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Park City, Utah 6498656 r ..it- Open space compared , debated as planners study ' 'Queen Ester ."More room" seemed to be the message from city planners last week during the first discussion of the Queen Ester project in northeastern nor-theastern Deer Valley. Developers asked for 141 units as a Planned Unit Development (the maximum allowed would be 144), but City Planner Bill Ligety suggested a cut to 125 to provide more open space in the project. He noted that number still was 35 more units than the project would get as ' a standard subdivision. sub-division. The project, said Ligety, comprises 27 acres in the RD zone and 23 acres in the Estate district. Under that zoning, it would be allowed 90 units. But as a PUD, the developers are hoping for seven single-family units, plus 134 units in multi-family structures, mostly four-plexes. four-plexes. Pointing to a map of the development, Ligety showed where units could be eliminated and said the cuts would do more to open up the area visually. He also objected objec-ted to the number of road connections in the project. "From a site-design standpoint, stand-point, that could be improved," im-proved," he said. If the Queen Ester (or any similar PUD) is given an increased density, Ligety emphasized, the city should receive some important improvements, like open space, in return. Neil Blackburn, the developer's representative. Builders called back to school "It's not good P.R. to have to tell a developer to tear down what he's already built," said City Building Inspector Ron Ivie. "He gets what would you call it heart burn?" And yet it happens because be-cause the requirements of uildig ..Cade haven't rsOTMo the That's why Ivie is invitinig all interested builders to come back to school. He's s conducting a nine-week "Introduction "In-troduction to Building Codes" seminar. It will begin on March 31st, and continue every Tuesday evening eve-ning from 6-8 p.m. until May 26. The class will be held at the Marsac School meeting room. "Sometimes people over Crash kills Heber man A 24-year-old Heber City man was killed Tuesday morning when the car in which he was riding left the road on Phoston Hill, about 12 miles north of Heber. According to the Utah Highway Patrol, David Osborn was a passenger in a car driven by Kathleen Talbot, also of Heber City. The vehicle was travelling northbound about 7.4." a.m. NOTICE Notice is hereby Riven that (lit" Summit t'ounl Planning Plan-ning Commission will hold a regular meeting on Tuesday. Tues-day. Man li 21. I!IXI, beginning at 7::!ll p.m. in the Summit Sum-mit County Circuit Courtroom. Summit County Courthouse. Court-house. Coal il It-. I tali. The proposed anemia is as follow s : 7::illp.in. White Pine Veterinary Clinic Keith S. I .iiiul DV.M Request lor site plan approval and certification of one change from A(i-I loC-l. S:lHip.ni. I ted Pine Tottnlioiiscs .laek Roberts Parkwest Development Corp. Request lor Preliminary Plat Approval. CITY COUNCIL UPCOMING AGENDA Meeting to be held p.m. J-.xy) p.m. p.m. l-l:::iip.m. t:ni-.1p.m. ';.: IS p.m. S' ( -' 'yV4i p.m. JJUU.I.CAl.L i .'VlMlMTES!OF PRECEDING MEETING :i. APPROVAL OK VERIFIED KILLS AND PKJOK. ' 1. tlMCfRSUH ITTI.'V VJil ,J?OMMl NICATIONstvND PKTITIOSS' v' a. Final Plat Approval Mi l.eod Creek Stibdivisioir 5 said the planners had tried to create an open feeling around each of the buildings, and provide visual corridors between them. But commissioner com-missioner Bill Mammen "disagreed. "The clusters haven't maximized the open space around the units or in the project as a whole," he said. Blackburn said 78 of the property currently is open space, but commissioners said much of that open area is on a hillside east of the project ground that couldn't be developed anyway. "I've been reluc; tant," said Burnis Watts, "to consider unusable hillside property as part of the tradeoff trade-off of open space for density." den-sity." But Blackburn contended that even the flat areas have 58-60 open space. (Since the meeting, Blackburn told The Newspaper, he has met with Ligety and is considering con-sidering design changes to answer the concerns about streets and unit density. ) Ligety also said the buildings needed more architectural ar-chitectural variety. "They have two patterns one for hillside homes and one for the flat areas. They can af-jford af-jford to draw a few more floor ... plans." The flat units in particular par-ticular were sited in a dull, uniform pattern, he noted. Blackb.urn told The Newspaper there were actually ac-tually three floor plans two for the flat units, and one for hillsides. But he conceded build to what they think are the code requirements," Ivie -said. And a class like this might eliminate the time-consuming time-consuming correction process. pro-cess. No other city in Utah is doing it, he added. Ivie taught two courses on building code technology at Utah Technical College . . . v,yKc l ne local aestgnershapKM fAra nlacti life-Kara, snrlihau ; ur said they would make their people available." Ivie is teaching from the 1979 Uniform Uni-form Building Code. if The seminar is free and does not require pre-regis-iration. However, you will be Required to bring a 1979 Code Book, along with