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Show Volume Three Population Projections Used To Support Holiday Village Armed with population projections, proponents of the Skaggs food and drug store told the Park City Planning Com- 117 nrJn, ;'rlif fKof Kir IQQfl iVia proposed Holiday Village shopping mall "will be sorely needed." Calling himself "one of the development develop-ment team," Bill McComb, a partner in the Capson, Morris and McComb real estate firm, predicted the community's need for commercial space will nearly double in the next three years. Is It Justified? Dan Parker, part owner of the Village Pharmacy in the Mt. Air Mall, asked the Planning Commission if a store the size of the proposed 46,970-square foot Skaggs is justified by the area's population. Noting that he would be "affected directly" by the new store, Parker told the commission he would be able to compete com-pete with Skaggs if the population is large enough. But he added, "If I have to go against a large operation with a small population I can survive but I don't know how well." "Can the population support both?" he queried. Parker also cited "aesthetics" as something the commission "has to look at very seriously." He questioned whether the Skaggs building could be " made to conform to "the look of Park ...City." i...,..i. -" rupumiiuu Taking his cue from Parker's questions concerning population, McComb Mc-Comb referred to three studies which he said demonstrated the need for more commercial space in Park City. McComb said population projections compiled for the city by the Architects and Planners Alliance, and studies conducted con-ducted for the Summit County Planning Commission and Ramshire Corporation were "melded together" to provide a 1980 population estimate. Previously, McComb's partner Rob Morris told the commission that Skaggs "definitely Bill McComb told the Planning Commission the Holiday Village shopping shop-ping center "will be sor'elv needed" bv 1980. Trying to decide who to vote for? Turn to.... Page 9 Want to know who's having a birthday? Turn to.... Page 11 Do you need a second coat? There's a new store in town that can help you. Page 13 There's been some changes made at Park West. Page 8 'FtFWll cis:;iis3T CORPORATION Box 26-3 SLC, UT 64110 would not be open until two years from now." McComb divided the growth statistics into three categories: the city's permanent per-manent population; the city's visitor equivalent population, and; permanent population in the nearby unincorporated areas of the county. Placing the city's current permanent population at "somewhere less than 4,000," the realtor said a 1980 estimate of 7,000 residents is a "pretty likely figure." Park City may experience up to 800,000 f i ii mm in in iimwi i ifiumtjuminiwuiin- -muMiiuii. . fnH t v1 ; a if vJ :4d Architect Ted Warr and developer Rob Morris display Holiday Village site plan to the Planning Commission Com-mission Wednesday night. winter visitor days by 1980 with the addition ad-dition of the Deer Valley Resort, McComb Mc-Comb predicted. He said a 1973 study put the number of 1980 summer visitor days at 240,000. Noting that this study did not foresee construction of the Alpine Slide, McComb said the Holiday Village developers have doubled this figure. These visitor days can be equated to a permanent population of 9,000 by using a "fairly elaborate formula," McComb told the commission. Although he did not provide any 1980 population projections for developments planned for the surrounding county, McComb Mc-Comb did mention such projects as Pinebrook Estates, Summit Park, Sunrise Hills, the Jeremy Ranch, Highland Estates, Silver Estates and Canyon Rim. The realtor, who currently serves on the Summit County Planning Commission Com-mission but who has announced he will resign due to "conflicts of interest," said a population of 40,000 for the west end of Summit County could be expected by 1990. Adding Park City's projected permanent per-manent population of 7,000 to the expected expec-ted equivalent population of 9,000, McComb Mc-Comb arrived at a 1980 figure of 16,000 residents. He then listed what he said are the recommended commercial square footages for a community that size. The figures are as follows : Retail and general merchandise merchan-dise 108,000 sq. ft. Apparel 18,900 sq. ft. 'Entertainment 76,000 sq. ft. Furnishings and appliances 23,200 sq. ft. Drugs 24,300 sq. ft. Miscellaneous 30,000 sq. ft. Total 1980 commercial space needed 280,400 sq.ft. McComb said Park City presently has approximately 150,000 square feet of commercial space, excluding restaurants, restauran-ts, leaving it short 130,400 square feet. He noted that the total area of the proposed Holiday Village shopping center cen-ter would be 90,000 square feet. This figure added to the existing commercial would still leave Park City 40,000 square feet short of the recommended amount, he said. McComb also broke down the Skaggs space according to usage: Food and related items 24,000 sq. ft. Drugs-5,528 sq.ft. Bakery-2,540 sq.ft. L 1 THE Park City Wednesday, 'Delicatessen 2,940 sq. ft. "Hard goods and all other 12,000 sq. ft. "Total sq.ft. -46,970 In addition to Skaggs, a 10,260-square foot Wolfe's clothing