Ivory Homes is seeking a significant zoning change to develop a massive residential project in the rural Browns Canyon area of Summit County, a proposal that could bring up to 3,000 new homes to the region. The project, named "Lost Creek," would transform 400 acres of Garff-Rogers ranchland, an area currently restricted to one home per 80 acres.
Zoning and Development Process
The development process is currently focused on whether Summit County should amend its existing code to allow for such density. According to KPCW reporting on Aug. 4, 2026, the Eastern Summit County Planning Commission was scheduled to hold its first public hearing on the proposal on Aug. 6, 2026. This hearing allows for public comment before the commission decides whether to forward the proposed zone to the Summit County Council for a final vote.
Summit County Community Development Director Peter Barnes explained that the current focus is narrow: determining if the county should create a new zone that allows for this type of development. Barnes noted that even if the zoning code is changed, Ivory Homes would still be required to undergo a separate application process to apply for that specific zone. The developer is currently on the second step of the overall development process.
Scale of Proposed Development
The scale of the Lost Creek project represents a drastic departure from current land-use standards in Browns Canyon. While the area is presently zoned for minimal residential density, Ivory Homes' proposal would place between 2,300 and 3,000 homes on 400 acres of land. The developer is spearheading the project on behalf of members of the Garff and Rogers families.
During a planning commission meeting in June, Ivory Development President Chris Gamvroulas addressed concerns regarding resource management. Gamvroulas stated that the company intends to drive down average water use per household to approximately 0.3 acre-feet per home. To achieve this, Ivory representatives expressed a willingness to mandate drip irrigation instead of sprinklers and to explicitly ban the construction of golf courses within the development.
Water and Infrastructure Concerns
Water availability and infrastructure remain the most contentious issues surrounding the proposal. Commissioner David Darcey described water as the "elephant in the room" during a June meeting with Ivory Homes. Darcey emphasized the importance of ensuring that the new zoning code includes specific verbiage to address these infrastructure needs.
Director Peter Barnes noted that infrastructure, specifically water and wastewater provision, is a critical issue for any development on the east side of the county. Barnes raised concerns regarding the practice of approving zones based on paper water rights before any actual wells have been drilled to support the population.
Water Supply and Conservation
To address these concerns, Ivory Homes has commissioned a well-siting study and has begun drilling a test well. The company estimates that three or four wells will be necessary to support the projected population of up to 3,000 homes. The scale of this water requirement is significant; for comparison, three wells in the Park Meadows area provide approximately half of the total water used in Park City.
Gamvroulas noted that the cost of drilling, storing, and purchasing water rights is high, making water conservation a business priority for the developer. He pointed to a development agreement for another Ivory project, Park City Heights, which mandates less water-intensive landscaping as a model for managing resources.
Next Steps
As the planning commission reviews the proposal, the community remains focused on the long-term impacts of such a large-scale transition from rural to residential land use. The decision by the Eastern Summit County Planning Commission will determine if the proposal moves forward to the Summit County Council for a final legislative vote.
Future Outlook
The development of the Garff-Rogers ranchland remains a pivotal moment for Summit County's land-use planning, balancing the demand for new housing with the limitations of existing rural infrastructure.
