%to%preserve%the%countryside%and%seMle%in%numbers%sufficient%to%generate%ameniQes%and% services%is%to%build%towns.%%Real%towns.%%Not%town%centers%surrounded%by%large%lot%divisions,%but%real% towns%surrounded%by%real%countryside. This%report%provides%an%analysis%of%the%situaQon%in%Summit%County%today.%%The%supply%of%land,%the% demand%for%that%land,%and%the%likely%outcomes%if%nothing%changes%in%the%way%that%demand%is%managed. As%the%community%finishes%its%General%Plan%and%aMempts%to%put%in%place%the%tools%needed%to%keep% Summit%County%unique%and%beauQful%and%enable%it%to%become%financially%strong,%the%analyses%and% recommendaQons%contained%in%this%report%offer%a%way%forward.%%By%trading%what%is%allowed%for% something%differently%valuable,%the%community%can%protect%tens%of%thousands%of%acres%of%open%space,% and%build%highly%valuable%clusters%of%mixed1used%communiQes.

________ Page%2/37

Contents 1. IntroducQon 2. Elements 3. Risks 4. ImperaQves 5. Demand 6. Management 7. Trends 8. OpQons/RecommendaQons 9. Demand%Management%System

________ Page%3/37

Introduc,on

The%Snyderville%Basin%Development%Code%is%a%land%use%balancing%act%at%its%best.%%And%worst.%% At%its%best,%it%is%a%valiant%effort%to%please%everyone%along%the%complex%public%lands1private%property%rights% spectrum.%%At%its%worst,%the%Code,%like%the%Basin%it%was%wriMen%to%manage,%it%an%indictment%of%thirty%years% of%trying%to%have%one’s%cake%and%eat%it%too.%%It%tries%to%responsibly%steward%the%environment%while%at%the% same%Qme%green%light%land%consumpQve%development%acQvity.%%It%aMempts%to%protect%wilderness% corridors%while%not%saying%no%to%the%individual%transacQons%that%add%up%to%sprawl.%%It%arQculates%a%desire% for%architectural%beauty,%yet%imposes%no%design%requirements.%%It%is%1%on%balance%1%an%aMempt%to%ensure% the%Basin%would%not%become%suburbanized%without%triggering%the%wrath%of%an%understandably%strong% private%property%rights1oriented%state%legislature.%%In%trying%to%please%all%consQtuencies,%the%Code%is% nothing%more%than%a%work%avoidance%mechanism,%and%the%result%of%such%gymnasQcs%speaks%for%itself.%% While%significant%creaQvity%and%energy%clearly%went%into%trying%to%thread%this%needle,%the%Code%1%and( more(importantly(the(culture(around(it(1%is%a%writ%large%illustraQon%of%the%limited%uQlity%of%a%technical% soluQon%to%fix%what%is%an%adapQve%problem.% BoMom%line?%%Everyone%can’t%have%their%own%private%homesteading%farmeMe%in%the%21st%century%and%sQll% enjoy%unspoiled%view%sheds.%%Yet%the%code,%and,%it%would%seem%the%community%consensus%around%it,% aMempt%to%have%both.%%There%is%no%gejng%around%the%fact%that%without%affordable%housing,%there%will%be% congesQon,%yet%the%code%and%it%would%seem%the%community%consensus%around%it%are%frustrated%with%the% laMer%but%have%shown%liMle%appeQte%to%truly%address%the%former.%%These%are%circles%that%cannot%be% squared.%%At%its%core,%that%is%what%the%Code%aMempts%to%do;%and%fails%at.%%Something%has%got%to%give.%% Either%some%consQtuency%will%be%very%disappointed%by%the%adopQon%and%applicaQon%of%a%regulatory% framework%with%teeth,%or%all%consQtuencies%across%the%private%property%rights%spectrum%will%experience% more%of%the%same:%%the%inexorable%transiQon%from%the%rural%Summit%County%the%Code%tried%to%preserve,% to%exactly%the%characterless%suburban%community%the%code%tried%to%prevent.%%It%really%is%eitherBor%Qme. This%analysis%highlights%four%important%points%and%makes%suggesQons%about%how%to%address%them.%%The% first%is%that%Summit%County%has%no%reliable%way%to%manage%demand%and%avoid%becoming%Anywhere(USA.%% The%second%is%that%the%transformaQon%from%a%rural%county%to%a%suburban%enclave%is%almost%1%but%not% enQrely%1%complete;%if%the%County%is%not%on%the%other%side%of%a%Qpping%point,%it%is%very%close.%%The%third%is% that%exisQng%enQtlements%represent%so%significant%an%input,%that%unless%redressed,%it’s%game%over.%And% finally,%while%permit%acQvity%is%up%following%a%recession1induced%lull,%it%remains%low%enough%that%the% County%might%sQll%be%able%to%act%before%it%is%too%late.%% Boiled%down,%it%is%not%possible%to%be%either%rural%or%genuinely%mountain%resort%in%character%and%sprawling% at%the%same%Qme,%so%either%hard%choices%or%undesirable%outcomes%are%unavoidable.%%The%forthcoming% General%Plan%will%either%be%unambiguous%in%shujng%down%sprawl,%or%it%won’t.%New%zoning%to%replace%the% Basin%Development%Code%will%either%sQpulate%village%character%and%density%and%compacQon,%or%it%won’t.%% Open%space%will%either%be%genuinely%open,%or%it%won’t.%%Which%begs%two%central%quesQons.%%Is%it%too%late?%% And%if%not,%what%can%be%done%to%transiQon%from%reliance%on%a%failed%system%that%aimed%for%S1shaped% growth%but%which%is%resulQng%in%collapse%and%overshoot,%to%a%system%predicated%on%balance? Today,%the%Basin%community%(stocks)%relies%on%what%is%a%depletable%(and%if%not%non1renewable%slow%to% regenerate)%resource%1%true%open%space.%%%With%each%passing%day%and%addiQonal%increment%of%sprawl,%a% shil%has%been%occurring,%and%is%likely%to%conQnue:%%a%shil%from%a%reliance%on%open%space%to%an%emergent% assumpQon%of%services%and%ameniQes%amid%less%open%space.1%%It’s%not%too%late%to%remain%essenQally%rural,% and%rely%essenQally%on%open%space%to%fuel%the%economy.%%If%you%want%the%benefits%of%a%backcountry.com,% you%have%to%have%back%country.%%While%difficult,%it%is%achievable. 2%% ________ Page%4/37

Elements The2Snyderville2Basin2of2Summit2County2has2important2assets Summit%County,%and%in%parQcular%the%Snyderville%Basin,%has%appealed%and%may%conQnue%to%be%very% appealing%to%a%wide%market%of%consumers.%%Demand%has%exceeded%supply%and,%consequently,%prices%for% land%and%homes%have%risen%steadily.%%They%are%likely%to%conQnue%to%do%so. The%nature%of%the%Basin’s%appeal%has%had%two%dominant%components.%%Park%City%and%what%it%provides%in% the%way%of%aestheQcs,%arts%and%culture,%small%town%life,%and%resort%recreaQon%services%and%ameniQes;%and% the%surrounding%natural%sejng%comprised%of%vast%view%sheds%and%wilderness,%and%the%chance%to%have%a% home%in%what%local%Basin%realtors%promote%to%be%a%“lush,%wooded%landscape,%perfect%for%daily% commuters,%families,%and%vacaQon%home%owners%alike.”%%These%two%dominant%component%parts%of%the% Basin’s%appeal%1%Park%City%and%the%natural%sejng%1%ulQmately%rely%not%solely%on%one%or%the%other,%but%the% sum%of%each%in%regional%harmony.%%Park%City’s%appeal%1%and%thus%its%ability%to%sell%to%external%customers% (basic)%1%becomes%magniﬁed%in%relaQon%to%the%degree%to%which%it%is%nestled%into%a%natural%landscape%of% disQnct%rural%character.%%The%Basin’s%appeal%1%and%thus%its%ability%to%sell%to%external%customer%1%becomes% likewise%magniﬁed%proporQonal%to%the%degree%to%which%it,%too%exists%in%a%natural%landscape%of%disQnct% rural%character.%%The%merged%capacity%to%remain%appealing%relies%on%both%remaining%in%tact.%%Chip%away%at% what%make%Park%City%Park%City,%and%Basin%appeal%diminishes;%erode%the%natural%sejng%surrounding%Park% City%and%Park%City,%and%by%extension,%the%Basin,%becomes%less%appealing.

What2makes2these2“assets”2assets?

Park%City%is%an%asset%for%numerous%reasons,%many%of%which%are%highly%interrelated.%%But,%at%its%core,%Park% City%is%unique.%% There%are%many%small%mountain%resort%villages%in%North%America.%%While%they%share%similariQes%of% architecture,%scale,%and%sejng,%Park%City%cannot%be%mistaken%for%Aspen%or%Telluride%or%Whistler%or% Breckenridge.%%The%unique%combinaQon%of%original,%historic%mining%vernacular%1%residenQal%and% commercial%1%along%a%preserved%Main%Street%1%sets%Park%City%apart.%%These%original%elements%plus%recent% high%quality%vernacular%interpretaQon%(such%as%Silver%Star)%have%resulted%in%an%extremely%marketable,% layered%effect%that%comes%to%life%by%virtue%of%the%marriage%of%village%compacQon%in%Park%City,%and% preserved%open%space%immediately%outside%it.%%Meanwhile,%the%surrounding%natural%sejng%1%though% intensively%leveraged%first%by%mining%companies%and%later%by%the%recreaQonal%industry%1%remains%more%or% less%in%balance.%%The%user%and%viewer%alike%1%from%the%center%of%Park%City%1%can%easily%discern%that%Park%City% is%a%place%set(within%a%special,%if%threatened%geography.%% As%Park%City%and%the%Basin%have%co1evolved%since%the%1980s,%the%nature%of%the%area’s%appeal%has%changed% to%include%the%presence%1%at%Kimball%JuncQon%primarily%1%of%a%large%volume%of%high%quality%retail%and%other% services%patronized%by%Park%City%and%Basin%residents%and%visitors%alike.%%Such%development%enables%those% who%move%into%the%Basin%to%both%buy%a%beauQful%home%and%have%superior%retail%ameniQes%(non%basic)%a% few%moments%away. 3%%% Kimball%JuncQon%has%become%a%laMer%stage%economic%development%device%for%the%region;%when%visitors% come%to%ski,%the%Basin%is%“selling”%its%strength%to%external%customers.%In%the%process,%the%percentage%of% those%whose%visit%and%contemplate%a%return%as%a%possible%resident,%now%find%in%Kimball%JuncQon%a%level%of% service%and%amenity%without%which%the%prospect%of%a%full%Qme%1%or%even%a%part%Qme%investment%may%not% make%sense.%%Tourists%want%a%lodge,%the%outdoors,%and%restaurants.%%Year%round%residenQal%viability% hinges%on%dry%cleaners,%grocers,%sandwich%shops,%hardware%stores,%gyms,%and%lawyers%offices,%and%the% Basin%does%a%great%job%supplying%these. ________ Page%5/37