and sports store is planned for the Holiday Village mall. Other operations in the shopping center, expected to employ 150 people, could include: in-clude: professional services (doctor and dentist) ; laundromat; a savings and loan office; mini-movie house; bicycle shop with rentals; shoe and shoe repair store, and an appliance and home furnishings store. Saying the city's commercial space requirements could be much greater than the square footages he cited, McComb Mc-Comb remarked, "The figures point out that by 1980 this space will be sorely needed." During his presentation, the realtor also noted that Skaggs would donate 3,050 square feet to the Park City Family Medical Clinic. But Dan Parker observed, obser-ved, "A medical clinic is a mainstay for a pharmacy. It (the donation) has to be looked at both ways." For and Against Comments both for and against the Skaggs store were voiced before and after af-ter McComb's discourse. Rick Becker, a part owner of the Park City Racquet Club who also works for the Gump and Ayers real estate firm, said Park City is experiencing a "tremendous growth phase" which will create a need for more services. He also commented that the proposed shopping center is "well within the conditional uses for that piece of property." The center site is located at the junction jun-ction of Highways 224 and 248 adjacent to the Holiday Inn now under construction. Becker predicted that existing businesses would not be hurt significantly significan-tly by Skaggs and recommended that the Planning Commission approve the project. But he also told the commission to "insist that it look good." Appearance also was a concern of Marianne Cone, an employe of The Newspaper. She said she was not opposed to the presence of Skaggs but was troubled by the "aesthetics." "It's the size of a football field," she commented. "It doesn't fit here." Admitting "we've got a stake in this," Wolfe's manager Jan Peterson said a "straw poll" he conducted indicated that "one half of the disposal income in Park City is not spent here. " "We have to be concerned with attempts attem-pts to stop commercial growth," Peterson Peter-son said. He added that denying a store entry because it is part of a chain is not valid. Mike Doilney, of Gump and Ayers, said the figures presented by McComb were realistic and added that if Park City rejects the shopping center it will be relocated in the county. "I think this thing is going to happen," Doilney remarked. "It's a question of who is going to control it." October 5, 1977 Nancy McComb, Bill's wife, said the shopping center would increase the school district's bonding capacity, increasing in-creasing the district's ability to construct a new elementary and middle school. As a former employ of the Union America Corp., Bill Traeger said he had an "interesting perspective" on the current situation and he referred to the poor economic conditions of two years ago. "You people encouraged growth but now you're denying the goods and ser- vices after you have brought the people up," said Traeger, now director of the U.S. Ski Team. "You have an obligation to provide the goods and services they require," he added. ad-ded. If Skaggs is banned because it is "big business," then "big business" has to be defined, Mike Barnes told the Planning Commission. Continued Oh Page 10 Redevelopment Plans To Be Presented To Council A project plan for the proposed Park City redevelopment district will be presented to the City Council Thursday night. Prepared by City Manager Wayne Matthews, City Planner Dave Preece and City Treasurer Bruce Decker, the plan entails land acquisition for parks, Main Street beautification and improvement im-provement projects, recommendations for automobile and pedestrian traffic flow and alternative solutions for future parking problems. The improvements would be financed by tax increment funding available to redevelopment agencies and matching government grants. Plans to be presented Thursday call for a Primary Park City voters will go to the polls Tuesday to pare the field of six City Council candidates down to four. The top four vote getters will go on to the November 8 non-partisan election for two council seats. The six candidates include: Moana General Manager and Park City Planning Plan-ning Commissioner Bob Wells; Park City Ventures Supervisor Richard Martinez, an incumbent who has served on the council for 11 years; Attorney Mary Lehmer, former councilwoman and city attorney; Park City Ventures employe Wayne Putman; Summit County American Party Chairman Bob E1THEI Partly cloudy at times with no rain expected. expec-ted. Cooler temperatures are predicted through the weekend. Highs will be in the 60s with lows in the 30s. SB3Eil5i3HI M'gJUt3lJBI " Saddle Project Gels Prelim. O.K. The beleaguered Saddle Project, now the Saddle Hill Condominiums, took a step forward Wednesday night as the Planning Commission granted preliminary approval. Project plans, the fourth set presented by engineer Jack Johnson, call for 30 condominium units clustered on two acres of the nine-acre site. If final approval ap-proval is granted, the units will sit on the hillside behind the Summit Medical Clinic and face west. ' Original plans