Lower Deer Valley Valley Lower Deer

LOWER DEER LOWER VALLEY

232 Park City, the Best Town for the Planet NEIGHBORHOOD 8: LOWER DEER VALLEY VALLEY LOWER DEER

233 LOWER DEER VALLEY 234 Park City, theBest Town LOWER DEER VALLEYLOWER ↔ for Secondary Wildlife X-ingWildlife Secondary Wetlands Buildings Existing Roads Streams and Water Streams VegetationExisting Slopes >30deg. 100’ Contours Ridgelines thePlanet Map 1 NATURAL CONDITIONS LOWER DEER VALLEY 235 1.93 square miles 1.93 square acres 1,233 849 338 9% per acre units 3.22 per acre 0.18 - 33.3 units 239 15 2% Single Family and Multifamily None (2) St. Regis Primary Residence 13% 11% Owner-Occupied 2% Renter-Occupied Seasonal 84% Valley Deer Ski Resort Snow Park Lodge Solamere Swim Club & Tennis None Area Ski Conservation Easement covering Lower Deer Many single track trails surrounding connecting to adjacent neighborhoods. Valley the Low due to few amenities within neighborhood. Snow Solamere Park, Oaks/Morning Star, Total Area Area (acres) Total Units Total Units Unbuilt Units City Park Total % of Density Average Range of Density Population Businesses Total City Businesses % of Park Housing Type Historic Sites Affordable Housing Occupancy Neighborhood Icons Parks Amenities Trails Walkability Sub-Neighborhoods Total Area (sq. miles) Area (sq. Total * HOAs may exist in this neighborhood; please refer to page 10. * HOAs LOWER DEER VALLEY 236 Park City, theBest Town for thePlanet

Map 2 Deer Valley Drive Drive Valley Deer Trail Affordable Housing Parks andRec. Space Open Paved Road Institutional Use and Water Streams Bus Stop Bus Route Trail Head

BUILT CONDITIONS Solamere Drive Solamere LOWER DEER VALLEY 237 Large estate lots Large estate the exist along edge with eastern specified limits of disturbance on building pads within Morning Star The Estates. northern edge of the neighborhood is dominated by single family homes As on larger lots. development approaches the resort base, it takes the form of dense multifamily units. LOWER DEER VALLEY 238 Park City, theBest Town the world-classresort directed towardmaintaining neighborhood shouldbe Future planninginthe neighborhood. within theLowerDeer Valley total PCpopulation) resided 239 Parkites(3%ofthe subdivisions. In2010, only Oaks andHiddenMeadows Solamere, Morning Star, the neighborhood within the northernedgeof family homesexistalong managed byHOAs. Single with thecommonareas manageable fromafar and nightlyrentaleasily second homeownership condominiums, making dominated bymultifamily amenities. The areais opportunities andvisitor of resort-oriented housing neighborhood withamix Lower Deer Valley is aresort and nightlyrentals. catering tosecondhomes A resortneighborhood 8.1: LowerDeer Valley: for thePlanet in/ski-out options,thevisitor private tenniscourts,and ski- on-call resorttransportation, residential community. With is sharedbythesurrounding providing exceptionalquality and thismentalityof exceptional skierexperience prides itselfonofferingan experience. Deer Valley Town andtherelativelynew area betweenhistoric Old Valley Driveisatransition should bepreserved.Deer of arrivingatDeer Valley The aestheticexperience decisions. of resort-oriented planning experience isattheforefront historic resources. should notoverwhelmthe homes. Newdevelopment the fewremainingminer’s especially preservationof Drive shouldbeapriority, resources alongDeer Valley Resort. Maintainingcultural LOWER DEER VALLEY 239 ski day. Increased shopping ski day. - especially high-end retail within the - could develop base area. It would also give the residents staying within increased Valley Lower Deer local amenities that improve overall walkability and visitor experience. only 21,890 square feet of allowed commercial Snow pending within the TDR Park sites, allowing credits to be utilized in this Après area could add to the Ski experience of dining and shopping, while providing an opportunity to divert load- out traffic at the end of the ng zone The Deer Valley MPD Valley The Deer approval of a requires Use Permit Conditional building the prior to (CUP) Snow Park Development. CUP will be The future for compatibility, reviewed it however, mass, and scale; flexibility does not have any of to adjust the parameters of height the MPD in terms ensure To and building pads. to protect the best design view corridors and improve circulation, additional flexibility for height and to be building pads is likely the last large As necessary. to be built development Valley in the lower Deer neighborhood, compatibility, view corridors, circulation, and connectivity is a priority for the future design. Snow Park parking The lots were identified as an appropriate receivi of Development Transfer for credits during Rights (TDR) TDR the creation of the With ordinance in 2010. 8.2: Lower Deer Valley: Valley: Deer 8.2: Lower of the Future development of Transfer lots and parking Rights (TDR) Development receiving zone Snow Park parking lots The residential were allotted 210 and 21,890 unit equivalents square feet of commercial the within development Master Planned Valley Deer in 1977. (MPD) Development Snow Park site area The The consists of 14.93 acres. MPD set parameters for height ranging from twenty- eight (28) feet to forty- The future five (45) feet. of the parking development Snow Park will have a lots at tremendous influence on the character of the Lower Deer The neighborhood. Valley opportunity exists for a true “village” base area to be built that is complementary to the surrounding multifamily condominiums set around the periphery of the parking lots. LOWER DEER VALLEY 240 Park City, theBest Town planning andlogistics. due tothoroughevent stress-free visitorexperience with Deer Valley to ensurea the City shouldworkclosely events continuetoevolve, throughout the City. As resort/hospitality industry events supportthegreater crowds fromafar. These Championships, havedrawn races and World Freestyle NORBA mountainbike events, includingthe Some quintessential the Deer Valley Resort. hosting majorevents at plays asignificantrolein The LowerDeer Valley area host formajorevents. 8.3: LowerDeer Valley: A for thePlanet Emergency management busiest timesoftheseason. basis andvisitorsduring the for employeesonaregular facilities shouldbeexplored the useofpark-and-ride transit center. Inaddition, Street, andthe Swede Alley between Deer Valley, Main with agoalofconnectivity studied andimplemented Alternatives shouldbe use ofpublictransportation. automobiles andgreater less dependencyonpersonal transportation toencourage given toalternativemodesof is essentialthatprioritybe neighborhoods buildout,it base areaandsurrounding Deer traffic flowsinandoutof Valley Resort tomanage between the City andDeer the ongoingcollaboration success ofDeer Valley is Essential tothecontinued emergency egressto US-40. Improved trafficflowand 8.4: LowerDeer Valley: Valley Drive. As the

