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Show msm WEDNESDAY, FEBRUARY 27, 1974 MASTER PLAN EDITOR'S NOTE: This article has been compiled and written by Gene Carr, representative of the Architects Planners Alliance. APA has been commissioned by Park City to update and expand the existing Master Plan. Park City is really hot! Aspen has probably peaked out, but Park City is catching fire! Hiese are typical observations that are becoming stock phrases. Such remarks are uttered in a context of rapidly rising land costs, and intensifying demand for high density development property in Park City. Activity and interest in Park City now makes the minetown boom of the last century seem moribund by comparison. This momentum for growth will have many implications for Park City. The most noteworthy of which is change. The wide assortment of developers, building designs, construction economic and techniques rationalizations can create excitement and desirable diversity. On the other hand, however, these conditions can result in visual and functional chaos. America is too full of cities and towns that sprang into existence or sudden grbwth in response to new demand and economic need. The form and visual character were usually established in a short period of time with no sense of direction or guiding principle. These communities have existed through the subsequent years as typically drab urban Americana, many faced with expending millions to recreate a humane environment. The automobile age has, almost in one generation, destroyed the human scale of mans urban environment. Cities had existed for nearly ten thousand years because they satisfied mankinds basic human needs. The past few years have witnessed the rapid emergence of enclosed shopping centers, down- town pedestrian malls, and restorations such as Ghirardelli Square, Trolley Square, Arrow Press Square, and many others. These efforts are not, as some may say, just nostalgia or a desire to recapture the past. These developments are hap- pening, and are successful, because they are regaining the human scale in the urban environment. It seems to be true that the scale and character of our cities prior to the advent of the automobile responded to our needs more successfully than the asphalt and billboard clutter of the automobile age. The importance of preserving a satisfying urban environment in our technological era has been observed by the highly per- ceptive biologist Rene In all countries of Dubos: Western Civilization, the largest part of life is now spent in an environment conditioned and often entirely created by technology. Thus, one of the most significant and disturbing aspects of modern life is that mans contacts with the rest of creation are almost always distorted by articicial means, even though his senses and fundamental perceptions have remained the same since the Stone Age. Modern man is anxious, even during peacetime and in the midst of economic afthe because fluence, conworld that technological stitutes his immediate environment fails to satisfy certain needs. In man is modern many respects, like a wild animal spending its of his unchangeable life in a zoo; like the animal, he is fed abundantly and protected from inclemencies, but deprived of the natural stimuli essential for many functions of his body and his mind. Man is alienated not only from nature, but more importantly, from the deepest layers of his fundamental self. This seems to suggest the possibility that the ultimately successful and sophisticated city of the future may not be the slick, Flash so often described. The real city of the future may be the scaled-dowvisually harmonious village where real human encounter and n skyscraper, Gordon fantasia push-butto- n, local pride can occur. Park City is confronted with tremendous pressure for growth.. Property in Park City is being purchased every day for prices that are far beyond anything anticipated only a few years ago. This activity demands high density development to justify land costs.. High densities mean revenue for the city, which it needs. also However, they suggest possible erosion of the natural beauty and environment that created the original at- tractiveness of the area, and demands for services that may be difficult for the city to provide. The citizens of a community, through their elected officials, must decide what they want of their town. A city is a reflection of the values and aspirations of its inhabitants. It is essential that those values and aspirations are translated into a decision-makin- g process that can guide growth and development and balance needs with resources. The logical first step in achieving an effective decision-makin- g process is the development of a com- prehensive plan. This effort provides a community an opportunity to survey its resources, assess its problems, and contemplate its future. The preparation of a com- prehensive plan should be, as much as possible, a civic exercise which involves a good cross section of the citizenry. If the plan is implemented effectively, it can influence the lives of the citizens for many years. A comprehensive plan is more than just a pretty colored map. Then plan (and its explanation) merely constitute a report indicating that a planning, decision-makin- g process has been initiated. If the process is not set in motion, then the colorful plan is as inconsequential as a musical score that has no orchestra to interpret it. A comprehensive planning effort was initiated in Park City just over a year ago. Attempts were made by the Planning Commission to involve interested citizens. The process began with a review of the previous comprehensive plan (published in 1966) to determine if the communitys goals and objectives of seven years before were still current and valid. A new set of goals for Park City were developed by the Planning Commission and City Council, working with interested citizens. These goals are very general statements which guided the preparation of the more specific comprehensive plan recom- mendations. Hie goals are these: City Image and Growth Park City is one of the few original mining towns in Utah that has survived to enjoy renewed economic vitality. Many of the landmarks of Utahs mining history throughout the PAGE 6 state are gradually disappearing. The original townsite of Park City still retains much of the scale, charm and character of its past, although recent growth and change has threatened to erode its visual quality. Most Park City citizens recognize the importance of restoring the integrity of the Park City character and recom- mends that necessary legal steps be undertaken by the local government to define the basic elements of the Park City image and prevent the introduction of architectural styles or land uses that would destroy that image. New construction or remodeling of existing buildings within the city should be subject to general guidelines as to exterior appearance. The City Planning Commission would be the official agency authorized by the City Council to adopt and administer the guidelines. It is recommended that the originally settled portion of Park City be defined geographically and designated as the Old Town Historic District. As a historic district, this area would be protected as to style and scale of buildings, densities, land uses and future growth.' The of building design regulation within the Old Town Historic District would require closer conto architectural formity guidelines than within new developed areas of the city. The Main Street commercial district from the Silver King Coalition building to approximately Second Street is recognized as the historic and symbolic center of old Park City. For that reason, it is recommended that this area be preserved to maintain its