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MINUTES
SNYDERVILLE BASIN PLANNING COMMISSION
REGULAR MEETING TUESDAY, MAY 9, 2017
Sheldon Richins Building 1885 West Ute Boulevard,
Park City, UT
COMMISSIONERS PRESENT:
Bea Peck- Chair Thomas Cooke Mike Franklin
Regrets: Colin DeFord
STAFF PRESENT:
Peter Barnes– Planning and Zoning Administrator Jennifer Strader- Senior Planner
Canice Harte Chuck Klingenstein Malena Stevens
Dave Thomas– Deputy County Attorney Kathy Lewis– Commission Secretary
The meeting was called to order at 4:30 PM.
REGULAR SESSION 1. General Public Input
The general public input session was opened.
Lisa Grablin is on the Hidden Creek HOA architectural committee. At the April 18th
Commission meeting, it was brought up that TCFC and Replay are planning a couple of
amendments to their master plan. Chair Peck said she is discussing a pending
application, which the Commission cannot hear at this time. She suggested that her
concerns are put in writing and sent to the Summit County Planning Staff. She should
keep checking on the website for the date of the public hearing and agenda. She would
be welcome to address her concerns at that time.
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WORK SESSION
1. Discussion regarding a proposed rezone for a property located at 2400 West Rasmussen
Road; Parcel PP-52; Peter Coroon, Applicant – Jennifer Strader, Senior Planner
Planner Jennifer Strader introduced Peter Coroon, who is the applicant. She showed on
an aerial map where the property is located. East Canyon Creek runs through the
property. It is currently zoned Rural Residential (RR) and Hillside Stewardship (HS).
The RR zone allows one unit per 20 acres; the HS zone 1 unit per 30 acres. The
applicant is requesting to rezone the property to community commercial.
The rezone would allow the construction of 168 multi-family units, a retail/commercial
component, and a transit stop. At least 70% of the units would be deed-restricted
affordable housing for a total of 117. The applicant would use the Federal Low Income
Tax Credit program to fund the affordable housing component.
Under the current zoning, the property is eligible for one unit of density. The
community commercial (CC) zone doesn’t contain specific density. The amount of
development is restricted based on setbacks, parking, height restrictions, and open
space restrictions. For this type of development, a rezone would be necessary. In the
CC zone, the proposed uses are allowed through a conditional use permit.
Planner Strader said the current Code contains a provision that a new housing
development must provide affordable housing in the amount of 20% of the market rate
units. Based on the number of market units proposed in the development, the required
affordable housing would be 10 units.
A detailed analysis of the site plan has not yet taken place. Staff would like to receive
direction on the rezone first. Preliminary discussions have taken place with the
applicant on the setbacks and height restrictions. The setback from East Canyon Creek
has been highlighted in the Staff Report.
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Planner Strader said preliminary discussions have also taken place with the
Engineering Department. The Engineering Department has informed the Planning
Department that a park-and-ride lot will be built at the existing I-80 rest stop which is
directly across from this property.
Planner Strader showed a slide of the conceptual site plan for the park and ride. It
would be located in an existing rest stop on I-80. This plan includes an underpass,
which would have an impact on the subject property. If this takes place, an amendment
to the site plan would be needed.
The location of the proposed roundabout was indicated. The property is owned by
UDOT; however, Summit County would be building it. The areas where construction
would occur were pointed out. If the roundabout and underpass is constructed, two
areas of the parcel would be impacted. The applicant is aware of this scenario.
Planner Strader said this is where General Plan Policy 2.3 comes into play. It says that
Summit County will not approve any new entitlements unless there is a compelling
countervailing public interest which is being satisfied.
Planner Strader said the goal of Chapter 6 is to “Provide equal housing opportunities for
all residents of the Basin by facilitating reasonable opportunities for a variety of housing,
including low and moderate income housing.” She added that the General Plan also has a
future land use map as well as an existing Rasmussen Road neighborhood plan. This
plan states that the County should look at the rezoning of this area. The land use plan
identifies it as a mixed-use area. The proposed uses are not consistent with the current
zoning. The current zoning is rural residential; however, most of the uses along the
road are commercial.
Planner Strader said the question before the Commission is whether or not there is a
compelling countervailing public interest. The applicant and Staff are requesting
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direction in order to proceed with a more detailed site plan. Chair Peck asked how
they can move forward with site planning without knowing what UDOT and the County
are going to do in this area. How will the Commission determine if the applicant
answers a compelling countervailing need?