Risks Park2City’s2caché2and2the2natural2seDng2around2it2are2at2risk

Based%on%a%review%of%what’s%been%built%and%where,%what%is%presently%enQtled%and%where,%evolving% demand,%other%analyses,%and%regulaQons%in%place,%there%appear%to%be%five%related%risks%to%the%Basin. 1. CongesQon%as%a%result%of%high%housing%costs.%%Park%City%is%very%expensive,%as%is%much%of%the%South%Basin% and%for%this%reason,%the%Basin%overall%(as%it%has%been%known)%is%at%risk.%%Whenever%there%is%a%large%(and% growing)%gap%between%wages%paid%to%service%workers%and%the%cost%of%housing%(definiQvely%shown),% pressures%shil%from%farming,%land,%view%shed,%and%wilderness%corridor%preservaQon%to%housing% development%and,%later,%local%serving%retail.4%%UnQl%the%higher%cost%areas%of%the%Basin%adopt% inclusionary%housing%policies%that(do(not(geographically(transfer(affordability,%the%problem%of% congesQon%and%demand%for%new%developments%on%comparaQvely%less%costly%land%will%conQnue.5 2. Degraded%view%sheds%as%a%result%of%reducQons%in%the%amount%of%open%space.%%While%not%insignificant% amounts%of%open%space%1%the%predicate%of%view%sheds%1%have%been%bought%and%placed%into%conservaQon% easement%from%Qme%to%Qme,%enough%land%in%the%Rural%ResidenQal%and%Hillside%Steward%areas%of%the% Basin%has%been%allowed%to%develop%that%the%essence%of%the%appeal%of%the%sejng%1%what(people(see(of( the(natural(landscape(1%has%been,%and%conQnues%to%be%incrementally%degraded.%%It%is%ironic%that%the% wriMen%aspiraQon%of%the%Basin%contained%in%the%Development%Code%1%to%preserve%the%area’s%rural% character%1%has%been%undone%in%no%small%measure%by%that%same%Code’s%reliance%on%large%lot%zoning%as% the%main%tool%for%open%space%preservaQon.%%If%view%sheds%are%desired,%open%space%must%be%preserved;% large%privately%held%parcels%1%even%when%they%are%120%du/a%1%will%not%achieve%this. 3. Loss%of%sense%of%community%resulQng%from%concentrated%wealth.%As%Park%City%has%become%very% expensive,%and%as%other%secQons%of%the%County%within%the%Basin%have%as%well,%the%Basin%has%become% increasingly%striated%economically.%%Some%may%consider%this%to%be%an%erosion%of%community.%%For% those%who%place%the%idea%of%“community”%on%par%with%other%aMributes%of%Basin%life%1%Snyderville’s% natural%sejng%and%the%small%town%charm%of%Park%City%1%enclaves%of%vast%wealth%in%some%locales% separated%from%the%rest%of%the%Basin%may%not%be%appealing.%%Furthermore,%the%recession%did%more% than%reduce%overall%development%pressures.%%Since%the%recession%formally%ended,%demand%by%seasonal% buyers%has%remained%uniquely%steady;%demand%by%other%cohorts%has%declined.%%Seasonal%buyers% present%a%challenge%to%the%Basin.%%On%one%hand%their%real%estate%can%be%taxed%at%higher%levels%than% year%round%residents,%which%is%good.%On%the%other,%seasonal%buyers%wealth%and%limited%Qme%in%the% community%sets%them%apart%from%year%round%residents.%%If%Summit%County%wants%a%strong%sense%of% community,%seMlement%needs%to%be%compact%in%form%and%mixed%by%income. 4. Sprawling%commercial%development.%%Commercial%development%that%has%followed%and%supports% residenQal%life%has%predominantly%taken%the%form%of%big%box%retail%in%quasi%“town%center”%type% sejngs.%%Such%development%has%proved%profitable,%if%not%aestheQcally%likable%to%some.%%In%form%and% funcQon,%Kimball%JuncQon%as%it%now%stands%1%and%Silver%Creek%in%the%way%it%is%evolving%%1%are%each%the% anQthesis%of%Park%City%even%as%they%service%the%year%round%residents%of%the%Basin%(including%Park%City).%% The%visual%impact%of%commercial%development%at%Kimball%JuncQon%is%inconsistent%with%the%essenQal% small%mountain%resort%character%arQculated%in%Basin%planning%documents,%suggesQng%the%“problem”%is% not%so%much%with%funcQon%and%volume%as%with%design. 5. The%greatest%risk%of%all%however%is%that,%if%fulfilled,%exisQng%enQtlements%(for%nearly%1.5%million%square% feet%of%commercial%space%and%723%housing%units%throughout%Summit%County)%will%exacerbate%exisQng% challenges.%6%%The%locaQon,%pricing,%and%volume%of%exisQng%enQtlements%means%that%congesQon%will% worsen,%view%sheds%will%further%degrade,%seMlement%will%be%even%more%economically%striated,%and% demand%for%current%forms%of%retail%will%increase.%Farmland%and%rural%areas%will%become%housing%at%net% value1weakening%densiQes. ________ Page%6/37

Impera,ves Assets2are2clearly2are2at2risk2G2and2have2been2for2a2long2,me.2 Five%interconnected%risks%to%the%Basin%have%been%clearly%idenQfied. 1. High%housing%costs%without%a%regional%inclusionary%housing%policy%➔%CONGESTION 2. Reliance%on%a%Basin%Development%Code%that%is%advisory%and%not%regulatory%➔%DEGRADED%VIEW%SHEDS 3. Economic%segregaQon%and%reliance%on%seasonal%buyers%➔%LOSS%OF%SENSE%OF%COMMUNITY 4. Lack%of%insistence%on%urban%density,%mixed1use,%mixed1income%town%centers%➔%SPRAWL%+%BIG%BOXES 5. 19,000%acres%of%exisQng%enQtlements%➔%UNRECOVERABLE%LOSS%OF%NATURAL%SETTING These%risks%beg%an%awkward%quesQon.%%If%the%Basin%Code%and%related%planning%documents%strongly%assert% a%preference%for%clustered%development,%for%preserved%view%sheds,%and,%ulQmately,%for%a%whole%that%is% defined%by%a%preserved%rural%character,%why%then%is%the%Basin%careening%towards%the%exact%opposite?%The% Basin%is%experiencing%troublesome%congesQon%that%is%going%to%get%worse%and%view%sheds%are%being% degraded.%There%is%a%looming%sense%of%loss%of%community,%as%Kimball%JuncQon%and%Silver%Creek%are%not% being%developed%in%a%manner%that%would%result%in%the%creaQon%of%new%villages%to%compliment%the% environment.%The%Basin%is%slowly%becoming%exactly%what%planners%have%tried%to%prevent.%%Why%is%that%so?%% The%net%of%public%opinion%surveys,%development%trends,%market%analyses,%and%a%review%of%codes%suggest% that%there%are%two%possible%answers.%%Either%the%community%wants%to%become%suburbanized,%and% suburbanizing%paMerns%reflect%these%aspiraQons,%or%the%community%does%not%but%has%not%yet%found%a%way% to%get%what%it%wants.%%Or,%plausibly,%given%the%inconsistent%nature%of%the%Basin%Development%Code,%some% combinaQon%of%the%two. The%first%possibility%is%that%the%code’s%stated%purpose%“to%ensure%that%the%resort%and%mountain%character% of%the%basin%is%to%be%embraced%and%protected,%while%suburban%development%paMerns,%which%erode%the% unique%character%of%the%basin,%is%discouraged%and,%to%the%extent%possible,%prohibited”%is%not%a%genuine% reflecQon%of%County%senQment.%%The%simple%explanaQon%is%that%it%is%enQrely%possible%that%the%County% actually%prefers%not%to%ensure%the%Basin’s%resort%and%mountain%character,%and%prefers,%in%fact,%to% encourage%suburban%development.%%This%is%a%very%real%probability.%%With%the%excepQon%of%Park%City,%the% fact%that%not%a%single%seMlement%was%developed%with%the%character%of%an%actual%town%(massing,% architecture,%scale,%density,%compacQon,%rhythm,%or%height)%in%the%Basin%between%1970%and%the%present%1% while%the%County%grew%from%6,000%to%38,000%1%strongly%suggests%that%the%Basin%is%in%fact%becoming%exactly% what%County%residents%and%officials%want:%%a%suburban%enclave%in%the%mountains.7 It%is%alternaQvely%possible%that%the%Basin%is%becoming%a%suburban%enclave%in%the%mountains%not%because% that’s%the%prevailing%desire,%but%because%the%tools%in%place%are%either%the%wrong%tools,%or%the%right%tools% misapplied,%some%combinaQon%of%the%two,%or%a%minority%exercising%outsize%poliQcal%power.%%Indeed,%in% reviewing%the%governing%planning%documents%that%aim%to%channel%demand,%two%problemaQc%threads% deserve%menQon:%%the%soEness(of%the%whole%when%it%comes%to%unambiguously%approving%or%disapproving% of%certain%types%of%development,%and%the%over1%and%mis1use%of%the%word%density. BoMom%line?%%If%the%general%consensus%is%that%becoming%a%suburban%enclave%in%the%mountains%is%the%goal,% the%best%advice%is%to%make%no%changes%in%what%you’re%now%doing.%%If%however,%there%is%a%real%appeQte%to% actually%“intersperse%in%a%[genuine]%rural%environment%Qghtly%knit,%neighbor%friendly,%towns,%villages%and% resort%centers%at%designated%locaQons...%paMerned%aler%tradiQonal%communiQes...[and]%designed%to% maintain%and%renew%a%sense%of%place%and%foster%a%feeling%of%belonging%(Basin%Development%Code),%then% the%code%in%place%now%needs%to%be%thrown%out.8 ________ Page%7/37