provide relieffromvehicularcongestion. Alternative modessuchasastreetcar/trolley orgondola will surrounding subdivisions The City shouldworkwith Drive becameimpassible. Pass and/orDeer Valley if Guardsman evacuation create alternateroutesfor area mustberesolvedto concerns fortheDeer Valley must bemaintained. Drive, SR 248 and US 40 between LowerDeer Valley Safe egressconnections in thecaseofanemergency. utilization ofprivateroads to comeagreementon LOWER DEER VALLEY 241

The natural The natural edge surrounding Lower Valley Deer connects with the edge of Upper Deer Valley, Masonic Hill, and Quinn’s neighborhoods, preserving wildlife corridors and trail connectivity. space should be located within common areas of subdivisions to allow neighbors to grow food while learning tips locally, and tricks for improving their harvest in this often challenging growing season! (solar and wind) within the neighborhood should guide and amendments to HOAs installation of renewable utilities. Future site design for buildings and driveways should consider orientation the to the sun to prevent need for heating roofs and driveways. In addition, new community garden 8.6: Lower Deer Valley: Valley: Deer 8.6: Lower shared by A soft edge and enthusiasts recreation wildlife. Deer The edge of Lower Valley includes Solamere, Morning the Oaks, Star, and Hidden Meadows less These subdivisions. are dense neighborhoods hillsides, defined by the space, and surrounding open Trails magnificent views. connect this area to the rest including Park City, of Park City Heights, Prospector, Quinn’s Masonic Hill, and Junction. The neighborhoods along the edge of Lower Deer as should evolve Valley conservation neighborhoods, protecting the native vegetation and wildlife City should The corridors. adopt landscaping and irrigation incentives to preservation of the make natural vegetation common Support for local practice. renewable energy sources 8.5: Unique housing for employees opportunities and athletes. is Resort Valley Deer committed to employee housing. Opportunities to should be explored workforce provide additional housing and/or affordable of within the development Snow Park parking lots. the Public/private partnerships in affordable housing in this area could go a long City closer way to bring the to meeting its workforce housing goals and decreasing (VMT). Traveled Miles Vehicle As a world class recreation resort, opportunities should also be considered for athlete housing. The United States Ski Association (USSA) City its has made Park home, with the mogul and freestyle training at Deer Valley If Deer Resort. Valley were interested in Resort building athlete housing, an City should consider the amendment to the MPD. LOWER DEER VALLEY 242 Park City, theBest Town for thePlanet Map 3 ANTICIPATED CONDITIONS Bus Stop Existing TrailExisting Emergency Access Bus Route Existing Road Open Space Possible Connectivity LOWER DEER VALLEY 243 Deer Valley guides the built Valley Deer environment with design standards for new homes. These design standards have created a strong identity for the neighborhood with a mountain timber aesthetic. be maintained to preserve Within the native landscape. the future development Village, Snow Park of the reintroducing native landscaping within open space areas would decrease demand on water while reinforcing the identity of the area. with sage brush and gambel oak are unique to the region. provide Not only do they visitors with a sense of place, but also provide more opportunities to view the local wildlife by protecting their native habitat. Limits of disturbance should 8.7: The aesthetic of 8.7: Valley the Lower Deer neighborhood should be preserved. Valley The Lower Deer neighborhood is a healthy balance of preserved open space and large building The native landscape pads. UPPER DEER VALLEY 244 Park City, the Best Town for the Planet NEIGHBORHOOD 9: UPPER DEER VALLEY VALLEY UPPER DEER