County Engineer Gary Horton said it is on UDOT’s long range plan for an interchange to
take be built at this location. There will be on and off freeway ramps. This has not yet
been funded. It is within the 20-year timeframe.
Engineer Horton said an underpass could take a lot of congestion off this area. If
someone wants to go from one side of the road to another, they wouldn’t have to go
through an interchange. This is one of the first elements before they build an entire
interchange.
Engineer Horton said construction on the park and ride lot should begin this year.
Many conversations have been held with UDOT. They are finalizing the agreement with
UDOT. A conceptual drawing was shown. Engineer Horton said the property will
remain under one ownership. The location of the roundabout was shown on an aerial
map. They are meeting next week.
Commissioner Klingenstein asked about the funding. Is it in the capital
improvements plan? Engineer Horton said the park and ride was part of the tax
initiative that was passed last November. The project will probably be built in phases.
They want to make this a smart technology parking lot. They will implement a variable
message sign.
Chair Peck asked what impact the roundabout will have on the application. Mr. Coroon
said one option would be for the County to purchase the land the roundabout is on. If
the County chooses not to do this, he hopes they may be agreeable to looking at higher
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density to compensate for loss of land value. The more expensive the land, the more
difficult it is to create affordable housing. The surrounding property was discussed.
Commissioner Stevens said she thinks that affordable housing would be a plus for the
community, but she would like more information on the roundabout. Commissioner
Franklin said he agrees affordable housing would be an attribute if all of the setbacks
can be met. There are wetlands, East Canyon Creek, and two other streams.
Mr. Coroon said their goal would be to build on the plateaus. They would stay away
from the riverbanks and the wetlands. He pointed out on the map the most likely places
they would build the housing. The development would probably be built in phases.
They would start on the large oval shown on the map. He described the different tax
credit programs available. The tax credit programs requires a minimum of 60%-70% of
the units to be affordable housing.
Commissioner Cooke said he asked Director Putt what kind of data is available for
affordable or workforce housing. What is scheduled to be built? There is a substantial
demand at this time, but will it increase with time? Mr. Coroon said they will be
conducting a market study.
Commissioner Klingenstein asked if the units will be for-sale or for-rent. Mr. Coroon
said they will be for-rent. He pointed out a neighborhood commercial area.
Commissioner Klingenstein said one of the things he would find compelling is to have
a tiered approach for teachers and firefighters who currently live and work in Summit
County. He suggested they work with Scott Loomis of Mountainlands Community
Housing. The County would like to avoid having people commute. They are trying to
avoid traffic generators.
Attorney Thomas said they put in a “waterfall provision” with the Whole Foods
Development Agreement. There were concentric circles, which were prioritized. There
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were 60 days allotted for the first priority. After that time, it was opened up to the next
larger group. Eventually it was opened up to anybody. That allowed for prioritization
of those who lived and worked in the community. He thinks this would be acceptable in
terms of the federal program.
Commissioner Klingenstein said he appreciates the commercial-retail pad, but would
that be enough to qualify as a mixed-use community? He added that the Commission is
contemplating the creation of a neighborhood mixed use (NMU1) zone. He thinks if the
NMU1 zone becomes available some of the tools this zone may have would achieve the
density they want even with the roundabout. The waterfall provision would help those
who work here, but can’t find affordable housing. He thinks the NMU1 zone would also
allow more density in exchange for greater setbacks.
Commissioner Klingenstein said he understands that the parking lot has been funded,
but the other changes have not. That makes the underpass and the roundabouts more
of a long range project. It is difficult to know how to plan. This needs to be worked out.
Commissioner Klingenstein reported that the County Council is also concerned with
who the affordable housing would actually house. Would it be for Summit County
residents and/or employees?
Commissioner Harte said his comments are similar to what Commissioner
Klingenstein said about the mixed uses. He believes the NMU1 zone would require a
certain amount of property be given as open space. To him the point of Policy 2.3(a) is
to create the opportunity for affordable housing. He would like more information about
if this refers to affordable housing as rentals or ownership. He wants to ensure that the
Summit County people who need this are being served. They need to explore how to
provide the amenities to serve those who would live there. It seems this is going the
right direction.