Demand Demand2for2the2Basin2is2constantly2shiKing,2and2has2tapered2significantly It%appears%that%there%has%been%a%significant%drop1off%in%demand%for%housing%in%Summit%County%in%general,% and%Snyderville%Basin%in%parQcular.%%First,%according%to%building%permit%counts%reported%by%HUDUser’s% State%of%the%CiQes%Data%Systems%(SOCDS),%the%number%of%permiMed%residenQal%units%fell%dramaQcally%in% both%Summit%and%Wasatch%counQes%in%the%years%immediately%following%the%Great%Recession:%%the%Summit% County%figure%fell%from%a%high%of%1,152%in%2007%to%a%low%of%just%108%in%2011;%the%Wasatch%County%figure% fell%from%a%high%of%608%in%2006%to%a%low%of%89%in%2009.%%

This%drop%was%even%more%apparent%for%single1family%homes.%%In%both%counQes,%the%number%of%single1 family%homes%permiMed%fell%from%roughly%600%per%year%to%just%100%per%year.%%While%the%number%of%single1 family%homes%permiMed%in%Wasatch%County%has%been%on%the%rise%in%the%last%three%years%(up%from%101%in% 2010%to%152%in%2011%to%196%in%2012),%the%number%in%Summit%County%has%stayed%around%100%(87%in%2010,% 100%in%2011%and%115%in%2012).%%

________ Page%8/37

In%the%unincorporated%parts%of%Summit%County,%the%number%of%single1family%homes%permiMed%fell%from% an%average%of%424%per%year%between%2003%and%2007%to%an%average%of%just%66%between%2009%and%2012.%% The%number%of%single1family%home%permiMed%has%held%steady%elsewhere%in%the%county,%too,%during%this% later%Qme%period.%%As%a%result,%it%may%be%appropriate%to%expect%that%the%pace%of%new%construcQon%will% likely%remain%in%this%range%at%least%in%the%near%term.

Total2Units Year Summit%County Wasatch%County

1990 1991 1992 1993 1994 1995 1996 1997 1998 1999 2000 439 464 680 662 765 880 1,011 800 743 994 539 93 85 144 165 266 287 295 185 305 583 318

Year Summit%County Wasatch%County

2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 659 436 639 699 908 795 1,152 234 382 243 108 140 287 389 269 346 493 608 419 237 89 269 205 236

________ Page%9/37

Using%another%measure,%MLS%data%documenQng%sales%between%1998%and%2011,%shows%that%the%sale%of% vacant%land%peaked%in%2005%and%has%similarly%fallen%dramaQcally%since%–%to%a%low%of%roughly%50%acres% transacQng%for%the%ﬁrst%Qme%in%2008%and%2009.%%(Note:%%This%does%not%include%vacant%parcels%selling% mulQple%Qmes;%to%avoid%double1counQng%acreage,%only%the%ﬁrst%year%of%sale%is%show%below.)%%Also%telling,% since%2008,%very%liMle%of%the%vacant%land%transacQng%has%been%developed.

Year%First%Sold Acreage,%SQll%Unbuilt Acreage,%Built %%Built Acreage,%Total 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011

________ Page%10/37

97.9 118.3 95.7 54.7 74.6 175.9 174.2 577.6 190.3 146.7 53.1 43.0 64.6 67.1

292.9 260.7 132.2 124.7 137.6 172.0 207.7 292.3 106.5 41.3 5.8 2.9 37.2 25.1

75% 69% 58% 70% 65% 49% 54% 34% 36% 22% 10% 6% 37% 27%

390.8 379.0 227.9 179.4 212.1 347.9 381.9 869.8 296.8 188.0 58.9 45.9 101.7 92.1

The%number%of%single1family%home%sales%has%also%fallen%since%the%boom%years%of%the%mid12000s:

As%has%the%average%sale%price%(although%this%has%nearly%recovered%back%to%mid12000s%levels):

________ Page%11/37

While%the%number%of%single1family%home%sales%and%the%average%sale%price%of%single1family%homes%is% recovering,%both%remain%below%boom1year%levels.

In%addiQon,%while%sales%are%climbing,%the%number%of%new%homes%selling%was%very%low.%%Since%2010%in% Snyderville%Basin,%just%5%homes%built%in%2011%have%sold,%8%homes%built%in%2012%have%sold,%and%4%homes% built%in%2013%have%sold.%%These%newest%homes%typically%sell%in%the%$1%million%to%$2%million%range. Year%Sold Year%Built #%of%Sales Average%Price 2011+ 2011+ 2011+ ________ Page%12/37

2011 2012 2013

5 8 4

$1,910,600 $1,408,631 $1,277,975

These%homes%sell,%on%average,%for%less%than%those%built%in%200812010%â&#x20AC;&#x201C;%which%tended%to%be%parQcularly% large%(averaging%6,00017,200%square%feet)%and%on%larger%lots.%%SQll,%the%areaâ&#x20AC;&#x2122;s%newest%homes%(those%built% in%2011%or%later,%average%roughly%4,000%square%feet.9 Year%Sold

Year%Built

2011+ 2011+ 2011+ 2011+ 2011+ 2011+ 2011+ 2011+ 2011+ 2011+ 2011+ 2011+ 2011+ 2011+ 2011+

1960s 1970s 1980s 199011994 199511999 200012004 2005 2006 2007 2008 2009 2010 2011 2012 2013

________ Page%13/37

#%of%Sales 10 40 76 201 188 183 42 24 43 16 9 3 5 8 4

Average%Price $410,013 $422,688 $525,744 $619,529 $643,447 $1,006,673 $1,127,462 $1,540,256 $1,191,222 $2,408,801 $2,034,333 $2,449,000 $1,910,600 $1,408,631 $1,277,975

Average% SqFt%Total 2,962 3,155 3,189 3,543 3,624 4,306 4,753 5,915 4,982 6,185 6,927 5,862 4,897 4,507 4,711

Average% SqFt%Finished 2,639 3,012 3,053 3,467 3,555 4,208 4,585 5,814 4,950 6,054 6,656 5,328 4,853 2,689 4,311

Average% Acreage 0.85 1.42 0.70 0.92 0.61 0.94 1.64 1.27 1.57 2.35 12.54 2.19 0.92 0.72 0.99

While%values%and%sales%volume%are%rebounding,%they%are%not%doing%so%across%all%subdivisions%and% property%types.%%Trends%in%the%number%of%homes%sold%are%similar%across%all%three%Snyderville%Basin%Sub1 Areas%(see%map).%%

One%disQncQon:%%the%number%of%single1family%homes%sold%peaked%in%“South%Snyderville%B”%in%2001%versus% 2005%in%“South%Snyderville%A”%and%“West%Snyderville.”%%The%volume%of%sales%dipped%in%all%zones%through% the%recession%–%reaching%a%low1point%in%2009%–%and%has%climbed%back%in%all%cases%roughly%to%2006/2007% levels.10

________ Page%14/37

Notably,%while%the%average%sale%price%was%similar%across%all%sub1areas%before%2003,%average%sale%prices%in% the%three%zones%started%to%diverge%dramaQcally%during%the%housing%boom%and%have%stayed%spread%during% the%recession%and%recovery.%%By%2013,%the%average%sale%price%was%roughly%$690,000%in%West%Snyderville,% $870,000%in%North%Snyderville,%and%$1.06%million%the%two%South%Snyderville%sub1areas%shown.

#2of2Sales Year2Sold

________ Page%15/37

North2 Snyderville

South2 Snyderville2A

South2 Snyderville2B

South2Snyderville2 C2(Colony)

West Snyderville

1998

119

1999

119

2000

140

2001

107

127

2002

127

2003

159

2004

208

2005

150

229

2006

135

2007

118

2008

2009

2010

2011

102

2012

136

2013

133

Average2Sale2Price Snyderville

Year2Sold North

South2A

South2B

Colony2(C)

West

1998

$337,390%

$372,460%

$411,749%

$355,212%

1999

$319,452%

$407,830%

$253,926%

$352,506%

2000

$286,298%

$436,032%

$268,078%

$396,909%

2001

$280,390%

$403,742%

$293,426%

$2,450,000%

$393,052%

2002

$332,906%

$417,507%

$314,868%

$433,092%

2003

$355,133%

$413,519%

$393,124%

$5,050,000%

$405,412%

2004

$532,241%

$558,020%

$533,010%

$7,812,375%

$468,098%

2005

$776,028%

$718,025%

$606,327%

$6,070,100%

$587,033%

2006

$1,121,286%

$1,100,357%

$794,072%

$5,442,333%

$736,497%

2007

$1,683,175%

$1,210,611%

$791,682%

$5,860,833%

$864,731%

2008

$1,224,316%

$966,396%

$901,703%

$9,310,375%

$714,505%

2009

$858,577%

$935,143%

$716,228%

$4,937,500%

$658,414%

2010

$1,134,810%

$777,360%

$734,850%

$5,313,500%

$590,358%

2011

$1,021,682%

$836,521%

$671,974%

$4,557,143%

$618,015%

2012

$856,199%

$970,273%

$781,261%

$3,724,500%

$633,677%

2013

$871,228%

$1,065,636%

$1,061,385%

$4,636,263%

$689,936%

In%addiQon,%breaking%out%sales%within%area%subdivisions%that%have%varying%degrees%of%seasonal%owner1 occupancy%demonstrates%that%the%only%segment%of%the%market%truly%recovering%are%those%subdivisions% largely%aMracQng%seasonal%owners%(see%below).