a pad and pencil for notes, i "If the class is beneficial Snd cost-effective, we might do it again," said Ivie. when Talbot apparently lost control in slushy conditions. The car left the road, jumped the guard rail, and travelled about 100 feet. Osborn, an employee of the Park City Resort, was thrown from the car. He was pronounced dead on arrival at Wasatch County Hospital. Talbot was reported in fair condition in the hospital Tuesday evening. Thursday, March 19, 4 p.m., at the Memorial Bldg. Execuliv e Session Purchase and Sale of fit v Properly Work Session Policy on Street Lighting in Accepted hut not Occupied Subdivisions Work Session Review of Sol ichor's and Kusincss License Public Input "Meet the Press" Public Hearing-Creation ol Historic District Commission -Kegiijar Meeting .! agenda' -; ' 1 the homes in the plan have a regimented appearance. They were all facing south, he said, for two reasons: to face toward the Deer Valley Resort, and to take advantage advan-tage of passive solar energy from that direction. Again, he said he is working on new building configurations to satisfy the Planning Department. Depart-ment. And at Ligety's suggestion, he is working with Royal Street Land Co. to ensure his architecture is compatible with Deer Valley Resort's. The commission also considered con-sidered asking the developers to set aside units for low-income housing, and the two sides debated whether such housing could be part of the development, or should be off-site. (See low-income article on Page 1.) David Jerman, owner's representative, asked the commission if low-income housing was the item they wanted to trade for greater density in the project. "One doesn't necessarily lead to the other," Watts said. And he suggested a more fundamental fun-damental item is the use of open space. "We are looking for the best possible use of New homes planned for historic hill It's called the Rossi Hill project, but one planning commissioner at last Wednesday's Wed-nesday's meeting dubbed it "The High-Heeled Slipper Parcel," in honor of another much-discussed development develop-ment on the hill. The Rossi Hill project proposes to put 27 units on about five acres, along the area known as "the railroad cut," a rough, chuck-holed stretch of road that connects Ontario Avenue with Rossi Hill Road. Architect Dick Kohler is the "facilitator" for the project, representing three different ownership t entities- It- is his iob to ui 'Jih ; ' fcVftUAL1"' ."'fr'V"'" .F WV- yWxiri'J'tt" -Vr r,t"Wr.vi' ?" " orani,,i ,nj laoal nh. graphical stacles. The first problem presents itself at the intersection of the railroad cut and Ontario Avenue. Looking to the north, you can see a steep dirt road curving over the bluff. "It's a goatpath too steep and windy to meet city standards," said Kohler. But it is also the only access road for half a dozen property Doesn't sav "Park City Planners object to The developer of a proposed retail building was told last week to go back to the drawing board and design a building that looks more like Park City architecture. ar-chitecture. The Planning Commission, at their bimonthly bi-monthly meeting March 11 'objected to the design, especially the roofline, because it made the building, "look more like something you'd see in Provo or Salt Lake," in Commissioner Bill Mam-men's Mam-men's words. Both sides seemed cooperative on this issue, but a harder problem appeared over the building's location. (It would occupy the southeast corner of Highway 248 and south-bound Woodbine Wood-bine Way an area about halfway between the Holiday Village and the entrance to , Prospector Square.,1 CO.i.li.K A I UNS AND KKI'ORTS FROM COl'NCII. MKMKKRS RKSKiNATIONS AND APPOINTMENTS a. Appointment ol' Two Members lo the Planning Commission b. Appointment of One Member (o (he Hoard of Adjustments ORDINANCES ' a. Creation of a Historic District Commission I NFINISIIEDIU SINESS NEW IU SI NESS a. Empire Avenue One-W ay Designation and le(iiii fiiienl for Dedication of Kight-of-Way I). Amendment ol Section l.lol Subdivision Ordinance Prov iding (or bonding Procedures c; Authorization to File Suit on the Constitutionality f ol House Kill No. r; mid House Kill No. Six. - "Sales Tax Redistribution." -1 99 that lana.uut it mere's a way to fit low-income into a plan, that would be a very listened-to concept." Ligety said the project would bring both the water and sewer facilities to capacity. Blackburn said he had received water approval for the project, at 141 units, and said the Snyderville sewer district had granted the project a line extension agreement on the same basis. Queen Ester, he added, add-ed, also has entered into an agreement with Deer Valley to share the costs of services. ser-vices. Even if the sewer lines reached capacity, said Blackburn, a parallel line could be installed, without much trouble, alongside the Deer Valley sewer line to service Queen Ester. "That's the nature of things," Blackburn said. "You extend commercial areas to the peak of the system, then you expand the systems to meet the demand." "It's the job of the planning plan-ning department to avoid those peaks," responded Ligety. In his briefing to the board. Ligetv said the plan owners down the hill. Kohler confidently predicted pre-dicted