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Chair Peck said it will be hard to get an idea of what the timing will be for the other
projects of this area. Mr. Coroon said they are happy to work with the Planning Staff
and Engineering. Attorney Thomas told the Commission that unless the County
purchases the property, they should assume that the County is not going to. They can’t
hold up a decision on the rezone for something that might happen.
Engineer Horton said the plans for the roundabout by the school and the park and ride
are moving ahead. They hope to start construction by the end of the year. Because of
the cost, the underpass and the elements connected to it are largely dependent on
UDOT. This will be a joint effort.
Planner Strader asked if the Commission is generally in favor of a rezone. Chair Peck
said the Commission likes the idea of affordable housing; they have talked about mixed-
use in the area. If all of the dominos fall into place, it is likely the applicant would get a
positive reaction. The Commission may want to let this play out a little more to see if it
remains as an enticement to change the zoning.
Commissioner Klingenstein added that mixed use should include pedestrian
circulation and other elements. It would not just be a group of condos. Commissioner
Harte said if they meet the threshold of 2.3(a) of the General Plan there will be benefits
to the community. This would qualify it for consideration. Chair Peck said without the
underpass or interchange they would be making Rasmussen Road similar to Kilby Road.
They need to have some solutions for traffic circulation.
Attorney Thomas said the rezone would come with an application for the conditional
use permit. Because a rezone is part of this application, there is some flexibility in some
of the dynamic things that are going to happen. These could be looked at in terms of the
Conditional Use permit. The Commission could make sure they have the needed traffic
circulation, but they may not have any information about the underpass. Chair Peck
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added that she would appreciate having some kind of idea what projects might be
coming to Rasmussen Road.
Commissioner Cooke said he would like to understand what the demand is for
housing for those that live and work in Summit County. He would like to know what
kind of conditions can be placed on the affordable units to ensure they are getting
people out of cars; that people who work here can afford to live here. Mr. Coroon said
they could apply the waterfall provision and try to get locals to rent first.
2. Discussion regarding a Low Impact Permit for two commercial buildings located on lots
6 and 10 of the Quarry Junction at Pinebrook Subdivision; 8200 Gorgoza Pine Road;
Richard Brighton, Applicant – Jennifer Strader, Senior Planner
Commissioner Harte recused himself for this agenda item. He has had business
dealings with this company. Representing the applicant were Richard Brighton and Jodi
Hoffman.
Planner Jennifer Strader said this work session is for Lots 6 and 10 in the Quarry Village
Junction subdivision. It is better known as Quarry Village. This is where Fresh Market
is located. This development was approved in 1997 as a result of a vested right suit. It
has a consent agreement. The requirements for development have been outlined for
each of the lots.
When the subdivision was approved in 2004, it allowed approximately 170,000 square
feet of commercial density. There are only a few lots that have not been built on. On
the subdivision plat is a note that indicates Lot 6 is allowed 11,144 square feet of gross
building area. They are proposing approximately 7,200 square feet. Lot 10 is allowed
16,780 square feet. They are proposing 16,500 square feet.
The applicant has stated that the uses will be consistent with the specified uses of the
agreement. The uses include commercial, retail, and office space. Staff has reviewed
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the consent agreement and the plans the applicant has submitted. Staff determined the
application is in compliance with the density, uses, and the setbacks. Things such as
landscaping, lighting, and signage will be reviewed by Staff prior to obtaining a
development permit.
Planner Strader suggested the first area of discussion is on the architecture. The
consent agreement has a section on architecture with its own design guidelines. It talks
about the materials that are consistent with the mountain environment, such as stucco,
wood, and native stone. An industrial look of the buildings should be avoided.
Planner Strader indicated she brought some of the materials for the Commission to
view. These were on display. It is not yet clear what all of the materials will be. She
referred to a slide that showed the use of metal shipping containers. She said there is a
shipping container on the exterior of the building that is located by the primary access.
A slide was shown with an example of what the shipping containers look like.
Planner Strader said one of the questions for the Commission is if the shipping
containers are appropriate for the function and use of the structure. She showed a slide
of a shipping container about five feet above the sidewalk.
Chair Peck asked for an explanation of what the shipping containers are being used for.
Mr. Brighton said these are being used as architectural elements. Chair Peck asked if
the shipping containers have usable space. Mr. Brighton referred to the picture on the
slide. That particular container was being used as an office. He said one of the
containers will be used as a retail space to display products.