________ Page%16/37

While%prices%increased%in%all%subdivisions%(those%in%which%seasonal%owners%accounted%for%less%than%25%% of%all%owners;%those%in%which%they%accounted%for%25%%to%49%%of%owners;%and%those%in%which%they% accounted%for%over%half%of%all%owners)%during%the%boom%years,%gains%were%largest%in%the%most%heavily% seasonal%subdivisions.%%In%the%years%since%the%boom,%while%the%average%sale%price%in%subdivisions%in%which% less%than%half%of%all%owners%are%seasonal%owners%have%seMled%into%a%â&#x20AC;&#x153;new%normalâ&#x20AC;?%(roughly%at%pre1boom% levels%in%subdivisions%with%the%least%seasonal%housing%and%slightly%above%pre1boom%levels%in%subdivisions% with%moderate%levels%of%seasonal%ownership),%they%are%dramaQcally%on%the%rise%in%subdivisions%with%the% largest%share%of%seasonal%owners.%%As%seasonal%units/units%in%largely%seasonal%subdivisions%boomed,%and% as%they%outpace%year1round%units%during%the%economic%recovery,%they%consume%a%signiďŹ cant%amount%of% Summit%County%land.%%At%the%same%Qme,%though,%they%struggle%to%prompt%non1residenQal%development:%% the%number%of%non1residenQal%acres%developed%in%Snyderville%Basin%has%remained%relaQvely%stable%since% 2001,%aler%spiking%slightly%between%1999%and%2000.%

And%while%the%number%of%vacant%lots%selling%started%rising%again%in%2009%(aler%stagnaQng%during%the% recession),%fewer%of%these%are%now%being%developed.%%(The%rise%in%acreage%of%sold%vacant%lots%that%remain% unbuilt%has%not%been%matched%by%a%similar%rise%in%the%acreage%of%newly%built1up%vacant%lots.)%

________ Page%17/37

Year%First%Sold Acreage,%SQll%Unbuilt Acreage,%Built %%Built Acreage,%Total 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011

98.5 216.8 312.5 367.2 441.7 617.6 791.8 1,369.4 1,559.7 1,706.4 1,759.5 1,802.5 1,867.1 1,934.1

292.9 553.6 685.8 810.6 948.1 1,120.2 1,327.8 1,620.1 1,726.6 1,767.9 1,773.7 1,776.6 1,813.8 1,838.9

75% 72% 69% 69% 68% 64% 63% 54% 53% 51% 50% 50% 49% 49%

391.4 770.4 998.3 1,177.7 1,389.9 1,737.8 2,119.7 2,989.5 3,286.3 3,474.3 3,533.2 3,579.2 3,680.9 3,773.0

These%different%sub1areas%not%only%perform%differently%in%the%market;%they%also%differ%in%their%overall% contribuQon%to%the%public%coffers.%%Overall,%single1family%homes%contribute%the%most%taxes%in%West% Snyderville.%%However,%on%a%per%acre%basis,%South%Snyderville%A%generates%the%most%taxes%for%the%county.%% For%a%county%wrestling%with%fiscal%issues,%the%South%Snyderville%A%development%trend%should%not%be% ignored:%%development%in%South%Snyderville%A%is%worth%7.43%4mes(more%to%the%county%than%is% development%in%North%Snyderville. Sub1Area North%Snyderville South%Snyderville%A South%Snyderville%B South%Snyderville%C%(Colony) West%Snyderville

#%of%SF Homes 660 1,131 698 97 2,198

Average% Taxes%(SF) $5,083.06 $3,955.69 $2,784.28 $32,115.74 $2,844.26

Total%Taxes $3,354,817.07 $4,473,887.89 $1,943,430.36 $3,115,226.90 $6,251,680.34

Taxes%per%Acre $1,054.17 $7,839.57 $3,718.75 $4,429.93 $5,514.95

Lel%to%its%own%devices%–%or%limited%only%by%exisQng%County%codes%and%regulaQons%–%the%private%market%is% developing%Summit%County%in%such%a%way%that%runs%counter%to%at%least%two%stated%public%goals:%%the% preservaQon%of%open%space%and%the%creaQon%of%a%diverse%and%robust%economy.

________ Page%18/37

Management The2system2for2managing2demand2is2rickety Demand%is%presently%managed%mainly%by%relying%on%a%confusing%and%frequently%inconsistent% development%code.%%The%code%clearly%arQculates%a%community%consensus%in%support%of%protecQng%view% sheds,%dense%clustered%development,%conserved%open%spaces,%and%livable%residenQal%neighborhoods.%% Yet%the%code%is%riddled%with%loopholes%that,%in%effect,%communicate%a%“no,%but”%approach%to%handling% development%pressures.%11 %%In%effect,%open%space%is%neither%purchased%as%an%on1going%funcQon%of%policy% (and%not%supported%in%the%County,%especially%in%areas%east%and%north),%nor%uncondiQonally%protected.%% Rather,%it%is%lel%to%a%combinaQon%of%happenstance%along%with%large%lot%zoning%to%try%and%sQtch%together% connecQve%threads%of%acreage%in%the%hope%that%enough%“between%space”%will%remain,%thus%at%least% creaQng%what%is,%in%reality%the%illusion%of%wilderness. 12%%% The%underlying%conceit%that%nego4a4onBbased(development(is%an%effecQve%management%tool%to%hedge% against%the%worst%potenQaliQes%of%sprawl%has%been%proved%uMerly%wrong.%%The%net%of%the%loopholes% communicates%uncertainty%about%the%importance%of%view%sheds,%open%space,%and%what%ought%to%be%the% resulQng%ancillary:%%clustered%development.%%The%reason%that%open%space%is%scarce,%and%that%view%sheds% are%endangered,%and%that%genuine%town%centers%have%not%emerged%is%not%because%the%code%doesn’t% purport%to%favor%them,%but%because%“no”%in%the%Basin%has%not%meant%“no”.13%%And,%apart%from%the%soE(no% nature%of%the%development%code%1%which%presents%its%own%set%of%challenges%1%there%is%the%underlying%and% pervasive%misuse%1%and%misapplicaQon%1%of%“density”%as%a%tool%for%preserving%the%county’s%rural%character.%% Presently%in%Summit%County,%density%is%used%as%the%main%way%to%evaluate%impact,%and%has%become%the% general%public’s%way%to%talk%about%projects.%As%such,%lower%density%is%perceived%to%beMer%than%high% density.%%But%density%is%a%problemaQc%tool%to%achieve%the%rural%character%that%is%ostensibly%desired.%%A% beMer%tool%is%the%raQo%of%public%(or%semi1public)%open%space%of%public%value%(within%a%development)%to% private%space.%%A%side1by1side%comparison%of%North%Basin%and%South%Basin%trends%illustrates%two% representaQve%development%norms%in%the%Snyderville%Basin.%%Each%example%is%54%units%to%54%acres.% Side-by-Side Illustration of Two Snyderville Basin Development Norms North Basin Trend Area%(Acres)

Units

Overall%Density

1.000

Lot%Density%(du/a)

1/1

2.25/1

Open%Space%with%Public%Value%(Acres)

Lot%Size%(Acres)

1.00

0.44

Lot%Size%(Sq.Ft.)

43,560

19,360

House%Foot%Print%(50x70)

3,500

Private%Lot%Area%Open%Space

40,060

15,860

Aggregate%Private

2,163,240

856,440

Aggregate%Public

1,306,800

Total%Area%(Sq.%Ft.)

2,352,240

RaSo%of%Open%Space%of%Public%Value%to%Private%Space Typical%Asking%Price%%2013%SF%Detached%Home 54%Acre%Property%Value If%Summit%Develops%19,000%Acres%Following%North%Basin%Trends If%Summit%Develops%19,000%Acres%Following%South%Basin%Trends

________ Page%19/37

South Basin Trend

0.00

1.00

1.53

$450,000

$1,850,000

$24,300,000

$99,900,000

$8,550,000,000 $35,150,000,000

1.00

The%South%Basin%norm%frequently%has%30%acres%of%consolidated,%dedicated,%aggregated,%uninterrupted,% open%space%1%or%open%space%of%public%value%1%within%every%54%acres%of%total%developed%space.%%The%North% Basin%norm,%by%contrast,%tends%to%have%zero.%% Both%have%homes%of%equal%size%and%footprint.%%The%raQo%of%open%space%of%public%value%to%private%space,% and%not%density,%is%a%far%more%useful%tool%than%density,%and%should%be%considered. To%achieve%rural%density,%residenQal%seMlement%has%to%be%conQguous%where%it%occurs.%%To%achieve%rural% character,%open%space%also%as%to%be%conQguous%where%it%occurs;%these%are%the%prerequisites%for%open% space%to%have%public%value.%% Density%should%not%be%the%governing%metric%to%achieve%the%graduated%transect%from%wilderness%to%village% that%the%Codeâ&#x20AC;&#x2122;s%purpose%suggests%the%community%wants.%%Open%space%of%public%value%should%be.%%% A%poignant%indictment%of%the%current%system%is%the%fact%that%there%are%presently%950%enQtled%lots% comprising%11,400%acres%of%land%masquerading%as%open%space,%yet%fully%compliant%with%current%density% thinking.%The%current%code%requires%75%%open%space,%but%the%deďŹ niQon%is%useless;%75%%of%a%large%lot%lel% undeveloped%is%not%open%space. In%summary,%large%lots%with%no%open%space%have%low%tax%value.%%Clustered%development%with%open%space,% however,%has%far%greater%tax%value.%%The%challenge%is%ensuring%that%zoning%codes%and%land%use%policies% allow%the%development%of%new%residenQal%and%commercial%uses%in%proporQon%to%the%preservaQon%of% suďŹ&#x192;cient%open%space.%%%

