FAQs

Planning is ongoing and will continue through 2025. Throughout that time unit counts and types may fluctuate, as well as site design. However, a set of underlying principles and practices will remain constant, which include:

• A public-private partnership with Park City Municipal Corporation
• Up to 210 units of housing, prioritizing attainability and affordability
• Preservation of the wildland-urban interface, and adherence to sensitive lands development principles
• Environmentally friendly and sustainable principles in design, construction, and operations
• Indoor and outdoor community spaces, shared amenities
• Interior and surface parking

The Alexander Company is the developer and will lead the project, in collaboration with Park City Municipal Corporation. A strong group of local organizations are teaming up to make this project a reality, including but not limited to Stereotomic Architecture, Talisman Civil Consultants, and New Star General Contractors.

At present we anticipate that planning efforts will continue through the end of 2025, and that construction will commence in 2026. 

As planning progresses we’ll be in a position to provide a more clear timeline.

Housing is a critical need across the nation, and Park City is no exception. Clark Ranch will particularly benefit Park City’s largest workforce sectors – accommodations, food services, entertainment and recreation, retail, and healthcare.

According to a 2021 analysis conducted by the Kem C. Gardner Policy Institute at the University of Utah, only 12% of those who work in Park City live within its boundaries; 62.5% of those working in Park City live outside of Summit County. Clark Ranch will offer these employees the opportunity to live closer to their workplace, further aiding in workforce attraction and retention.

It is anticipated that the majority of housing at Clark Ranch will primarily cater to those earning 50% to 70% of Summit County Area Median Income (AMI) levels. Meaning, a household must have total income under the 50% to 70% AMI levels in order to qualify. For purposes of an example, for a household of one individual, those maximum income limits are:

• 50% AMI: Maximum income of $53,550 per year, or $25 per hour
• 60% AMI: Maximum income of $64,260 per year, or $30 per hour
• 70% AMI: Maximum income of $74,970 per year, or $36 per hour

Some local professions with incomes in this range include:

• Concierge at Waldorf Astoria, $41,600 per year
• Fleet Maintenance Technician at Deer Valley, $70,720 per year
• After School Assistant at the Park City School District, $52,000 per year
• Rental Associate at Park City Resort, $41,600 per year
• Human Resources Professional at WalMart, $72,800 per year
• Barista at Hill’s Kitchen, $52,000 per year

The tenant selection criteria used in the leasing process will include ‘waterfall’ provisions that provide preference to applicants working within a certain distance of Clark Ranch consistent with Fair Housing Regulations, as well as retaining a certain percentage of housing with a priority preference for municipal employees.

We understand this is a top concern for the Park City Heights neighborhood, and we’re committed to exploring and addressing this concern in step with Park City Municipal Corporation and a team of experienced, professional engineers.  

The first step in exploring and addressing this concern will likely entail conducting a new traffic study to understand the current conditions and the impact of additional development. Our goal is to ensure that the community remains a safe and welcoming place for everyone, and the development team will work closely with Park City Municipal Corporation to address any increased traffic as well as pedestrian safety.

We’ve noted that this is another primary concern for the Park City Heights neighborhood, and it will inform our planning efforts accordingly.

The International Fire Code requires developments with more than 30 dwelling units to have two points of access for emergency services. If Clark Ranch was to only be accessible via the new frontage road, an incident blocking that road could prevent emergency services from reaching the Clark Ranch community. The secondary connection to Park City Heights ensures another route for accessibility and is designed primarily for emergency use.

Given the level of concern shared by Park City Heights residents, please know that consideration is being given to the feasibility of gating off this connection to ensure it is used in emergency purposes only. 

Knowing that increased traffic is a top concern for the Park City Heights neighborhood, we do anticipate conducting a new traffic study.

While the Clark Ranch Feasibility Study included a simulated trip generation analysis conducted by Fehr & Peers in 2020, we recognize that much has changed since then. To ensure we fully address current and future traffic needs, we are committed to updating this information with a new study as part of our planning process.

It is unlikely that a traffic study would determine this project to be infeasible. Traffic studies are valuable tools that help us plan effectively and address potential impacts. The information gathered will guide our planning efforts, and we’ll work with a team of qualified engineers to make any necessary adjustments to roadway infrastructure to ensure the community’s needs are met.