Planner Strader showed a slide with the elevation of the building. She indicated an area
with a large wall. By the wall are three roofs that will cover a pedestrian walkway. This
area of the building will not have an entrance. The applicant stated that when a
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building is constructed on Lot 5, this area will be shielded from view. It will be seen
from the main road until that time.
Planner Strader said another design guideline found in the consent agreement states
that the building scale should be consistent with the pedestrian scale normally found in
traditional Utah towns. She said that Main Street of Park City has steep sloping areas.
The buildings step with the slope of the hill.
Planner Strader said that Building 10 doesn’t step with the slope of the lot. She added
there is a service area proposed at the end of Building 10. It will have a 6-foot fence
with a gate. There will be two garage doors that provide access to that end of the
building.
Planner Strader said that Staff has two areas of concern. The Engineering Department
preliminarily reviewed the site plan. They indicated concern about the safety with the
loading/unloading area. It would be better if the access for the service area were to be
placed where the parking lot is currently planned.
Planner Strader said the road that comes in off of Pinebrook Boulevard provides the
primary access into the development. The proposed service area access is off Santa Fe
Road. The Engineering Office stated a better design would be if the service area came
out of the parking lot by Pinebrook Boulevard.
Planner Strader highlighted items that the applicant would like direction on.
The building design with the shipping containers
The overall building design, including the massing and pedestrian scale
The lack of pedestrian access on the west side of Building 6
The location of the proposed service area
Chair Peck asked for further explanation of the shipping containers. Mr. Brighton
explained the containers in the building will be used as an office. Currently, the
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containers are being used in a building at another location. The shipping containers are
part of the branding of the anchor tenant.
Mr. Brighton showed some examples of how the shipping containers are being used in
other buildings. There were pictures of containers of an office. Another picture showed
containers that are stacked and connected with decks. The upper containers are
reached by stairways. This is a different type of contemporary architecture.
A picture was shown of a container that was used as a break room for employees. Other
pictures were of a showroom, a conference room, and an office. These are visible
through the tall windows on the outside of the building. It should be visually exciting.
Mr. Brighton said there is one tenant for Building 6. The use will be retail and office.
Mr. Brighton showed where the plaza and main entry is located on the site plan.
Planner Strader said that Exhibit C of the Staff Report shows the floor plan. Chair Peck
said the quality of the exhibit in the packets makes it difficult to see what is being
described.
COMMISSION QUESTIONS AND COMMENTS
Commissioner Klingenstein said the Commission seems to be struggling to
understand how the project integrates with the existing structures of Quarry Village.
He is trying to understand the intent language. He asked Attorney Thomas to explain
the language to the Commission.
Attorney Thomas said the uniqueness of this project is that it was planned by himself
and the attorney for the plaintiff. Primarily, it was to service the local Pinebrook
community. Before this was built, there were no services for this location.
Commissioner Klingenstein asked what type of goods will be sold at this location. Ms.
Hoffman said it would be for t-shirts, soft goods, and other things that men would enjoy.
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Commissioner Klingenstein said he likes the look of the inside, but he is having a hard
time with the exterior. Does the shipping container integrate with the current
ambience of Quarry Village? Mr. Brighton said the materials are reflective of what is
already there. He added there will be glass on three sides. As someone drives around
the round-about, there will be a view of the inside. It is intended to draw people in.
Ms. Hoffman said in addition to the consent agreement restrictions, there are CC&Rs.
She said that retail space is limited, but office space is not. They brought pictures of
other projects that used similar guidelines.
Commissioner Cooke said he likes shipping containers as a modular unit. His question
is if these would be considered a sign. Or would it be product branding? Could it be
considered as an accessory building? He has the same question that Staff had in the
Staff Report about the free-standing units outside.
Commissioner Stevens said she is concerned about the layout of the building. Most of
the buildings in the area have entrances on both sides. If a side doesn’t have an
entrance, it should not look like the back of a building. She said the inside of the
building is driving the architecture of the exterior.
Commissioner Klingenstein asked if there are windows in the containers so that
people can see out. Mr. Brighton said some of the containers are facing the inside.
Their windows are not visible in the renderings. Commissioner Stevens suggested
they come back at the next meeting with additional renderings to give a more complete
view of what is planned.