________ Page%20/37

Trends Prevailing2market2and2related2winds As%this%report%has%shown,%there%are%clear%trends%at%play%that%require%aMenQon%and%possibly%adjustment. First,%since%the%recession,%the%market%has%measurably%cooled%off;%there%are%enough%enQtlements%to% absorb%projected%demand%through%2040,%though%1%of%course%1%possibly%sooner.%%The%cohort%with% (relaQvely)%consistent%demand%through%the%recession%is%second%(seasonal%home%buyers).%%At%the%current% rates,%about%422%acres%of%large%lot1zoned%single%family%homes%will%be%absorbed%each%year%through%2040;% the%rough%visual%equivalent%of%10,000%football%fields%of%homes%on%what%is%now%seen%as%open%space.%%This% trend%is%important%because%it%gives%the%County%a%chance%to%get%in%front%of%the%market%and%modify%its% development%code%in%a%methodical%way. Second,(irrespec4ve(of(the(rate(at(which(exis4ng(en4tlements(might(be(consumed,%their%geographic% locaQon%1%where(people(look%1%combined%with%the%current%zoning%1%permiGng(large(homes(on(exceedingly( large(lots%1%means%certain%further%and%substanQal%reducQon%in%the%integrity%of%the%Basin’s%view%shed%if% current%enQtlements%absorb%demand.%%%Paying(more(aIen4on(to(how(fast(this(degrada4on(will(occur( than(that(it(will(occur(misses(the(point.%%Markets%change%and%much%of%the%region’s%future%seMlement% pace%is%dependent%on%external%factors.%%This%trend%is%important%because%what(is(en4tled(where%is%the% problem,%not%how%fast%it%is%absorbed. Third,%complexity%and%illegibility%aside,%the%Basin%development%code%is%riddled%with%inconsistencies.%%On% one%hand%the%code%asserts%that%open%space%is%criQcal,%yet%the%manner%that%open%space%is%obtained% programmaQcally%is%through%large%lot%zoning.%%Similarly,%the%code%asserts%that%criQcal%lands%ought%not%be% development,%yet%there%are%numerous%ways%to%sidestep%what%amounts%to%a%set%of%sol%no’s.%%This%trend%is% important%because%as%long%as%the%current%code%governs%development,%the%Basin%will%conQnue%to%degrade,% irrespecQve%of%the%essence%of%a%new%General%Plan. Fourth,%the%fiscal%nature%of%density%and%year%round%versus%seasonal%occupancy%means%low%density% seMlements%in%the%Basin,%aler%discounQng%for%price%of%land%and%value%of%house,%generate%low%revenue% levels%for%the%county;%each%new%low%density%seMlement%is%a%losing%proposiQon.%Low%density%development% is%a%losing%fiscal%proposiQon.%%Roolop%volume%mulQplied%by%household%income%following%the%current% North%Basin%trend%creates%lower%taxable%real%estate%value,%and%generates%lower%levels%of%sales%taxes. Filh,%in%the%code%(on%paper)%and%in%pracQce%(on%the%ground),%and%in%general%dialogue%(such%as%polling)% neither%density%nor%how%density%relates%to%open%space%have%been%appropriately%understood,%discussed,% or%deployed.%%“Low%density”%is%mistakenly%thought%to%equate%to%ruralness,%when%in%fact%higher%density%in% compact%form%is%the%key.%%This%trend%is%extremely%important%and%speaks%to%the%role%of%language%and% leadership%going%forward;%as%long%as%this%misunderstanding%remains,%it%will%likely%be%very%difficult%to% mobilize%a%consQtuency%for%village%or%town%development%as%the%buMress%for%rural%heritage.%%By%clustering% development,%open%space%generates%public%value.%%There%are%numerous%excellent%examples%of%clustered% development%in%the%county,%and%in%the%South%Snyderville%Basin%parQcularly.%%It’s%not%that%the% development%community%doesn’t%know%how%to%deliver%such%a%product,%it’s%that%the%trend%recently%has% been%in%the%opposite%direcQon%and%the%development%code%is%insufficient%to%the%task%of%bending%the%trend% back%towards%South%Snyderville%norms.

________ Page%21/37

Op,ons/Recommenda,ons The%boMom%line%is%that%Summit%County%has%a%behavioral%problem%on%its%hands%for%which%there%is%no%bullet% proof%technical%soluQon.%%The%Basin%is%at%risk.%%The%tools%that%have%been%used%to%try%to%preserve%it%have% failed.%%While%soler%than%in%recent%years,%demand%remains%strong,%and%by%2040%there%will%be%no%land%lel.%% In%light%of%market%data,%current%tool%inadequacy,%fissured%community%senQment%on%taxes,%open%space,% and%density,%a%state%legislature%strongly%oriented%to%protect%private%property%rights,%and%the%presence%of% thousands%of%acres%of%enQtlements,%the%following%is%recommended%for%consideraQon. 1. CreaQvely%merge%county%appeQte%for%revenue%and%Park%City%aspiraQon%to%protect%its%brand%with%strong% regional%and%statewide%disposiQon%favoring%private%property%rights.%%Take%advantage%of%the%fiscal% strength%of%compacQon.%%Require%compact%development%and%then%borrow%against%the%future%value%of% such%seMlement%to%fund%open%space%buys%and%affordable%housing.%%In%effect,%with%demand%likely%to% remain,%and%supply%constrained,%leverage%the%greater%future%value%of%compact%development%to%create% financial%resources%to%buy%open%space%buy%down%development%rights%(preserving%the%rural%character),% and%drive%inclusionary%development%(reducing%congesQon). 14%% 2. Address%the%problem%of%misused%and%misunderstood%density1open%space%relaQonships%that%permeate% the%code,%and%pervade%local%viewpoint.%%Instead%of%relying%on%“density”,%consider%adopQng%a%raQo%of% “open%space%of%public%value”%to%private%space%as%the%governing%metric%for%steering%development% towards%a%preserved%rural%outcome,%where%the%minimum%is%1.5:1. 3. Convert%plaQtudes%to%policy.%%Address%inadequacies%in%the%Current%Basin%Development%Code%by%wriQng% a%new%code%or%changing%the%exisQng%one%as%follows: a. Change%the%essence%(tone%and%effect)%of%the%development%code%from%being%“advisory”%to% becoming%“regulatory”%so%that%no%means%no%(“sensiQve”%or%“criQcal”%lands%that%are%said%to%be%so% criQcal%that%development%should%not%occur%on%them%ought%to%not%be%developable.) b. Address%loopholes%caused%by%inconsistencies,%outright%contradicQons,%disclaimers%and%vagueness. c. Establish%a%precedent%of%dividing%the%Basin%into%two%and%only%two%categories:%%those%areas%where% development%can%occur,%and%those%areas%where%it%cannot.%%Where%is%cannot%occur,%put%in%place%a% market1oriented%and%equitable%mechanism%to%shil%rights%and%expectaQons.%%Where%it%can%occur,% put%in%place%clear,%unambiguous%language%delineaQng%what%is%allowed%and%what%is%not d. If%true%rural%character%and%preservaQon%of%the%outdoors%are%truly%important%to%the%County,%create% and%adopt%a%demand%management%system%1% an%updated%zoning%ordinance%(or%development%code)%% complemented%by%a%system%by%which%owners%can%transfer%development%rights%1%%to%channel% demand%to%areas%with%intensive%infrastructure%investments%already%in%place,%and%from%present% enQtled%areas%where%development%yet%to%occur%would%further%degrade%the%Basin,%with%a%priority% “send”%emphasis%on%large%lot%zoning%and%agricultural%areas e. If%congesQon%is%a%problem%that%the%County%really%wants%to%address%1%both%because%of%current%cost% gaps,%and%the%fact%that%the%recommendaQons%made%here%will%radically%increase%the%value%of%the% land%(and%thus%housing%prices%and%thus%public%revenue)%1%create%and%adopt%an%inclusionary%housing% policy%that%addresses%affordability%and%subsequent%sprawl%pressures%by%requiring%developers%to% price%in%the%true(cost%of%development,%either%through%non1negoQable%minimum%on1site%or%greater% off1site%in%lieu%fees. f. If%in%fact%the%County%is%“defined%by%the%visual%quality%of%[your]%landscape”,%impose%a%moratorium% on%any%new%enQtlements%unQl%100%%of%all%exisQng%enQtlements%are%exhausted,%and%immediately% channel%all%exisQng%enQtlements%into%a%trading%system. g. If%not%being%“anywhere%USA”%is%indeed%important%to%the%County,%create%and%adopt%design% guidelines%for%the%224,%248,%and%I40%Corridors 4. Create%and%adopt%a%development%rights%trading%system%similar%to%what%is%suggested%next. ________ Page%22/37

Demand2Management2System

A%new%system%is%needed%to%channel%near%future%demand.%%Such%a%system%1%like%the%one%presented%here,%or% a%beMer%alternaQve%generated%by%the%County%1%should%be%kept%as%simple%as%possible. It%should%endeavor%to%achieve%three%objecQves.%%The%ﬁrst%is%aggregated%open%space%held%by%the%public%in%a% trust.%%The%second%is%clustered%mixed1use%development%at%key%locaQons.%%The%third%is%an%inclusive% aﬀordable%housing%element.%%Aim%for%these%three%objecQves. Objec,ve

Result

Aggregated%Open%Space

Rural%heritage%through%view%shed%preservaQon

Compact%Mixed1Use%Development%at%Key%LocaQons

Creates%economic%powerhouses

Inclusionary%Housing%Policy

Reduces%sprawl%pressures%and%congesQon

To%achieve%these%objecQves,%numerous%opQons%for%down%and%upzoning%were%considered,%including% density%changes%at%the%Quarry%and%Silver%Creek%Interchanges. 15%% UlQmately%it%was%determined%the%best%return%at(this(4me(could%be%obtained%by%sending%from%the% Northwest,%Central%South,%and%North%Snyderville%Basin%areas,%and%receiving%at%Kimball%JuncQon,%the%I40% Corridor,%and%elsewhere%within%the%South%Basin.%%AddiQonally,%rights%in%The%Colony/Canyons%could%be% redirected%towards%the%Canyons%with%signiﬁcant%results.%%In%this%recommendaQon,%258%units%are%“sent”,% and%11,713%acres%are%preserved%as%open%space.