Traffic calming measures are being considered as part of the planning process. We understand the importance of addressing traffic concerns for the Park City Heights neighborhood and will explore options in collaboration with Park City Municipal Corporation. Potential measures could include a roundabout or other solutions along Richardson Flat Road.

We anticipate that landscaping will be included between the new frontage road and the closest Park City Heights homes to serve as a privacy buffer. This concern is an important part of our planning efforts, and we will work with Park City Municipal Corporation to incorporate solutions that enhance privacy and maintain the neighborhood’s character.

We recognize that the current transit stop on Richardson Flat Road is at the edge of what is considered walkable. As part of this project, we’re exploring the possibility of adding a new transit stop to improve convenience and accessibility for residents. We’ll continue working with transit staff to determine the logistics for this improvement.

Yes, accessible apartment homes will be available as part of this development. We are committed to meeting all accessibility requirements outlined in building codes, and we often go beyond those standards to ensure our housing is inclusive and welcoming for people of all abilities.

In The Alexander Company’s history, we have always completed construction projects, and we remain fully committed to finishing this development. Additionally, our contractors are required to secure performance bonds, which provide financial assurance that the project will be completed as planned. This safeguard, along with our proven track record, ensures that the development will be successfully delivered.

This is a matter we take very seriously. Before construction begins, we work with geotechnical engineers to assess the soil, slope, and other site conditions. These experts provide recommendations to ensure that construction is done safely and without causing instability.

The project’s general contractor, New Star General Contractors, is renowned for their experience in building in mountain terrains. Throughout the process, we will follow all best practices and safety protocols to minimize any risk of landslides. We’ll also coordinate closely with Park City Municipal Corporation to ensure compliance with all relevant regulations and standards.

Yes, there will be a variety of shared exterior amenities which we’re still exploring the feasibility of. Our goal is to make Clark Ranch a positive addition to the neighborhood by providing thoughtfully designed spaces that enhance the community and promote connection among residents.

This site has been designated for affordable and community housing since 2016, based on recommendations from the Citizens Open Space Advisory Committee. We regret if there were any miscommunications about its intended use, and we understand that this may have shaped expectations differently.

Moving forward, we are committed to being transparent about the project and to demonstrating that we are invested in creating a development that positively contributes to the community. We value your trust and aim to be good neighbors throughout this process and beyond.

This site was chosen because of its proximity to existing infrastructure, such as water and sewer systems, which makes it more cost-effective to develop. While the topography does present some challenges, the benefits of utilizing existing infrastructure outweigh these considerations and make this location the best choice.

Based on needs identified in the 2021 Housing Market Assessment, new development is recommended to maintain an 80/20 ratio between rental and for-sale units. Nothing is set in stone at this point and programming is still being explored; however, by prioritizing rental housing, the project can serve a broader range of residents, including essential workers and families who may not yet be in a position to purchase a home.

Park City is the only city in Utah where workers outnumber the population. The workforce needs more housing opportunities. Due to the scarcity of affordable housing, it is estimated that over 10,000 workers commute daily from outside of Summit County to jobs in Park City. This large reservoir of pent-up demand all but guarantees rapid absorption of additional affordable housing units.

For more information on housing needs in Park City, we’re providing a variety of studies and reports with a wealth of data points for your consideration:

• 2022 Five-Year Moderate Income Housing Plan, prepared by Park City Municipal Corporation
• 2021 Park City’s Housing Needs Assessment, prepared by James Wood
• 2021 The State of the State’s Housing Market analysis, prepared by Kem C. Gardner Policy Institute at the University of Utah
• 2023 Clark Ranch Affordable Housing Feasibility Study, prepared by Stereotomic

We understand your concern, and we want to assure you that renters often become integral members of their communities. Across our own multi-family portfolio, we see a turnover rate of around 25%. In affordable housing, residents tend to stay longer because of the limited availability of housing and the costs associated with moving.

Renters play a vital role in creating a diverse and thriving community. They contribute to the local economy, schools, and neighborhoods. We are committed to fostering a strong sense of community.

As of now, Park City Municipal Corporation has no plans for additional development near Park City Heights.

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