245 UPPER DEER VALLEY 246 Park City, theBest Town UPPER DEER VALLEY UPPER for thePlanet Map 1 Wetlands Buildings Existing Roads Existing VegetationExisting Ridgelines NATURAL CONDITIONS ↔ ↔ Secondary Wildlife X-ingWildlife Secondary Slopes >30deg. 100’ Contours Priority Wildlife X-ingWildlife Priority Streams and Water Streams UPPER DEER VALLEY 247 Ontario Mine, Deer Valley Resort, Resort, Valley Mine, Deer Ontario Building Judge Mine None covering Conservation Easement and Lady Morgan Area Ski throughout Extensive trail system amenities for trip Limited seasonal reduction. Eagle, Empire American Flag, Bald Pass, Silver Lake Parks Amenities Trails Walkability Sub-Neighborhoods Neighborhood Icons Neighborhood * HOAs may exist in this neighborhood; please refer to page 10. may exist in this neighborhood; * HOAs

Sterlingwood (1)

Mt. Cervin (1) Valley Deer Club (1) Bald Eagle (1) 3% Primary Residence 91% Seasonal Residence 2% Owner-Occupied 1% Renter-Occupied Stag Lodge (1) 3.82 square miles 3.82 2,445 acres 1,535 190 16% 4.43 units per acre - 63.33 units per acre 0.02 88 34 4% & Hotel Multifamily, Single Family, Sites Mine Grand Condominiums(1) Lodge Condominiums(1) Silver Strike (1) Valley Ironwood at Deer Condominium (3) Arrowleaf Lodge Montage (10) Little Belle (1) Occupancy Total Area (sq. miles) Area (sq. Total Total Area Area (acres) Total Units Total Units Unbuilt Units City Park Total % of Density Average Range of Density Population Businesses Total City Businesses % of Park Housing Type Historic Sites Affordable Housing UPPER DEER VALLEY 248 Park City, theBest Town for thePlanet Map 2 Trail Affordable Housing Parks andRec. Space Open Paved Road Institutional Use and Water Streams Bus Stop Bus Route Trail Head BUILT CONDITIONS

Marsac Avenue Deer Valley Drive Drive Valley Deer UPPER DEER VALLEY 249 The Upper The Upper Deer neighborhood Valley was originally owned by private land owners. rights Development were platted within the Valley Deer Master Planned Development and the Flagstaff Development Agreement to create a limited number of single family homes as well as clustered multifamily and hotel development. Development clusters exist within pods, framing each pod with recreation open space. UPPER DEER VALLEY 250 Park City, theBest Town between thetwo increased connectivity Town’s Main Street creating to Old neighborhood Deer Valley Upper the alternative couldconnect A futuretransportation a welcomedopportunity. the restoftownwouldbe remote neighborhoodto traveled andconnectthis to decreasevehiclemiles Improved connectivity months. access duringthesummer mountain bike andhiking trail systemcreatesgreat The extensivesingletrack Street andMarsac Avenue. by vehiclesthroughRoyal Resort. The areaisaccessed surrounding theDeer Valley City, onthemountainside in thesouthernportionof neighborhood. Itislocated Park City’s mostremote Upper Deer Valley is the City. Connected totheheartof Deer Valley: Upper 9.1: for thePlanet

capture ridership. that thetransitcenterswill should bestudiedtoensure Valley, theentire system Main Street and Upper Deer future connectionsbetween the discussionofpossible necessary forsuccess. With transportation planningis A macroapproachto reservations. with increasedsalesand the twoneighborhoods district wouldsynergize base andhistoriccommercial between theexistingbed transportation alternative neighborhoods. This new