SEND (Downzone)

RECEIVE

Loca,on

Units Acres2Preserved

Northwest%Snyderville%Basin

7,021

Kimball%JuncQon;%South%Basin,%or%I40%Corridor

Central%South%Snyderville%Basin

502

Two%Creeks%Ranch

130

2,468

Kimball%JuncQon;%or%I40%Corridor

1,722

The%Colony/Canyons

258

11,713

North%Snyderville%Basin The%Colony/Canyons TOTAL

Units Acres%Preserved

________ Page%23/37

Northwest2Snyderville2Basin

Status Unbuilt

Parcels

Acreage 28

6858.7

Built

162.7

Total

7021.4

This%area%is%steeply%sloped:%%all%parcels%contain%slopes%over%16%degrees.%%It%currently%includes%30%parcels,% which%together%stretch%for%7,021%acres.%%Two%of%these%parcels,%comprising%163%acres,%have%an% improvement%value%for%tax%purposes%over%$0. AcQon%Steps Downzone%this%area%to%allow%for%no%addiQonal%development%and%“send”%the%roughly%60%units%currently% allowed%on%this%sensiQve%land%elsewhere%in%the%Snyderville%Basin,%either%to%Kimball%JuncQon%or%along%the% I140%corridor.%% 1 This%area%falls%enQrely%within%the%Mountain%Remote%zoning%district.%%That%district%idenQﬁes%“lands%that,% because%of%their%locaQon,%accessibility,%terrain,%or%other%similar%features,%are%not%easily%serviced%by%local% service%providers.%Development%shall%be%limited%in%these%areas%to%minimize%disturbance%to%the%natural% environment,%lessen%the%ﬁre%danger,%protect%water%supplies,%protect%wildlife,%protect%natural%resources% and%viewsheds,%and%protect%and%promote%open%space%values%of%the%Snyderville%Basin”%(Development% Code,%page%28). 1 The%Mountain%Remote%zoning%district%allows%for%a%base%density%of%1%unit%per%120%acres%on%currently% unplaMed/unenQtled%land.%%Under%these%rules,%it%would%be%possible%to%put%nearly%60%units%(7,021.4%÷% 120%=%58.5%units)%on%this%land. 1 This%is%an%area%with%just%one%exisQng%roadway%and%liMle/no%water%and%sewer%service.%%

________ Page%24/37

Central2South2Snyderville2Basin

This%area%is%surrounded%by%Route%224,%clustered%residenQal%developments,%preserved%open%space,%and% Park%City.%%It%includes%a%mix%of%land%uses%although%is%mainly%comprised%of%moderate1%and%larger1lot% residenQal%parcels.%%It%also%has%a%signiďŹ cant%amount%of%currently%agricultural%land%and%parcels%whose%land% use%is%currently%undeclared.%%Half%of%all%parcels%have%an%improvement%value%for%tax%purposes%over%$0;% these%parcels%account%for%nearly%one1third%(31%)%of%the%acreage%in%this%part%of%the%Snyderville%Basin. Land2Use

Parcels

Acreage

Status

#2Parcels

Acreage

Agricultural

393.0

InsQtuQonal

18.9

458.1

20.7

303.6

Open%Space

180.9

Undeclared

248.9

215

1624.1

Large%Lot

Unbuilt

107

1117.7

Leisure

Built

108

506.3

Moderate%Lot

Total

215

________ Page%25/37

1624

Total

AcQon%Steps Prevent%addiQonal%development%on%the%undeclared%parcels%that%lie%adjacent%to%preserved%open%space% and%on%the%two%large%agricultural%parcels%in%the%center%of%the%area,%and%“send”%the%roughly%22%units% currently%allowed%on%these%parcels%to%Two%Creeks%Ranch,%which%should%be%up1zoned%along%with%the%three% large%lot%parcels%that%lie%adjacent%to%it%(the%“Receiving%Area”%shown%in%the%map%below). 1 The%two%large%agricultural%parcels%fall%within%the%Rural%ResidenQal%zoning%district.%% 1 The%Rural%ResidenQal%zoning%district%allows%for%a%base%density%of%1%unit%per%20%acres%on%currently% unplaMed/unenQtled%developable%land.%%Under%these%rules,%it%would%be%possible%to%put%16%units%(323%÷% 20%=%16.15%units)%on%this%land. 1 The%16%undeclared%parcels%adjacent%to%open%space%fall%within%the%Hillside%Stewardship%zoning%district.%% 1 The%Hillside%Stewardship%zoning%district%allows%for%a%base%density%of%1%unit%per%30%acres%on%currently% unplaMed/unenQtled%developable%land.%%Under%these%rules,%it%would%be%possible%to%put%6%units%(179%÷%30% =%5.97%units)%on%this%land.

The%(above)%Receiving%Area%(Two%Creeks%Ranch%and%the%three%large%lot%parcels%next%to%it)%includes%what% are%currently%11%unbuilt%parcels%that%together%comprise%49%acres. 1 This%is%nearly%idenQcal%in%size%to%Snyder’s%Mill,%a%subdivision%that%lies%directly%north%of%the%Receiving% Area.%%Snyder’s%Mill’s%47.8%acres%126%single1family%homes%on%lots%averaging%roughly%one1third%of%an%acre. 1 If%the%county%replaMed/re1enQtled%these%parcels,%allowing%not%11%units%but%126%units%(arrayed%similarly% to%those%in%Snyder’s%Mill%or%nearby%Park%West%Village),%this%receiving%area%could%more%than%cover%the% “cost”%of%the%proposed%Sending%Area%remaining%undeveloped.% ________ Page%26/37

3. North2Snyderville2Basin This%area%is%north%of%I180%and%extends%up%to%the%northeastern%most%point%of%Snyderville%Basin.%%It%is%nearly% enQrely%made%up%of%large1lot%residenQal%parcels%and%primarily%falls%within%the%Hillside%Stewardship%and% Mountain%Remote%zoning%districts.%%A%signiďŹ cant%number%of%area%parcels%have%an%improvement%value%for% tax%purposes%over%$0;%these%parcels%account%for%nearly%half%(49%)%of%all%area%parcels%and%40%%of%the% acreage%in%this%part%of%the%Snyderville%Basin.

Parcels

Acreage

Status #

Unbuilt

270

4266.3

Built

257

2874.1

Total

527

7140.4

These%built%units%are%not%evenly%distributed%throughout%the%area.%%For%example,%nearly%all%of%the%parcels% in%the%northern%half%of%the%Silver%Creek%Estates%subdivision%appear%as%built,%compared%to%about%half%of%all% parcels%in%Stage%Coach%Estates%and%Ridge%@%Red%Hawk,%and%almost%none%in%The%Preserve.

________ Page%27/37

AcQon%Steps MiQgate%the%consequences%of%this%development%paMern%in%largely%built1out%subdivisions,%and%“send”% enQtled%but%not%yet%built%units%in%largely%unbuilt%subdivisions%to%the%I140%Corridor%or%Kimball%JuncQon. 1 Strict%landscaping%guidelines%and%architectural%design%guidelines%should%be%implemented%for%Silver% Creek%Estates,%Goshawk,%and%Red%Hawk.%% 1 One%model%is%Portola%Valley%Ranch%(hMp://pvranch.org/site/wp1content/uploads/2013/04/ ranch_easements_emd.pdf),%which%heavily%regulates%any%exterior%changes%to%residents’%homes%or%land. 1 The%remaining%subdivisions%–%The%Preserve,%the%Ridge%@%Red%Hawk,%and%Stage%Coach%Estates%–%would% also%beneﬁt%from%similar%design%guidelines%for%land%and%building.%%The%primary%work%in%these% subdivisions,%though,%is%the%“sending”%of%unbuilt%parcels%to%the%I140%Corridor. 1 Together,%these%subdivisions%have%112%enQtled%but%not%yet%built%single1family%units.%%These%112,%along% with%the%roughly%18%units%allowed%by%the%zoning%of%the%unenQtled%units%outside%an%exisQng%subdivision,% should%be%“sent”%to%the%I140%Corridor.

________ Page%28/37

The2Colony/Canyons

Colony/Canyons%area%represents%an%opportunity%to%preserve%open%space%in%certain%secQons%and%cluster% development%in%others.%%Large%lot%parcels%outside%of%The%Colony%subdivision,%and%large%lot%parcels%on%the% western%edge%of%The%Colony%should%be%downzoned%and%preserved%as%open%space.%%EnQtled%units%can%be% sent%into%the%northeast%corner%of%The%Colony%subdivision%or%to%parcels%between%that%area%and%The% Canyons%commercial%area%(outlined%in%green).%%These%areas%should%be%developed%in%accordance%with%the% layout%of%a%â&#x20AC;&#x153;town%centerâ&#x20AC;?%or%similar%to%Silver%Star%in%Park%City.%

________ Page%29/37

IG402Corridor

The%currently%undeclared%parcels%along%I40%(as%well%as%currently%undeveloped%areas%within%Kimball% JuncQon)%represent%an%important%opportunity%for%the%county%to%develop%a%key%transportaQon%corridor% and,%in%doing%so,%absorb%enQtled%units%currently%slated%for%what%should%remain%open%space.%Allow% increased%densiQes,%clustered%per%previous%arguments,%centered%at%interchanges.