Commissioner Klingenstein said he would like to have a better idea of how this all
functions together. Mr. Brighton used the site plan to explain the neighboring
properties and how they will connect. Chair Peck requested to have physical copies of
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the proposed site plan and floor plans. Mr. Brighton said he has the layout of the entire
subdivision. He will bring this to the next meeting.
Commissioner Franklin asked what the square footage allotment for Building 6 is.
Planner Strader said it is 11,144 square feet. The consent agreement states that a third
story is allowed if it is in a pitched roof. This reads as a two-story building because of
the slope of the property. That would be something the Planning Commission may
want to discuss. The third story was pointed out. Mr. Brighton said the third story is
two levels above grade. Basically, there is a basement level. He said the building is
within the height limit. It terraces up the lot.
The service yard was shown. The dumpster and delivery area will be screened. The
screen will be made of welded wire mesh.
A discussion ensued on how future buildings will block the view of the proposed
buildings. The view from different roads was discussed. Slides were shown to help the
Commission visualize the planned layout. Chair Peck expressed concern that the view
of Building 10 will not be blocked. Additionally, there will be no entrances visible from
Pinebrook Road.
Ms. Hoffman pointed out the windows on Building 10. Each set of two windows
represent a separate tenant. The current plan is for a corporate tenant to use the space.
She said that 50% of Building 10 will be one tenant. Commissioner Klingenstein
asked why the elevated connection between the two buildings. He also asked about the
impacts of losing 11 parking spaces. Planner Strader said this is shared parking. Ms.
Hoffman added that according to the consent agreement, there is currently an excess of
parking. The most likely space to displace parking is where Engineer Horton was
discussing.
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Chair Peck said there is an existing condominium and an office building that will be
looking down on the service area. How will that be addressed? Ms. Hoffman said it will
be fully screened.
Nathan McIntyre, representing the owner, said there will be a UPS truck two times a
week. A semi-truck will make deliveries about five times a year. Chair Peck asked why
Engineer Horton doesn’t like the proposed location of the service area. Planner Strader
said this is for safety issues. This is a primary access into the development. The
primary road will be blocked off by a semi-truck backing in.
Commissioner Klingenstein said that Engineer Horton has to think beyond this
tenant. With another tenant, trucks could be backing in and out every day. He thinks
they should look for a better suited location.
Ms. Hoffman said there couldn’t be a loading dock where Engineer Horton has
suggested. She said they wouldn’t be opposed to limiting the number of deliveries. The
deliveries could be during off-hours. Mr. Brighton said they took the least optimal part
of the street and turned that into a delivery area. They felt that this was the most
pedestrian friendly answer. She said the delivery area is more of a bay than a dock.
Chair Peck asked if a truck coming to the service area would have to make a three-
point turn. Mr. Brighton said a semi-truck would fit from the curb back, but getting in
and out would require multiple turns. The complexity would be compounded if there
are cars on the road.
Commissioner Franklin said he would like to see the snow removal plan for the
service area. The Commission looked at the aerial map to see which developments may
be looking down on the service area of the project.
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DRC UPDATES
Commissioner Cooke said one meeting for the Silver Creek DRC was held. Approval
was given for the neighborhood park, the community trail, and two or three subdivision
plats. A method has been worked out to get information before the meeting occurs.
Commissioner Stephens will join the Kimball Junction Blue Ribbon committee. She will
be the second Commissioner on the committee. Commissioner Harte is the other.
COMMISSION ITEMS
Commissioner Klingenstein asked that the pointer, which can be seen on the
projected screens, be brought to each of the meetings as a standard procedure.
DIRECTOR ITEMS
Planning and Zoning Administrator Peter Barnes filled in for Director Putt. He reported
that the first Kimball Junction Blue Ribbon Committee meeting was held. The next
meeting will be on May 19. Administrator Barnes said an outline was made for the
upcoming meetings. If the Commission have comments on any of the items, these could
be relayed to Commissioner Cooke or Commissioner Stevens.
Commissioner Stevens asked if the County is more interested in affordable housing
that is for rent or for sale. Administrator Barnes said they are interested in both, but
the greater shortage is rental accommodations. Commissioner Klingenstein asked
that a presentation is given in a work session on the housing needs analysis.
Administrator Barnes said the next meeting will be dedicated to the Canyons. It will
start at 4:30 with a site visit to the Canyons.
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ADJOURN
At 6:34 p.m., the meeting was adjourned.
_____________________________ Approval Signature