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Show Wednesday April 3, 1 974 THE PARK CITY Master Plan One of the first exercises undertaken by planners as they embark upon the production of a comprehensive plan is the analysis of existing land uses. This can become one of the most interesting and meaningful research efforts of the planning process. The survey of existing land uses is the result of many hours of driving andor walking every block in the city, counting mail boxes, and occasionally peeking into. back yards. The final product is a map, usually presented in six or eight delicious colors. The map provides a picture of the community the of and its relationship intensity inresidential, commercial and dustrial activities, its circulation Page 6 COALITION Park Avenue from the State part three system, and open spaces. Understanding the relationships and the trends in land use in the community provides insight into the pressures for growth and change. This is important knowledge for a community to acquire as it sets about to guide and manage its future growth. Comparing the study of area where new dwellings could be added. The historic pattern of the old town area has not been altered. Obviously,' the most dramatic development in land use has been the addition of the new housing development north of the resort. In particular, the approximately 80 acres of new housing in the 350 acre golf course area. A review of the current plans for residential development in the newly an- existing land use produced with the master plan of 1966 with that of today provides an enlightening picture of the recent shifts 'and nexed areas arouses ones current trends in Park City. awareness of the tremendous The old part of town has begun . changes that will occur within the to experience a restoration of coming years. some of the many vacant lots and Commercial development has buildings that characterized also begun to reveal some inPark City in the early sixties. teresting shifts and patterns. The There are still, however, many traditional business district along vacant spots in the original urban Main Street has retained its original location. Some very encouraging improvements have occurred that had the promise of SPORTING GOODS the preservation of the historic Main Street character. Much work is left to be done, however, if Main Street is to be helped to achieve its economic and visual potential. The most notable shifts in commercial activity are those taking place at the north end of Park Avenue, along 'Highway The general area in the vicinity of the intersection of Park Avenue and the State Highway appears to be attracting considerable interest for newr commercial enU-24- 8. terprise. The establishment of Anderson Lumber Company on the highway, and the shifting of Olpin Mortuary from Main Street to a location alongside of Anderson Lumber suggest the beginning of a shift in commercial emphasis. Without guidance, this trend This is our new Coachs Shoe. could result in a Rugged outside Soft inside. Definitely a winner. $32 It's derived from Bare Foot Gear's original concept of 1966, men's shoes so finely made they can be worn SOCKLESS! Captive air, foam, and free air. The sole of our Coach's Shoe is as flexible as it is durable. Sealed within it are 65 chambers of capt- ive air to cushion and insulate you. 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The entire area from the resort village east and north to the highway is presently experiencing fantastic pressure for resort-oriente- d hotel and commercial development. Current plans for new facilities and expansion of existing businesses presages a very dense and active area. It is possible that with the large residential population that will grow in Holiday Ranch and area vicinity, the resort-hote- l could develop to be the ultimate center of Park City. Were that to occur. Main Street would become a What if you wear socks? strip" subordinate commercial district and lose its historic significance as town center. The new grocery store and banks that have opened recently at the north end represent another important shift in commercial Highway intersection to Heber Avenue has experienced some modest changes in land use orientation in recent years. The creation of a manufacturing zone on the east side of Park Avenue several years ago is probably responsible for the most obvious impact on Park Avenue. The zone designation was likely intended acto allow the railroad-oriente- d tivities to continue. Other industrial use, however, was permitted to occur. Tbrs activity has become very incompatible with the nearby residences and stands as an excellent example of a result that is directly opposite to the purpose of zoning. Important to an investigation of existing land use is an analysis of residential density. A review of current density throughout Park City points out that the old part of town has not yet returned to the density that existed in the old days. Basically, the same blocks and streets exist, as do many original structures. A large number of lots vacated during Park Citys economic demise have still not been restored to use. The original blocks were platted with 32 lots with 25 foot frontage. The current RM zoning allows densities somewhat higher than the original 'platting would have allowed. The anticipation of increasing development pressures arouses concern as to whether the current zoning will encourage the most desirable and efficient results for the steep slopes and narrow streets of Old Park City. Some of the residential structures in the older part of town are perched on extremely steep is it Although slopes. technologically possible to erect buildings on steep grades, the provision of adequate services can become complicated and A good example of development at a low density can be observed in the golf course area. The area from the resbrt parking lot to the north city limits (west of the highway) is approximately 350 acres. There are now nearly 600 dwelling uints and an golf course occupying the developable land. This creates a total gross density in this area of 1.7 dwelling units per acre, which is an average year-roun- d population of about 1,200 persons. 18-ho- le It is interesting to note that this area is all zoned C-(Commercial Recreation). It is conceivable that this area could have been developed under the current zoning at a density of as much as 35 dwelling units per acre which could have generated a population over over 25,000. R Of the 4,278 acres within the city limits of Park City, about acres are presently undeveloped. This represents 67 percent of the total land area. This large proportion of undeveloped land will change rapidly when construction 3,000 resumes. Included in this vast area is the presently undeveloped Holiday Ranch property and the various mining claims on the east hills. The next largest land use in the city is 750 acres of private recreation land (golf course and ski hills), constituting about 18 percent of the land. Residential properties, usually the largest land use in an urban community, comprises 275 acres, or 6.4 percent of the total land area . Other major land uses are commercial at approximately 55 acres ( .80 percent), and 50 acres of railroad right of way. Streets and other public rights of way consume about 75 acres. 11 am to 8 pm " 4 2 9I- 2 9 3 2 jb, o Come See pmQ o o o S s e cDOLISYS c BIKINIS HAVE ARRIVED! p- - y a Stop by I and peruse our activity. The fact that the grocery and one of the banks moved from Main Street is significant. These movements indicate that the type a'nd location of customers are shifting. Business naturally adapts to a changing market. The community should encourage new business to locate as the new grocery store has done, away from the traffic thoroughfares, where it cannot contribute to strip commercial development. HOURS: & costly. Some such problems have occurred on Rossi Hill and along Norfolk and Sampson Avenues. 1800 TITLES in STOCK 5 y 4 4 5 HI r Tf (p 2 z |