________ Page%30/37

________ Page%31/37

As%open%space%remains%abundant,%property%values%grow.%%As%property%values%conQnue%to%grow,%the%populaQon%expects%more% property%value%increases%and%aMempts%to%cash%in%on%that%through%development%that%1%as%now%pracQced,%depletes%a%ﬁnite% resource%resulQng%in%a%transiQon%from%rural%to%suburban.%%Because%of%growth,%land%becomes%depleted,%eventually%slowing%not% populaQon%(growth)%but%the%expectaQons%that%each%generaQon%of%buyers%have%about%what%consQtutes%value.%%Where%past% generaQons%Qed%value%to%open%space,%emerging%generaQons%will%Qe%it%to%a%suburban%amenity%package.%%The%more%that% development%chases%a%suburban%expectaQon%with%a%suburban%product,%the%more%Summit%County%will%become%suburban. 1

Because%village%densiQes%are%viewed%as%strongly%objecQonable%by%a%large%percentage%of%the%County’s%populaQon,%and%because% so%many%residents%object%to%even%a%2%%property%tax%increase%to%purchase%open%space,%progress%is%a%funcQon%of%poliQcs. 2

Economic%stability%is%dependent%upon%both%basic%and%non%basic%enQQes,%as%non%basic%industries%cycle%dollars%through%basic% industries,%thereby%diversifying%the%economy%and%creaQng%a%mulQplier%eﬀect. 3

Host

Base Tourism

Park%City

Non%Basic

Retail

Snyderville%(84098)

50% 12%

(Non%dependent)%Basic Tourism

Census2%

Non%Basic

Retail (Non%dependent)%Basic

39% 25% 28% 47%

Developable%land%has%become%scarce,%and,%consequently,%very%expensive.%%The%supporQve%network%of%workers%needed%to%carry% restaurants,%hotels,%and%other%businesses%related%to%Park%City’s%resort%economy%cannot%afford%to%live%in,%and%decreasingly%even% near%Park%City.%%They%and%increasingly%others%1%from%municipal%employees%to%young%professionals%1%commute%(and%will%conQnue% to%do%so%unQl%the%affordable%housing%problem%gets%tackled%on%a%regional%basis),%and%thereby%contribute%to%the%demand%to% convert%previously%undeveloped%land%1%enQtled%or%potenQally%not%yet%enQtled%1%to%residenQal%and%retail%use%in%the%Basin.%%The% “conversaQon”%around%this%issue%can%dril%into%transporta4on(planning%but%that%is%merely%a%form%of%acknowledging%there%is%a% problem%without%addressing%the%underlying%governing%variables.%%CongesQon%of%the%sort%Summit%County%must%contend%with%is%a% derivaQve%of%a%lack%of%affordable%housing%on%one%hand,%and%low%density%on%the%other.%%UnQl%the%laMer%are%remedied,%the%former% simply%will%not%go%away. 4

5%On%April%30,%2013%there%was%a%joint%meeQng%of%Park%City%and%Summit%County%Councils.%%Among%other%purposes,%this%meeQng%

was%held%to%“idenQfy%key%issues%of%mutual%concern%and%signiﬁcance%to%both%enQQes.”%%The%shared%top%prioriQes%were%a%“regional% plan”,%“economic%diversity”,%and%“regional%infrastructure”.%%Aﬀordable%housing,%though%menQoned,%scarcely%was%menQoned%as%a% high%priority.%%Yet%this%single%issue%alone%is%the%connecQve%Qssue%that%reduces%development%and%congesQon%pressures,%supports%a% sustainable%economy,%and%serves%as%a%downpayment%on%the%Basin%being%economically%diverse.%%Given%the%absence%of%community% pressure%to%buy%development%rights%or%adopt%inclusionary%zoning%1%current%congesQon%levels%are%acceptable%to%the%majority%of% Summit%County%stakeholders.

________ Page%32/37

Descrip,on

Project Quarry%JuncQon

Retail,%commercial,%and%residenQal% development%planned%south%of%the%I180/ Jeremy%Ranch%Interchange.

Type Mixed%Use

Woods%of%Parley’s% Lane,%Canyon% Located%north%of%I180%Parley’s%Summit%to% ResidenQal Pointe,%and%Jeremy% Jeremy%Ranch. Cove Retail%and%oﬃce%development%plans,%much% Retail Summit%Center of%which%aims%to%replace%exisQng%buildings. Oﬃce Winkler%Property Development%plans%for%retail%use. Retail Toll%Creek

Development%plans%for%retail%use.

Various%properQes%aiming%to%create%retail% Dahle,%PRI,%and%Red% centers.%Land%use%density%was%esQmated% Barn%ProperQes based%on%limited%commercial%density.% Glenwild,% Stagecoach%Estates,% Ridge%at%Red%Hawk,% ResidenQal%developments%located%north%of% Preserve,%and% the%Kimball%JuncQon%interchange. Goshawk% developments Located%west%of%SR1224%and%South%of% Summit%Research% Landmark%Drive,%the%project%includes%oﬃce,% Park housing,%and%open%space.% Located%west%of%SR1224%between%I180%and% Canyons%Corner Landmark%Drive,%this%development%will% include%retail,%restaurant,%and%hotel.%% Located%west%of%SR1224%and%north%of%The% Summit%Ranch Canyons%Resort;%plans%include%a%hotel

Sq2Ft

OS2Acres

Units

41,000

166 106,000 66,000

Retail

41,000

Retail

21,000

ResidenQal

252

Mixed%Use

1,150,000

Mixed%Use

61,000

323

Hospitality

165

140 1,486,000

323

723

One%could%try%to%make%the%case%that%Summit%County%today%is%“failing%forward”;%in%eﬀect,%“learning”%to%become%a%sustainable% place%ﬁrst%by%being%unsustainable%and%later%by%improving%to%become%otherwise.%%The%more%relevant%observaQon%is%that%that%the% Summit%County%system%is%in%the%advanced%stages%of%what%Meadow’s%(in%the%W3%model)%overshoot(and(collapse. 7

The%development%of%the%Basin%in%recent%years%1%sprawling%and%eroding%its%underlying%value%1%is%not%reﬂecQve%of%an%inability%to% manage%conﬂict,%but%rather%a%countywide%inability%to%manage%general%agreement%(Abilene%Paradox). 8

1. Summit%County%stakeholders%agree%in%private%about%the%nature%of%the%situaQon%(the%county%is%becoming%Anywhere(USA) 2. Stakeholders%generally%agree%in%private%about%the%steps%that%need%to%be%taken%to%remedy%the%problem 3. There%is%a%failure%to%communicate%clearly 4. CollecQvely,%the%county%is%making%decisions%that%make%it%take%acQons%counterproducQve%to%intenQon 5. FrustraQon%results;%self%fulﬁlling%cycle%of%disability%to%manage%agreement 9

Basin%home%sales%values%were%found%to%be%as%follows%(inclusive%of%land%costs)

1960s:% 1970s:% 1980s:% 1990s:% 2000s:% 2010:% 2011:% 2012% 2013:%

$155/sq.l. $140/sq.l. $172/sq.l. $179/sq.l. $282/sq.l. $459/sq.l. $393/sq.l. $523/sq.l. $296/sq.l.

________ Page%33/37

10%In%most%years,%fewer%than%5%properQes%transacted%in%the%Colony. 11%%There%are%many%loopholes%in%the%current%code,%sending%mixed%signals%that%result%in%erosion%of%the%rural%character%the%code%

purports%to%strengthen •

Medium%Density.%%The%imbalance%between%environmental%preservaQon%and%economic%impact%is%demonstrated%most% clearly%in%the%County’s%willingness%to%compromise%its%goal%of%rural%density%for%economic%promise.%In%regards%to% neighborhood%and%community%planning,%compact%and%medium%density%developments%are%considered%acceptable% under%the%premise%they%provide%economic%enhancement%to%the%area.%%This%claim%prioriQzes%ﬁnancial%stability%over%land% use.%(101113;%A3)

•

Commercial%Development.%%The%County%does%not%place%real%restricQons%on%commercial%development,%staQng%that% density%shall%be%determined%by%the%ability%of%the%proposed%development%to%meet%all%required%standards%and% performance%criteria%(101218;%SecQon%B).%This%guideline%would%only%be%rendered%effecQve%if%the%aforemenQoned% ‘required%standards%and%performance%criteria’%were%absolute,%rather%than%up%for%significant%interpretaQon.%% AddiQonally,%neighborhood%commercial%development%is%required%to%minimize%traffic%impact,%yet%can%be%deemed% necessary%if%the%proposed%commercial%centers%aim%to%serve%the%daily%or%frequent%trade%or%service%needs%of%the% surrounding%residenQal%area%(101219;%SecQon%A).%The%argument%could%easily%be%made%that%lower%density%areas%need% more%neighborhood%commercial%development,%thereby%servicing%the%trade%needs%of%area%residents%and%adding%a% commercial%center%to%a%previously%low%density%area.%%Again,%exisQng%density%has%been%increased%through%jusQficaQon% of%need.%%

•

Housing%Types.%%The%Code%clearly%outlines%the%expectaQon%that%residenQal%development%will%not%pay%for%the%impact%it% creates.%The%only%excepQon%to%this%claim%is%the%construcQon%of%large%expensive%dwellings,%which%are%expected%to% produce%substanQal%valuaQon%for%tax%purposes.%That%said,%the%Code%also%sets%forth%a%desirability%for%housing%types.6% There%is%a%higher%value%placed%on%more%expensive%homes%and%less%value%placed%on%other%types%of%residenQal% development.%(101112;%SecQon%A)

•

Base%Density.%%Proposed%development,%which%hopes%to%exceed%base%density,%is%considered%if%units%are%clustered%on%a% given%development%site%and%a%percentage%of%open%space%is%preserved%(1012112;%SecQon%1B).%This%agreement%allows% developers%to%create%high1density%clusters%while%maintaining%a%secQon%for%environmental%preservaQon,%however%it% clearly%disregards%the%outlined%rural%density%objecQve%set%forth%in%County%values.%It%can%also%be%argued%that%surpassing% base%density%is%permissible%if%it%is%consistent%with%neighborhood%character%or%community%and%neighborhood%recreaQon% (1012111;%SecQon%C2).%This%begs%the%quesQon,%can%neighborhood%character%be%created%from%an%excepQon;%if%a% developer%builds%a%medium%or%high%density%cluster,%can%other%similar%clusters%be%built%under%the%premise%they%are% consistent%to%the%adjacent%higher%or%medium%density%development.%This%substanQated%claim%is%contradictory%to%the% desired%outcome%of%mixed%income%housing,%as%it%places%the%County%in%favor%of%larger%more%expensive%homes%and% discourages%less%expensive%residenQal%development.%%%%

•

Economic%Enhancement.%%Developments%are%also%evaluated%on%their%promise%of%tax%base%increase%and%economic% enhancement%(101113;%SecQon%A3).%Business%and%residenQal%development%are%directly%proporQonal1%if%one%changes,% the%other%must%respond%inversely%to%balance%out%taxes%due%and%received%by%the%county.%Under%this%premise,%lower% density%areas%or%those%devoid%of%commercial%development%will%have%a%strong%argument%for%creaQng%more%residences,% thereby%balancing%the%area%tax%base.%

•

Affordable%Housing.%%The%Summit%County%Code%does%not%proacQvely%encourage%affordable%housing%in%a%way%that%is% consistent%with%the%rest%of%their%land%development%policies.%The%Code%discourages%high1density%development,% professing%its%undesirability%and%potenQal%damage%to%surrounding%lands.%However,%the%Code%allows%higher%density% development%provided%affordable%housing%is%available%and%incorporated%into%the%project%(1012112;%SecQon%2b)%.% Summit%County%states%its%intent%to%mix%affordable%housing%with%other%types%of%units,%as%“it%is%not%the%intent…to%create% neighborhoods%comprised%of%…%affordable%housing%only,”%however%‘intent’%is%far%from%absolute.%These%claims%actually% place%a%low%value%on%affordable%housing,%first%defining%it%as%permissible%to%develop%in%less%valued%land,%and%second,% potenQally%isolaQng%affordable%housing%developments%from%market%or%above1market%rate%housing.