the project will maintain main-tain the access road after it is built. But one property owner, Melbourne Armstrong, Arm-strong, isn't so sure. "I have a question about what will happen to that access." "I suppose we'll compromise," compro-mise," he said. "I'm not anti-development, but I hate the whole damn idea of that much density. That might sound strange coming from me, when I've got the most dense building up here. (Armstrong owns a four-plex.) four-plex.) But, like I told Bill Ligety, we learn from our nWiw n ir,ii' ttrdno"" fnr a anv to ask thp ritv to change the zoning so he can build his development." That last comment, evidently, evi-dently, is a reference to Kohler's proposal that planned unit development be allowed in the HR-1 zone. (Half of the building area is HR-1, said Kohler, and half is either RD or Estate, depending on the slope. ) Another legal change involves in-volves the city plat, a map City Planner Bill Ligety suggested that Woodbine Way and nearby. Summit Road be dedicated to the city as a condition for the approval ap-proval of the project. But developer Bill Traeger objected, ob-jected, "I can't get involved in something that's been a problem for the past four years," he said. (It's not clear why the dedication usually a simple procedure is a problem. One city staff planner expressed bafflement baf-flement at Traeger's concern. And at press time, Traeger was unavailable for comment.) com-ment.) The commissioner's objections objec-tions to the building's look centered on the flat roof. Commissioner Greg Lawson said he would feel better about a pitched roof and other features of Park City-oriented City-oriented design. (Such features, he mentioned to ning staff is adamant about maintaining three main accesses ac-cesses to the project: one south going out of Deer Valley; one north to Meridian Court, located on Phase I of the Solamere project; and a third, going west to Solamere Drive in Phase I of that project. The Queen Ester plan also includes in-cludes a tot lot and a pedestrian walkway connected connec-ted to Deer Valley that will be dedicated to public use, according to Ligety. Ligety said a barn on Solamere land was too close to Queen Ester's property line. Blackburn said he has responded to that concern by pulling his residential units back to allow more open space between his units and the barn. "We are sensitive to the concerns of the Planning Department,", said Blackburn. Black-burn. "Our goal is to construct con-struct something for the good of Park City." Commissioner Greg Lawson was absent from the discussion due to a conflict of interest. He said he has done planning work for Blackburn's Black-burn's firm and, in fact, worked on the Queen Ester project. dating back to the early 1900s that subdivided the city into streets, with no regard for topography, or roads then or now. In order to build his development, Kohler must ask the city to legally abandon the plat. (Why? That's a complex subject, and one we'll get into next week.) The units will consist of duplexes and triplexes, and would either front on the railroad cut, or would be located on a northern semicircular semi-circular loop road connected to the cut. Thirteen , of ,, the , . units would have under- wi.Li rMnS"trtitfi'aW" and 14 would have garages. "Of course, that's not firm," he said. If the Planning Commission desired, underground under-ground facilities could potentially po-tentially service all but three of the units, he said. Bill Ligety told the planning plan-ning board last week that he was looking for "directional-type "directional-type feelings" from them. At press time, the board was planning a walking tour of the area. building The Newspaper, would be the use of natural material and the use of rock and wood on the site.) "You should get away from the square, austere look." , Traeger said he would consider a pitched roof for the front facade, but "It will cost me too much to put it all the way around the building." He also pointed out that his building incorporates incor-porates a full wood design, including cedar with dark trim. "We've done three or four designs now," he reminded the board. There are no specific problems preventing the dedication of woodbine Way, according to Ligety. The issue simply had not been considered. But he told The Newspaper he was sending a memo on the matter to City Manager Arlene Loble. Still, Traeger said "I will object strenuously to this project being used as the lore-runner to solving this problem." City shops are also using that street, he noted. , "Maybe this project isn't the one to beat on the head with this issue," said chairman chair-man Burnis Watts. Ligety said the building, which is within the Frontage Protection Zone, has a setback set-back of 65 feet facing the highway, and noted the commission's usual standard stan-dard is to ask for a setback around 75 feet. Auto entrances lead from the Hwy. 248 and Woodbine Way. Mammen expressed concern con-cern about finding areas for signage on the building's flat facade, and questioned the concrete and asphalt which would surround the building. He especially objected to a row of parking stalls against the north face, but Traeger said scenic vegetation would shield the parking from the roadwav. |