Commercial Node Lifts Ski Existing Multi-modal Connectivity Improved Old Town Neighborhood Old Town Lower Deer Valley Lower Deer Valley Upper Resort BedBase FUTURE CONNECTIVITY FUTURE ± UPPER DEER VALLEY 251 experience and support the Efforts resort economy. to increase the year-round demand on the available bed Valley Upper Deer base in should continue. Moreover, expanding summer activities at the resort base could initiate increase demand on lodging year-round. Plan and the Flagstaff Agreement. Development Housing in this neighborhood will remain oriented toward second-homes and/or nightly rental use. Future improvements within the area should focus on a comfortable visitor 9.2: Upper Valley: Deer resort-oriented Home to development. is the second base Silver Lake Resort. Valley area of Deer to many The area is home City condo/ well-known Park Stein Eriksen hotels, such as Chateaux Lodge, at Silver The Stag Lodge. and Lake, of condo/ Montage and mix within the hotel units exist pods of the development Flagstaff Development Agreement. The Upper Valley Deer neighborhood is dominated by multifamily and hotel units; however, there are a few single family home subdivisions scattered through out the neighborhood with ski-in/ski-out access. Housing throughout the neighborhood is mainly utilized as second homes and nightly rentals. in this area will Development according continue to occur Master Valley to the Deer UPPER DEER VALLEY 252 Park City, theBest Town Agreement andthe the FlagstaffDevelopment Bonanza Flatsistiedto Deer Valley neighborhood. on theedgeof Upper County Wasatch within exist Two platteddevelopments winter). roads arenotplowedinthe (the Canyon Big Cottonwood is possibletotake SR 224 to mountains. Inthesummerit well asthegreater Wasatch Center neighborhoods;as Old Town, andtheResort Valley toLowerDeer Valley, area connect Upper Deer throughout theentire area. Single tracktrails open spacearoundthe creating agreenbeltof conservation easements area hasbeenplacedunder neighborhood. Muchofthis Deer Valley Upper the at thehigherreachesof The Flagstaff Areaislocated by openspace. neighborhood surrounded A Deer Valley: Upper 9.3: for thePlanet be costlyandimpactful. resources tothisareawould conditions, expansionof location andsensitivenatural to theremotemountain Estates isunlikely. Due to BonanzaFlatsorBrighton Area Expansion Annexation future expansionofthe from futuredevelopment”; community’s corevalues land representativeofthe protecting undeveloped existing neighborhoodswhile grow inward,strengthening Plan’s goal#1“Park City will Consistent withthe General form ofseasonalcabins. in theareaisprimarily electrical services.Housing no availablewater, sewer, or and unpavedroadways, unimproved withonlygraded 417 lots. The subdivisionis a subdivisionconsistingof units. BrightonEstatesis plans for260residential Flats subdivisionincludes Agreement. The Bonanza the FlagstaffDevelopment limitations providedforin

Open Space Upper DV Neighborhood Annexation Expansion Area Expansion Annexation City Boundary Bonanza Flats UPPER DEER VALLEY EDGE Brighton Estates Upper Deer Valley Upper Neighborhood UPPER DEER VALLEY 253 Berkeley.edu “In a nutshell, the “In a nutshell, the phantom load is electricity consumed is when it by a device For example, turned off. your television as consumes electricity hit it waits for you to on your the “on” button The clock on remote. uses your (microwave) up energy 24/7 to keep track of time. Devices that have a phantom load are sometimes called “vampires.” have a These devices hidden energy cost that most people are never aware of. even phantom Nationally, up about six loads make percent of our energy consumption.”