original unique appearance. This area should reflect a sense of civic pride by being clean and in good repair. Special attention should be directed to preserving the original architectural style and materials of the buildings. It is recommended also that to the extent possible the public streets, sidewalks and alleys within the Main Street area be developed and improved to create a human scale and consistency with the historic guidelines. Newly developing residential and commercial areas within the city should be developed in harmony with the Park City character without stifling creativity and originality in design. The new' areas have been, and likely will continue to be, primarily oriented to recreation. For this reason, they should reflect the visual attitude of a mountain-oriente- d recreation community with a close relationship to the original mining history. Entrances to the city should be thoughtfully protected in visual quality and land use to allow the most positive impressions of the city. Forested areas along the surrounding hillsides should be protected to preserve the natural mountain setting of the city. Natural vegetation should be encouraged to continue into the urbanized areas. The flood plain of Silver Creek represents a potential danger to public safety if development occurs within it. It is recognized, however, as a great visual asset if left in its natural condition and allowed to become a greenbelt park through the city. It is generally recognized that the citizens of Park City prefer that the city retain the image and lifestyle of a small town in a mountain setting. It should continue to reflect the character of a community whose basic industry is outdoor recreation ad whose history is mining. The citizens of Park City must be constantly aware that if growth is allowed to proceed without guidance, the desired character of the city will be eroded and lost. As growth continues, great effort will be required to prevent Park City from becoming another western tourist trap with a confusion of signs and trite and unrelated buildings. Commercial and Economic Development The preservation and enhan- cement of Main Street as an economically viable and uniquely attractive business district is a major objective of the Park City community. New commercial development that is compatible with Main Street should be encouraged to occur in the Main Street areas. Demand for new commercial facilities in newly developing areas of the city will increase as growth continues. Areas appropriate and adequate for such be should development designated and development allowed as the need arises. As commercial development occurs, it should be encouraged into clustered centers off the major streets. Typical strip commercial facilities that clutter be should thoroughfares prohibited. Off-stre- et parking facilities must be developed to serve the Main Street Commercial District as space will allow. To accommodate the possible future demand to be generated by the Main Street District, alternate transportation modes into the District must be found. The alternate mode should provide for mass transit at least between the major resort parking areas, the terminal area, and the Main street commercial district. It would be desirable eventually to include the residential areas in the transit circulation system. Commercial Activities Commercial activities occurring in cutlvir.g areas of recreation development should be confined to servicing the recreational needs only. Recreational, industrial, or other commercial development w'hich would generate large volumes of traffic should be located where increased traffic movement can be accommodated and where it will not impose negatively upon other uses or natural areas. Mining was the original base industry of Park City and will continue to contribute to the local economy. Areas within the corporate limits of Park City that are or may be important to the niining industry should be identified. Mining development should be encouraged but must be balanced compatibly with recreation and other activities. Other industrial development that is compatible with Park Citys objectives for visual quality and growth should be defined. Industry that would not comply with those objectives should be specifically prohibited. Areas within the city in which acceptable industrial development could be located should be designated. Public Facilities The street system of Park City should provide convenient access to all developed areas. Streets should be paved, have curb and gutter where feasible, and be limited in grade for facility of maintenance and snow removal. Land use development should be allowed to occur only to the extent that the City is capable of providing adequate public ser- vices. Land should be acquired for expansion of the present city park and its facilities in anticipation of population growth. It is recommended that if and when the existing high school site is abandoned by the School District, it be acquired by the City for extension of die city park. It is considered important that the seat of local government remain in the Main Street area of Old Town and continue as the symbolic, as well as the functional, center of Park City. The City Hall offices, jail facilities and the City Library are presently deficient in many respects. The present location of these facilities should be evaluated for future adequacy and alternate sites within the Main Street area designated for possible future expansion. Fire fighting facilities should be evaluated for adaptability to potential growth and change. To allow for continuing efforts to improve the appearance and functionability of the Main Street business district, it is recommended that the State Highway designation be removed from Main Street and shifted to Mar-sa- c Avenue. The State Highway designation should eventually be shifted also from Park Avenue (north of Heber) to a new facility paralleling the present railroad tracks. This improvement would relieve some of the congestion created by through traffic as it increases, and would provide a d truck route for traffic when the mining operation resumes. Present school facilities are aging and becoming inadequate. The search for new and more mine-oriente- sites for school facilities should be continued. Sites should be considered on the basis of satisfaction of current standards for playground space adequate space, accessibility to the permanent residential areas, and projections of future growth. Residential and Cultural New residential development in Park City (both year-roun- d and seasonal) should be limited to densities that will achieve the community growth objectives. Major residential development should not be permitted until assurance is provided that no potential geologic hazards exist within the area proposed for development. Old maincomparable to Densities within the Town area should be tained at a level that of the original settlement, where possible. Development in the newly emerging areas should be held to lower gross density levels and encouraged into clusters with substantial intervening open spaces. The condition of housing, of especially in the older areas and the city should be analyzed programs recommended by which the City can accomplish the removal or improvement of substandard structures. enOpen spaces, as well as closed facilities, should be provided within the city in which public gatherings may take place. Parades, fairs, exhibits, games, etc. are an important aspect of the cultural life of a city and should be encouraged . Development of the Park City Fine Arts Institute as has been an proposed should continue as important community objective. This facility is regarded as potento tially a very important asset the cultural climate of Park City. |