Examples%include%open%space%acquisiQons%by%Park%City%in%South%Round%Valley%and%Osguthorpe%(White%Barn)%as%due%pressure% for%development.% 12

________ Page%34/37

While%the%Code%exists%to%protect%and%embrace%the%rural%landscape%and%discourage%high1density%development,%disclaimers%and% non1specific%excepQons%to%secQons%of%the%Code%result%in%a%significant%probability%of%non1compliance.%There%are%few%areas%where% guidelines%are%definite. 13

•

The%Code%states%that%suburban%development%paMerns,%which%erode%the%unique%character%of%the%basin,%are% discouraged,%and%if%possible%prohibited.%%Yet%this%is%essenQally%what%the%County%has%green%lighted%in%the%Basin%the%last% decade%and%what%fundamentally%characterizes%projects%in%the%pipeline.%%How%can%it%be%that%a%code%states%that%suburban% development%paMerns%undermine%Basin%character%and%yet%that%is%precisely%what%gets%permiMed?%%How%can%it%be%that%a% Joint%Session%of%Park%City%and%Summit%County%councils%in%2013%agree%that%the%region%should%not%become%Anywhere( USA(yet%that%is%exactly%what%it%is%becoming?%%A%major%problem%is%the%gap%between%‘discouragement’%and%‘possible% prohibiQon’%which%allows%for%interpretaQon,%and%which%can%then%result%in%undesirable%consequences.%(101111;%SecQon% A)%%Simply%stated,%replacing%‘discouraged’%with%‘prohibited’%would%leave%no%room%for%interpretaQon,%thereby% protecQng%the%basin%and%the%County%from%suburban1style%development.%

•

The%lack%of%specificity%on%qualitaQve%terms%such%as%‘welfare’%in%reference%to%‘community’14%also%leaves%a%window%open% for%interpretaQon,%which%may%not%be%idenQcal%to%the%proposed%intent%of%the%County.%Higher%density%resort%centers%and% developments,%for%example,%are%permissible%if%they%are%proven%to%‘benefit’%the%community%(1012112;%SecQon%A).%In%a% County%anxious%for%posiQve%economic%impact%and%economic%stability,%a%promise%of%community%benefit%can%cloud%the% actuality%of%increased%density,%and%perhaps%its%resulQng%long1term%impact%on%the%surrounding%environment.%This% stands%true%for%town%centers%and%resort%centers,%as%these%specialty1planned%areas%can%be%deemed%permissible%if%they% convince%the%County%of%significant%community%and/or%economic%benefit%(101113;%SecQon%A3).%

The%issue%of%balance%is%also%a%problem.%The%Code%clearly%states%that%a%balanced%landscape%is%one%with%a%variety%of%land%uses,and% that%individual%residenQal%development%projects%must%minimize%impact%on%the%desired%community%balance%(101112;%SecQon%A).% In%addiQon,%residenQal%development%must%prove%its%ability%to%balance%expenditures%required%for%their%implementaQon,%as%well%as% conQnue%to%oﬀset%resources%available%to%pay%for%associated%impact%(1011111;%SecQon%D8).%The%primary%danger%with%statements% similar%to%those%above%is%that%‘balance’%is%subjecQve.%At%no%point%does%the%Code%quanQfy%balance,%thereby%leaving%the%deﬁniQon% up%to%interpretaQon.%For%example,%a%developer%can%easily%adhere%to%the%above%criteria%by%simply%making%the%following% arguments:% • • •

Building%a%residenQal%development%and%a%retail%outlet%in%a%speciﬁc%area%will%provide%a%variety%of%land%uses,%thereby% balancing%the%landscape. While%the%individual%residenQal%development%project%will%impact%the%landscape,%adding%another%family%to%the%area%is% not%projected%to%disrupt%community%balance. ResidenQal%development%is%projected%to%generate%enough%income%and%resale%price%to%oﬀset%the%expenditures%and% resources%used%to%pay%for%the%impact%it%will%have%on%the%community%and%of%the%land.

________ Page%35/37

As%an%example,%one%tenth%of%one%percent%of%the%future%value%of%exisQng%enQtled%residenQal%development%developed%in% compact%form%is%calculated%to%be%roughly%$26M.%%In%many%respects,%Summit%County%is%seeking%a%land%use%answer%to%an%economic% development%challenge.%%“Should%we%conQnue%to%be%a%tourist1based%economy?”%%“Should%we%become%something%else?”%%What% are%the%economic%implicaQons%of%this%path%or%that?”%%These%are%good%quesQons.%%Yet%in%an%important%way%they%obscure%a%more% central%set%of%facts%very%much%in%full%view.%% 14

For$every$150$acres Area General)Classiﬁca8on

Rural

Example)Subdivision

Silver Creek

Typical)Home)Price

$450,000

Home)Value)Every)10)Acres

$1,260,000

South)Basin

Park)City

Suburban

Urban

Kimball Creek

Willow Creek

Silver Spring

Park) Meadows

$485,000

$1,850,000

$575,000

$675,000

$896,250 $13,497,550

$8,263,333

$9,740,500

$10,494,000

$10,498,846

Old) Town $950,000

$115,266,667

Est)Mul8family)Vicinity)Ra8o

15%

10%

30%

Es8mated)#)HHs/10)Acres

2.80

27.83

4.47

16.94

15.55

121.33

150,000.00

161,666.67

616,666.67

191,666.67

225,000.00

316,666.67

42.00

363.00

67.00

231.00

212.00

1400.00

0.10

0.60

0.25

0.30

4.00

3.33

Annual)Income/HH)Es8mate Homes)(150)acres) Typical)Lot)Size)(Acres)

3.50

Homes/Acre

0.29

Open)Space/Pct)(Roads)Not)Calculated) Auto)Dependent Why Disrupts)View)Shed

0.0

0.0%

0.07

0.31 10.00

1.67

14.29

4.75 110

73.3%

Kimball)Creek

56.7%

Linear)Park

10.0% Lakes

0.0%

Golf)Course

Yes

Site)Plan

Loca8on

Site)Plan

No)

Yes

No)

Yes

Above

Below

Above

Open)Space)is)Public

Yes

No)

No))

Yes

From)an)Average)Front)Yard)Are)The)Views) of)the)Mountains)Compromised

No)

From)an)Average)Front)Yard)Can)I)walk)to)a) Store?

No)

Yes

From)an)Average)Front)Yard)Can)I)Access) the)Outdoors)in)a)Legi8mate)Way)by)Foot

Yes

Above/Below)Theore8cal)Blue)Line

Annual)Spending/10)Acres)on)Local)Retail

112,000

Max)Poten8al)Supported)Retail)Sq)Ft/10)A

249

Full)Time/Year)Round

Yes

1,199,782

734,519

865,822

932,800

1,924

2,073

933,231 2,666

1,632 2,074

10,245,926

22,769

100%

70%

Probable)Est)Supported)Retail/10)acres

249

2,666

1,632

1,924

2,073

15,938

Probable)Est)Supported)Retail/1)acres

267

163

192

207

Behaves)Like

207

1,594

North)Basin

South)Basin

Park)City

207

1,594

0.11

0.93

7.18

Housing)Cost)Gap)for)One)Support)Worker

125,040.00

136,706.67

291,706.67

Each)Acre)of)Development)Should)Pay

14,018.50

127,469.73

2,094,506.43

Each)House)Should)Be)Levied

49,064.74

39,834.29

146,615.45

Theore8cal)Taxable)Value/Acre

70,714.29

2,667,500.00

7,464,285.71

Actual)Resul8ng)Levy/Acre

1,506.92

56,844.43

159,063.93

711.20

5,926.02

81,455.11

2,218.12

62,770.44

240,519.04

Probable)Est)Supported)Retail/1)acres Service)Wage)Job)Created/Acre

Sales)Tax/Acre Revenue)to)County)or)Park)City/Acre czbLLC)2013)::)Not)for)Distribu8on

________ Page%36/37

North)Basin

Zoning%is%a%well1tested%method%for%regulaQng%what%gets%done%on%various%parcels%of%land,%and%Utah%ciQes%and%counQes%are%fully% authorized%to%use%it%(hMp://webster.utahbar.org/barjournal/2001/04/utah_zoning_law_the_zoning_ord.html).%%Reducing%the% value%of%land%by%regulaQng%has%been%allowed%by%the%courts%Qme%and%Qme%again.%%It%only%gets%dicey%when%regulaQons%reduce%the% value%of%land%to%zero.%%This%is%not%the%case%with%this%proposal;%even%where%this%proposal%suggests%no%permissible%development,% the%suggesQons%is%that%the%County%compensate%owners%by%allowing%owners%to%â&#x20AC;&#x153;sendâ&#x20AC;?%(and%therefore%get%paid%for%those%units)% units%elsewhere%â&#x20AC;&#x201C;%so%in%no%instances%is%there%even%the%hint%of%regulaQng%away%all%of%the%value%of%a%piece%of%property%without% compensaQon. 15

________ Page%37/37