2010 6824 in second homes and nightly rentals should be sought to counter the issue. 5697 2000

% Primary Homeowners 5070 1990 Average House Size in Deer Valley Size in Deer HouseAverage Size House Average 0 19902000 5070 2010 5697 6824 35.2 30.75 7000 1000 3000 5000 2000 8000 4000 6000 Year and, although newer, the and, although newer, amount of appliances and increased comfort systems have proliferated the energy Upper With 91% of demand. Valley’s Deer residential units being seasonal in 2010, it can be assumed that the same energy consumption City’s trend threatens Park climate mitigation strategies. Future improvements toward increased energy efficiency Average House Size 9.4 Upper Valley: Deer Environmentally second-homes. responsible is known Valley Upper Deer mountain for its beautiful homes and condominium as second units that serve homes for the property are designed Homes owner. ease for comfort and visits during short-term Hot to the mountains. tubs, snowmelt systems driveways and roofs), (e.g. exterior lighting, etc., place a large burden on energy consumption when the second homes are left empty. A study on energy consumption and carbon emissions from Aspen second homes in found that (Heede, 2007) home(s) use “unoccupied as much energy and emit as much carbon dioxide, on average, as a fully occupied This was attributed home.” to the fact that second homes are typically larger, UPPER DEER VALLEY 254 Park City, theBest Town for thePlanet Map 3 Possible Connectivity Bus Stop Existing TrailExisting Emergency Access Bus Route Existing Road Open Space ANTICIPATED CONDITIONS UPPER DEER VALLEY 255 preservation of the natural setting will be vital to maintaining the aesthetic of the neighborhood. Buffers of native landscaping should be introduced within new to recreate the development natural shield that defines the neighborhood. The natural setting in which the Upper Valley Deer neighborhood exists creates a powerful aesthetic for The aspen groves visitors. forests act and evergreen as natural shields to hide As dense development. future projects within the neighborhood build out, taller than normal buildings are repeated design characteristics throughout the neighborhood. Massing does not overwhelm the visitor due to articulation within the building form, including stepped facades, decks, and roof design. 9.5: Aesthetic of the Upper Aesthetic of the 9.5: Valley: Deer A Grand Scale Within the Forest. Upper Mass and scale in differs greatly Valley Deer Grand from the rest of town. entry ways, exposed post and beam construction, large retaining walls, and 256 Park City, the Best Town for the Planet QUINN’S JUNCTION NEIGHBORHOOD 10: QUINN’S JUNCTION JUNCTION QUINN’S

257 QUINN’S JUNCTION 258 Park City, theBest Town QUINN’S JUNCTION for thePlanet Map 1 ↔ ↔ White PineNordic (Winter) Secondary Wildlife X-ingWildlife Secondary Priority Wildlife X-ingWildlife Priority Wetlands Buildings Existing Roads Streams and Water Streams VegetationExisting Slopes >30deg. 10’ Contours Ridgelines Old RanchRoad Round Valley Cove Trailhead NATURAL CONDITIONS Rail Trail West Rail Trail East

North 40Trailhead Matt's Flat Matt's

Nowhere Elks

Prospector Park Round Valley Way 40

Lost Prospector

High Side High Silver-Quinn Express Silver-Quinn

Skid Row

Quinn's Trailhead Round Valley Rambler

Rail Trail

Gillmor Wy 2 Fingers 2 Kearns Blvd

Round Valley Dr

Richardson Flat Rd Flat Richardson 248 Total Area (sq. miles) 1.20 square miles Total Area (acres) 1,009.61 acres Total Built Residential 0 Units Unbuilt Units 239 Residential % of Total Park City Units 0% Average Density 3.22 units per acre Range of Density 0.18 - 33.3 units per acre Population 3 Number of Businesses 5 % of Park City Businesses 1% Housing Type Single Family and Multifamily Historic Sites None Affordable Housing PC Heights (including IHC units) proposed Occupancy None Neighborhood Icons National Ability Center US Ski Association Training Center People’s Health Clinic PC Ice Arena and Sports Center IHC Hospital Summit County Health Parks Sports Center Amenities Round Valley trail and cross country ski network, Rail Trail

Trails Round Valley JUNCTION QUINN’S Walkability Extremely Low. Regional destination with no built housing * HOAs may exist in this neighborhood; please refer to page 10.

259 QUINN’S JUNCTION 260 Park City, theBest Town for thePlanet ! 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 Map 2 ! 5 5 5 5 5 5 5 5 5 5 5 5 5 Trail Affordable Housing Parks andRec. Space Open Paved Road Institutional Use and Water Streams Bus Stop Bus Route Trail Head 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 5 ! 5 5 5 ! ! 5 5 5 5 5 5 BUILT CONDITIONS ! 5 ! 5 5 5 ! 5 5 5 5 5 5 5 5 5 5 5 5

SR 248 SR Route 40 Route SR Housing Affordable Proposed !

