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Show The Newspaper Thursday, September 3, 1981 Page AS Mormon church gets nod An LDS Church in the Park Meadows area won approval from the Planning Commission last week, but the panel asked the applicants to consider reducing the amount of parking space they have requested. The church, at the intersection of Monitor and Lucky John Drives, is a little over three acres, said staff planner Kevin Hooper. The 375-seat chapel would call for 75 parking stalls, said Hooper, but church developers have proposed 162 spaces. The architect, S. E. Boberg, said that number was a recommendation from the church building department. "Most of the time we will be a third or a half full, but probably twice a year the lot would be full," he said. But he did not specify any particular occasions that would fill the lot. Commissioner Burnis Watts said the area should be landscaped as much as possible until it's shown that more parking is required. But an LDS representative responded, "We find that where we don't have adequate parking, we tend to become bad neighbors." Planner Bill Ligety suggested part of the area be covered with turf block, block-shaped concrete with vegetation in the holes, which can be used both for landscaping and parking. The block, he said, has proven useful in areas of Europe. The commissioners approved the church on the condition the applicants study the chances for more landscaping. Another stipulation said the church must use cedar wood for a fence around the area, instead of a chain link fence with wood slats proposed by the church architect. The vote was unanimous, except for an abstention from Bill Coleman, who lives in the neighborhood and said, "I feel I've lost my objectivity." Little Belle unit joins the club With two dissenting votes, the Planning Commission voted to include a manager's unit in the Little Belle condominiums in Deer Valley as part of 185 employee units required for that planned unit development. At the same time, some commissioners com-missioners bridled at a report that Royal Street Land Company Com-pany was asking for a 10 increase in their overall density. The Little Belle unit was approved by the commission at their previous meeting of Aug. 12, bu the panel said the unit could not be added to Deer Valley's total 2,000 units, or subtracted from the employee units. Last Wednesday, City Planner Bill Ligety said it should be counted as one of the 185 units, because the developer agreed to subject it to the same rent controls applied to other employee units. Chairman Greg Lawson said he liked the idea of dispersing the employee units throughout the Deer Valley PUD, as long as they were controlled. Commissioner Burnis Watts objected to adding on to the already-approved Little Belle project. "I wouldn't mind it (employee housing) being scattered, if it was planned," he said. "I don't like the concept of increasing density here with no guarantees that we will create more open space or lessen impacts somewhere else." Ligety said the commission could probably expect more open space around the cluster of 184 employee units. Watts and Commissioner Dean Berrett voted against the proposal. Ligety also said that Royal Street had asked the planning staff to evaluate the possibility of adding 200 units to the total units in Deer Valley. In exchange for the increase, the city would receive Royal Street land in the area bounded by City Park, the Gaddis property to the east and Snow Country con-dos con-dos to the west. Lawson said he had reservations. "It seems presumptuous to think Planning Commission would go along with that." - Commissioner Walt Bishop asked, "Will we read in the paperiitbafeDMr Valley has had its density upped 10?" ap-raripoHji ap-raripoHji jjeferring to the chance of unilateral action by the City Council.- "Our process would be to bring it before the commission," said Ligety. Park City Village updated . Planning Commissioners unanimously voted to set an artificial ar-tificial slope line for the first phase of Park City Village, and approved revised plans for part of the project plaza at their Aug. 26 meeting. The height of buildings is normally measured from natural slope, but the planning department felt the need to establish a grade line because massive regrading has long since altered the natural topography in the Resort area. City Planning Director Bill Ligety said a slope line was designated after he met with Building Inspector Ron Ivie and consultant Nolan Rosall from Gage-Davis. However, the commissioners stipulated the line should be reviewed by the city attorney after developer Monty Gibson challenged their motion. "You don't have the right in state statutes to give a variance on slopes," he said. "It's a Board of Adjustment matter and not within your powers." The matter was referred to attorney Craig Anderson, of Suitter, Axland, and Armstrong, who has been hired by the city to review zoning and planning issues. Commissioner Burnis Watts asked if the planning staff was trying to redefine "natural grade" in the planning ordinance. No, said Ligety. "This is just a way to clarify the slope on a difficult site with massive grading." The commission's approval ap-proval of the slope line said it was "an approval of this method for this project." The commission had been concerned about a 12-foot wall at the southeast corner of Phase I, beside Lowell Avenue. In new plans, the wall is mitigated by two stepped-up planter areas taking away space from the olaza area at the wall's top. Stairways at both ends lead from the street to the plaza. The areas would have evergreens year round and flowering plants in the summer. The planters were approved, subject to an approval for plant sizes and types. Commissioners also reviewed a draft of the Park City Village agreement drawn up by the city attorney. Among minor changes, Watts objected to a clause giving the Village the right to ask for a height