for the saddle area included in-cluded 17 large single family homes, some of which protruded above the ridge line. The number of homes was reduced to 15 before the project was changed to condominium clusters which subsequently subsequen-tly were rearranged. - "As a planner, I personnally like this plan better than the other one," Johnson remarked. He told the commission that the city's zoning ordinance permits 43 units on the nine acres, 13 more than proposed. The project also calls for a swimming pool and two tennis courts. The engineer received two letters from City Planner Dave Preece prior to Wednesday's Wed-nesday's meeting raising concerns over the setbacks from private roads, cluster separation, the amount of usable open space and the project density. The zoning ordinance requires a 30-foot setback from public and private roads but Johnson argued that the intent was to include only public roads. If the 30-foot requirement were imposed im-posed for private roads, "the whole cluster concept would be a blob," the engineer observed. "I don't see any advantage ad-vantage to a 30-foot setback for a street that serves only the project," Commissioner Com-missioner Bob Wells said, agreeing with Johnson. The majority of the com redevelopment district which extends from 2nd Street north to Highway 248. However, Decker noted that the southern boundary may be moved to encompass the turnaround at the top of Main Street and and Hillside Avenue, both of which are in need of improvements, he said. Part of the plan calls for a greenbelt which would connect 8 acres near the Mt. Air Market, proposed as a park, with the existing park and the downtown area. "This would have to be in conjunction with the Depot development," Decker said, "but we have a preliminary indication in-dication of cooperation." There will also be a proposal for land acquisition to provide a long-range solution to future Main Street parking problems, he added. Election Trepanier, and; Engineer Matt Alvarez, owner of the Timberhaus ski shop. (Statements from the candidates can be found on page 9 of this issue. ) Residents who have not yet registered to vote may do so on Saturday, October 8. Registration and voting will take place at the following locations: District KlOth Street to the junction of Highways 224 and 248, including the Crescent Ridge, Three Kings, Payday. Park Ave., Homestake and Claimjumper condominiums) registers at Edna Fisher's, 1274 Park Ave., and votes at the Chateau Apres Lodge, 1299 Norfolk Ave. District 2 (6th Street to 10th Street) Number Three fr IBIMaferHgaiBEggassJOG mission concurred. After noting that the plans had been changed to allow 50 feet between the project's four clusters, Johnson addressed ad-dressed the question of density. "The amazing thing about the project is that 2.06 acres are covered by roads, garages, parking or condo units while 79.7 per cent is open space," he remarked. "The part of the property most convenient for development is being left as open space due to the wishes -of the Planning Commission." In one of his letters, Preece had recommended that Johnson present an "extensive landscaping plan" to show the amount of "usable" open space. The engineer said, "We don't want to do "any landscaping in the upper area. We feel it's very usuable and very nice." He then added that no landscaping plan would be presented during the preliminary approval process. "It's not the time for it," Johnson said. The air of antagonism which seemed to exist between Johnson and Preece was heightened later when the planner told the commission his letters to the engineer were meant only to "let him know my questions." They were not meant as "harassment" as Johnson had intimated, Preece said. In concluding his presentation, Johnson John-son asked the commission to "act by the ordinance and set aside personal feelings." "This is less dense than the ordinance" requires and we feel we have done a good planning job," he said. Wells' motion to grant preliminary approval ap-proval passed 4-1 with Commissioner Merril Sanchez casting the dissenting vote. Other objectives to be included are a municipal swimming pool, contributions" to the school district for facilities that can be shared with the city and a tourist information center. The proposal will be broken into three areas Main Street, parks and other (including (in-cluding parking and transportation). .; Decker stressed that even if the proposed redevelopment district is adopted adop-ted it will not generate enough revenue to fund every project to be included in the redevelopment proposal. He said priorities will have to be set and that projects would be funded as needs arise during the 10-year redevelopment period. ; Tuesday registers and votes at Marva Henley's Hit IMOriUlK rtVC. District 3 (2nd Street to 6th Street and the south side of Deer Valley Road) registers at Patsy Reed's, 575 Deer vaucy, anu nnc cu me L,uy Liorary on Main Street. -District 5 (from 2nd Street south) registers and votes at Barbara Price's 180 Daly Ave. District 9 (Thaynes Canyon, Holiday Ranch, Park Meadows and Prospector Village) registers at Joan Seman's, 2431 Park Meadows Drive. The polling place has yet to be determined, contact Citv Hall. . |