QUINN’S JUNCTION 261 Quinn’s Junction Quinn’s by is dominated with open space Valley Round as the vast backyard to the existing On development. the north-west regional corner, institutional uses are located on large lots with on-grade parking. Future clustered residential will development on the south- occur west corner within City Park heights. Park City Heights Valley Quinn’s Junction Round Round QUINN’S JUNCTION 262 Park City, theBest Town intended tobeaformal land shared principleswerenot the understandingthat the planning principleswith Commission adoptedthe 11, 2004, thePlanning October On Principles. Commission Planning the Quinn’s JunctionJoint of thecombinedeffortsis commonalities. The result two generalplanstoidentify both entitiesreviewed the Also, theplanningstaffof stake holderswascollected. planning process,inputfrom the collaborativepublic Summit intersection.During Highway 40tothe Silver area between SR-248 and future development ofthe a sharedlanduseplanfor worked togethertocreate Summit County and City October of2004, Park Between July 2002 and boundary. development alonga City Planning toguidefuture Neighborhood: Regional 10.1. Quinn’sJunction for thePlanet includes manyinstitutional decade withinPark City Development overthepast Commission Principles. Quinn’sPlanning Joint the creationof2004 The areahasevolved since Principles. the Quinn’s Area followthe series ofmapsrepresenting after thefollowingpage. A Principles arenotedindetail Development Patterns. The Densities andLand Use and categories: Development are separatedintotwo Joint PlanningPrinciples The Quinn’sJunction the generalplan. during futureamendmentsto plans andprovideguidance the twoexistinggeneral greater resolutionbetween a higherlevel ofdetailora principles wastoprovide stated purposeforthedraft development codes. The modify thegeneralplansor of theprincipledidnot use planandtheadoption development patternsof Principles recommend The following Joint Planning Junction inperpetuity. and Quinn’s Summit Silver side ofHighway40between view corridorsonthewest open space,preservingthe Valley werepurchasedas 1365 acres withinRound Concurrently, approximately 100 rooms,andaretailarea. complex, ahotelwithupto consists of1moviestudio Partnership Annexation the Quinn’sJunction and 239 newresidentialunits Development includes residential MasterPlanned approved Park City Heights this timeframeaswell. The south sideof SR 248during development projectsonthe two masterplanned Center. The City reviewed TrainingAssociation Ski Center, andthe United States Health Summit County Clinic, Center, thePeople’s Health PC Ice Arena and Sports uses includingIHCHospital, the Quinn’s JunctionJoint 40 hasbuiltoutfollowing The West sideofHighway the studyarea. open spacecorridorthrough 3. Preserveasubstantial space areas. view shedsandpassiveopen preservation ofidentified these goalsalongwiththe and continuetoadvance enjoyment oftheseareas, trails, preservepublicuseand through interconnectionof enhance publicaccess should bedesignedto: Clustered development land useinthestudyarea. the predominantexisting space andrecreationis 2. Publicpreservedopen consistency amonguses. development maintaining areas andaroundexiting 1. Cluster inidentified of openspace: balanced withpreservation clustered development QUINN’S JUNCTION 263 In an agreement called an In an agreement Settlement Administrative Order on Agreement and for EE/CA Consent (AOC) (Engineering Evaluation/ Cost Analysis) Investigation Action, the and Removal Environmental Protection 8 (EPA) Region Agency, cleanup published its revised area for the Richardson Flats Site Superfund in Park Tailings It County. Summit City and will is anticipated that EPA oversee the development of a cleanup plan to address due list of impaired waters Utah’s Creek floodplain, which is on Silver historic mine tailings in the cleanup plan would involve design EPA An zinc and arsenic. to contamination from cadmium, maintenance. Federal law and cost analysis, public comment, implementation and long-term would not require state and local permitting. cleanup plan provides that such an EPA corridors not only prevents not only prevents corridors of ecosystems fragmentation benefits the but also with protected community sensitive view corridors and low- lands and increased activities. impact recreational in this Soil contamination and area is also of concern of the under the jurisdiction federal government. Planning Planning Commission with clustered Principles at the development and protected interchanges the two open space between The nodes. development highway East side of the same has followed the on the pattern development with clustered development Summit and the Silver at the Junction interchange, Quinn’s of with the exception protecting the undeveloped City The land in-between. should continue to work with County to maintain the the view corridors along the East side to mirror the preserved The West. open space to the Valley open space of Round protects a wider expanse of land than originally identified within Junction the Quinn’s Joint Planning Commission map. The Quinn’s Junction Joint Planning Commission Principles map should be amended to reflect the protect lands and to create wildlife protected east-west corridors. Protected wildlife Quinn’s Junction Joint Planning Commission Principles (2004)