variance. The project already has that right, through appeals to the Board of Adjustments, but, Watts noted, the agreement gives tacit approval to height changes. Agreed Chairman Greg Lawson: "I'd just as soon strike it out." Lawson also said the agreement should provide for adequate parking and phasing of increased traffic. He also said he hoped the Resort could avoid shutting out locals from the ski slopes. "You just don't want to stand in line," said Commissioner Rusty Davidson. "I don't know if you can have the cake and eat it too." Ligety said his staff will review the agreement for a recommendation this week. Washington School extended The Planning Commission Wednesday granted a six-month extension of a conditional use permit for the Washington School Condominiums. This will extend the approval to December 1981. The project consists of five units in the present school structure on Park Avenue, plus five units in a building fronting Woodside Avenue. The project is a five-plex in an area where only duplexes and triplexes are now permitted, said City Planner Bill Ligety, and this violates commission's policy not to extend conditional use permits unless the development substantially complies with present law. But Ligety said an exception should be made, because the project provides for preserving and rehabilitating the school one of six in Park City on the National Register of Historic Places. Small phases OK'd The Planning Commission approved a pair of slivers two small first phases in a couple of larger, neighboring developments in the Silver Lake Community of Deer Valley. The panel unanimously approved six units as the first phase of a 30-unit project called Silver Bird. By the same margin, three units in the Silver Lake Knoll parcel got commission com-mission approval as the first phase of the 100-unit project. Both Silver Bird and Silver Lake Knoll are to be developed together as part of the same master plan. Planner Kevin Hooper pointed out that both involve little grade changes on the roads, and both are sensitive to preserving existing vegetation. The entrance roads are designed to be independent indepen-dent now and to serve the master plan later. In Silver Bird, the six units have three bedrooms, and a two-car garage situated in a three-level building. The total development of 3. 14 acres has 60 open space, said Architect Ted Warr. Commission Chairman Greg Lawson said the Silver Bird rendering had so much open space devoted to houses and roads, it was difficult to believe Warr's claim. On the Silver Lake Knoll parcel, the units are situated in the three-story building with parking for 12. The parking entrance en-trance is below grade and the road slopes to meet it. The road meanders between large conifers, said Hooper, and a view of the Silver Lake base resort can be seen between the trees. Can duplication duplexes be stopped? "In a way, we're pioneering," said city planner Kevin Hooper. But the Planning Commission didn't seem very comfortable in the role of Daniel Boone. The unexplored question before the house was: what can the commission do legally to make sure that an approved duplex stays a duplex, and doesn't add more units? The commission attempted a solution as it approved two projects near the Prospector Park area in separate votes. The favorable decisions went to the Don Henrichsen duplex at 2301 Monarch Drive and the Summit Group duplex at 2165 Monarch Drive. But each approval was subject to an agreement (to be approved by city attorney Craig Anderson) assuring that use of the duplex in the future would not include further subdivision or lock-outs. City Planning Director Bill Ligety said Anderson would also be asked to study ways in general to legally keep duplexes from subdividing whether through a general agreement or an ordinance change. Commissioner Dean Berrett doubted the agreement imposed on the Monarch Drive duplexes was legal. I'm not sure we can put a deed restriction on property," he said. Commissioner Bill Coleman also had reservations about the conditions, which he called a double enforcement of zoning. "You've put a zoning restriction in the deed," he said. New legal rules aren't necessary, he said, since the code already restricts duplexes. The problem is enforcement, Coleman said. "You could revoke the occupancy permit for the building," he added. But commissioners agreed it would be difficult to catch an occupant red-handed using the unit as a four-plex. "If it's not enforceable," said Commissioner Rusty Davidson, "we might have to say no to anything that is a possible violation." The approvals for the duplexes were passed with one dissenting vote in each case from Dean Berrett. HOW THE CITY COUNCIL VOTED... Thursday, Aug. 27 MOTIONS Kf lJiT M"!j Alvarez. Lewis .Marline Sliellenberner Wells Approve the condominiumi- yeS yeS absent yeS ves zation of 310Marsac. Approve beer and set-up vps license for Cafe Ritz outdoor es absent yeS Jcs cafe. Approve city manager authorization for standard yes yes absent yes yes UP&L hookup contracts. Approve waiving all building related fees for the Miners j eS yeS absent yeS Je5 Hospital library ; $15,833. Award contract to Bahk Ltd. for Park Ave. storm drain )CS yeS absent yeS yeS for $136,748. Table discussion on proposed y absent yeS yeS brick sidewalks for Main St. T J J -1 - - - J - J-h ! ,u J ' 1 - n 3 IDaQQQDQQQaO IT Commercial Space For Lease in 614 Main Building Will build to suit. Contact Donna or Bonnie, 649-9066. 91.9 FM 88. .1 FM Tune in:KPCW YOUR Community Radio Station! Serving residents of Wasatch & Summit counties with local and national news, music and community interest programs. A Park Meadows III' i V' ... '--V.' V , " v:;.;. 4 bedrooms, 2V2 baths, family room 2236 square feet unobstructed views of Deer Valley and Park City ski runs abundance of landscaping front and back back yard fenced extremely well decorated terms available Call Tevy Smith 649-7785 649-9066 ILDOD 1 1 DO DO Do DO 4 |