Development Densities and Land Uses 1. Initial project analysis should commence with a review of property’s base density (subtracting wetlands, slopes, wildlife areas, flood plain, etc.)

2. Consider density bonuses for preservation of key open spaces identified in the study area.

3. Density should result in significant public benefits that promote ParkCity’ s resort, recreation, tourism and resort-based, second home economy.

4. Highway service commercial / convenience retail and regional/big-box retail commercial will not be considered in/along the Highway 40/SR 248 corridor.

5. A site for institutional development will be considered in the study area with the potential institutional uses limited to: a hospital, educational facility, recreation / sports training facility, or an arts / cultural heritage / history based institution.

6. A limited expansion of the existing light industrial/incubator service commercial uses along the east side of Highway 40 should be considered. Said expansion should be clustered to the greatest degree possible to minimize sprawl and should include re- development / clean-up of existing businesses, land use patterns, circulation, etc., that have been detrimental to the environment, aesthetics, or function of the area. Density incentives would be considered for preservation of key open space areas within the boundaries of the study, particularly those advancing the goals of the study for preservation of the 248 entry corridor. It should be noted that many of the above principles will be further specified by forthcoming amendments to theSnyderville Basin Development Code, which will more serve as the actual governing document for proposals including these types of uses in the study area.

7. Neighborhood Commercial uses will be considered in the Silver Summit area east of Highway 40 and a more limited (in use and overall density) neighborhood commercial node could be considered on the west side of Highway 40. Potential for expansion of these uses may be through density receiving mechanisms to be identified in forthcoming Development Code changes.

8. Recreation and Open Space will be the encouraged use in the Richardson’s Flat area. The majority of this area is governed by and

264 Park City, the Best Town for the Planet QUINN’S JUNCTION must be reviewed for consistency with the 1999 Flagstaff Mountain Development Agreement, which stipulates golf course, active recreation, equestrian and preserved open space as allowed uses.

9. Clustered residential development may be considered in areas indicated on the accompanying map of the study area and specified for base density. Initial evaluation of density for projects in the study area shall be based on Summit County Base Density allowances as specified in the Code in effect at the time of application. The maximum density tat will be considered in Base Density areas for projects complying with all preferred development patterns and principles will be limited to the densities specified for rural areas in the Summit County Development Code or where applicable the Estate Zoning provisions of the Park City Land Management Code. Code provisions in effect at the time of application will apply. Only potential receiving areas or the parcel identified for potential employee housing in the existing Flagstaff Mountain velopmentDe Agreement will be considered at higher densities.

Development Patterns 1. Cluster in identified receiving areas and around existing development maintaining consistency among uses.

2. Public preserved open space and recreation is the predominant existing land use in the study area. Clustered development should be designed to: enhance public access through interconnection of trails, preserve public use and enjoyment of these areas, and continue to advance these goals along with the preservation of identified view sheds and passive open space areas.

3. Apply Sensitive Land standards from City and County ordinances for all development design. This includes recreational and institutional development, which should incorporate and preserve important topographical features, natural areas and view sheds, and be of a scale and scope consistent with the primary goal of preserving the function and aesthetics of an important resort entry corridor. Planning efforts for projects in this corridor should continue to involve both City and County staff for input.

4. Large expanses of surface parking areas with high visibility from the entry corridor will not be allowed. Surface parking shall be buffered from the entry corridor and utilize existing topography for screening purposes whenever possible. Sub-surface and well designed structured parking will be encouraged whenever possible.

5. Preserve a substantial open space corridor through the study area. JUNCTION QUINN’S 6. New Development (including institutional and recreational) should be transit-oriented and linked to broader community open space and trail networks.

265 QUINN’S JUNCTION 266 Park City, theBest Town Light Industrial Service Commercial Existing Existing Neighborhood Residential Base Density 2004 JUNCTIONJOINT QUINN’S PLANNING COMMISSION MAP COMMISSION PLANNING for thePlanet Potential IndustrialReceiving Zone Open Space - Recreational Open Space - Protected

UPDATEDJUNCTION QUINN’S

AREA MAP Residential Receiving Area Residential Potential Mixed Use Service - Residential Receiving Area Residential Potential Neighborhood QUINN’S JUNCTION 60 267 24 58 43 72 67 35 75 48 21 31 18 56 17 32 21 1 1 2 Open Space - Protected Open Space - Recreational Open Priority Wildlife Crossing Corridor Wildlife 0 0 4 6 31 19 WILDLIFE CORRIDORS WILDLIFE 13 7 3 60 24 58 43 72 67 35 75 48 21 31 18 56 17 32 Open Space - Protected Open Space - Recreational Open Priority Wildlife Crossing Crossing Wildlife Wildlife Deaths Mile Post 21 1 1 2 0 0 4 6 2012 PC NATURAL RESOURCE RESOURCE NATURAL PC 2012 31 19 INVENTORY WILDLIFE CROSSINGS INVENTORY 13 7 3 QUINN’S JUNCTION 268 Park City, theBest Town population ofthe Wasatch this locationcanservethe Institutional development in the edgeofPark City. due tothelocationon for institutionaldevelopment build-out asaregionalnode corner shouldcontinueto institution.” The north-west heritage /historybased facility, oranarts/cultural recreation /sportstraining hospital, educationalfacility, institutional useslimitedto:a with thepotential for institutionaldevelopment Principle #5as“appropriate Land Use Commission Planning Junction Joint identified withinthe Quinn’s interchange. The areawas the Quinn’sJunction of within thenorth-westcorner Gillmore Way and Drive primarily alongRound Valley Junction hasoccurred the Park City limitin Quinn’s New development within Institutional Uses. Regional Neighborhood: An areafor Quinn’s10.2. Junction for thePlanet post officeduetoincreased such asagrocerystoreor everyday needsofParkites, This areaisnotsuitable for around thehospital. development isplanned additional 250,000 sfof greater thanPark City. An accommodate populations Back andaredesignedto north-west corridorislinked The newdevelopment inthe County. nodes withinthe City and with theexistingcommercial vehicle trips,andcompete of thearea,createincreased will conflictwiththepurpose is notappropriateeitherasit vehicles. Bigboxcommercial dependency onpersonal transportation network. destination withinthepublic should beconsideredasa on theautomobile,area of decreasingdependence complement the City’s goals existing roadnetwork. To through trailsandthe to thebroadercommunity QUINN’S JUNCTION 269 neighborhood is linked to the neighborhood is linked broader community through trails and the existing road As the area is built network. City should connect out the to these developments the public transportation system providing additional multi-modal transportation options. 10.3. Quinn’s Junction 10.3. Quinn’s A Neighborhood: for locals. neighborhood master planned Two on projects development of the south-west corner interchange the Highway 40 Junction at Quinn’s were approved in 2011/2012 The Council. City by the City Heights approved Park residential Master Planned includes 239 Development new residential units upon acres acres of land. 167 239 (70%) was protected during the MPD process as open space within the subdivision. The Junction Quinn’s Partnership Annexation and MPD consists of 1 movie studio complex, a new hotel with up to 100 rooms, and a The PC Heights retail area. MPD clustered development close to the existing streets while preserving the surrounding open space and upper elevations. City Heights The future Park QUINN’S JUNCTION 270 Park City, theBest Town for thePlanet Map 3 PossibleBus Stop Bus Stop Possible BusRoute Bus Route Existing Road Possible Trail TrailExisting Light Industrial Base Density Open Space ANTICIPATED CONDITIONS QUINN’S JUNCTION 271 residents and guest, and must be preserved. New should be development set back in compliance Corridor with the Entry Open Protection Overlay. space requirements within lots should developable preserve the natural setting through limits of disturbance. multi-modal transportation Sidewalks, trails, options. bus shelters, and benches will become common place. The most character defining Quinn’s feature of the neighborhood is the plentiful natural setting. View corridors welcome will take place in the will take built environment. Most the aesthetic commonly, Quinn’s of arriving at junction is experienced through the car to either visit a large institution or to recreate. In the future, the neighborhood should evolve increased to accommodate 10.4: The aesthetic of the 10.4: Junction shall Quinn’s preserve the natural setting. Junction As Quinn’s new introduces 239 residential units within City Heights the Park subdivision, an evolution