RESORT CENTER

184 Park City, the Best Town for the Planet RESORT CENTER CENTER RESORT

NEIGHBORHOOD 5: RESORT CENTER

185 RESORT CENTER Map 1 NATURAL CONDITIONS RESORT CENTER

Existing Roads Ridgelines 100’ Contours Slopes > 30 deg. Buildings Wetlands Existing Vegetation Streams and Water

186 Park City, the Best Town for the Planet Total Area (sq. miles) .33 square miles Neighborhood Icons Glenwood cemetery, Silver Total Area (acres) 214 acres King Mine Building, Park Total Units 1,034 City Mountain Resort, Park City Golf Course, White Pine Unbuilt Units 403 Touring Center % of Total Park City Units 11% Parks None Average Density 16.37 units per acre Amenities Park City Golf Course, Park Range of Density 0.3 – 76 units per acre City Mountain Resort Population 97 Trails Extensive trails throughout Total Businesses 40 Park City Mountain Resort &

% of Total Park City Nordic ski trails at the Golf CENTER RESORT Businesses 5% Course Housing Types Hotel, multi-family, & single- Walkability Moderate walkability due to family homes existing amenities and lack of Historic Sites 3 sites on Historic Inventory sidewalks. Affordable Housing Silver Star (20) Sub-Neighborhoods Payday, Three Kings, Silver Star Occupancy 5% Primary residences 3% Owner-occupied * HOAs may exist in this neighborhood; please refer to page 10. 2% Renter-occupied

187 Map 2 BUILT CONDITIONS

Thaynes Canyon Drive

SR 224 / Park Avenue RESORT CENTER Empire Drive

Affordable Housing Trail Trail Head Bus Route Bus Stop Paved Road Open Space Streams and Water Institutional Use Parks and Rec.

188 Park City, the Best Town for the Planet As one of the most dense resort-oriented neighborhoods, the typical lot configuration accommodates multi-family condominiums, hotels, and time-

share units. A CENTER RESORT few single family homes exist at the northern edge of the neighborhood.

189 5.1: The Resort Center context. The Resort Center located within the Lower Center, Old Town, and Neighborhood: Where Neighborhood is surrounded Park Avenue Redevelopment Bonanza Park & Snow Creek. redevelopment integrates by many community assets Area (RDA). Originally a world class resort with a including City Park, the created in 1990, the Lower Multiple planning documents strong sense of community. Library and Education Park RDA contributed to have been created for this Center, the Senior Center, the revitalization of the area, including the Lower The base of the Park City and Miners Hospital. PCMR area surrounding the Resort Park Avenue RDA plan(1990, Mountain Resort (PCMR) has embraced its central Center with improvements 2012 amendment), Lower contains a mix of medium- ties to the community that include the sound Park Avenue Design Study and high-density condo- with an enduring long- garden, skateboard (PCMC, 1993), Lower Park hotel buildings that are term relationship with the park, outdoor theatre, Avenue Preliminary Planning primarily offered as Nightly locals through community Miner’s Hospital, and City Concepts (Jack Johnson Rental. Resort support programs and a legacy of Park. The Lower Park Company, 2009), the Lower commercial uses (e.g. ski hosting local benefits. Avenue RDA has been the Park Avenue Redevelopment rental, restaurants, and retail largest funding source Authority Project List shops) are concentrated at Future PCMR development for Historic Preservation (Design Workshop, 2009), & the resort base. The Resort of the three parking lots Matching Grants and the the PCMR Base Area Transit

RESORT CENTER Center is uniquely “Park located at the base provides City’s affordable housing Center and Parking Structure City” with the Old Town an opportunity for PCMR to programs. The Lower Park Plan (2013). neighborhood wrapping rebrand itself by combining Avenue RDA plan guides the southern and eastern the ski experience with appropriate investments To bring all the concepts into edge. Although similar in the lodging experience. within the area. The RDA one guiding document, a context to the neighboring Currently, PCMR manages plan was extended in 2012, Lower Park Avenue/Resort multifamily neighborhood the ski resort but has little allowing increment funding Center Area Plan should be between Empire Avenue control of the private to continue through 2030. a top planning priority to and Park Avenue to the business at the base area. This will allow the City to ensure success of the RDA east, future development The future style, layout, work with PCMR to ensure and guide development in a within the Resort Center and design will redefine the improvements in the cohesive manner. will create a more dense character of the base area redevelopment area balance village core. The historic and influence the entire tourism and community Park Avenue entry corridor Resort Center neighborhood. needs. The Lower Park redevelopment must The majority of the Resort Avenue RDA includes three remain true to the historic Center neighborhood is neighborhoods; the Resort

190 Park City, the Best Town for the Planet Based upon studies tools for the Park City FUTURE LOWER PARK AVENUE/ completed over the past Mountain Resort Base RESORT CENTER AREA PLAN decade as well as recent Area which include public/ planning analyses, the private partnerships on following concepts should development projects, be included in a future Area public financing, and/or Plan: financial incentives. Future public/private investments Area Plan Principle 1: from RDA funds should Support redevelopment of promote redevelopment the Resort Center through by stimulating private public/private partnership to development within the CENTER RESORT stimulate private investment project area. The investment within the RDA project area. into the area should improve the visitor experience within The three resort center the project area, resulting in parking lots at PCMR increased competitiveness are entitled to future of Park City within the resort redevelopment of a mix of market. Flexibility should resort oriented residential be employed regarding the and commercial uses. execution of the existing According to the 2009 PCMR MPD approval in order Jack Johnson Company to facilitate: 1) public/private study, “The prohibitive partnership opportunities costs of comprehensive for public transit for visitors replacement of this parking and locals, parking and in underground or structured affordable housing; 2) formats has stymied past potential relocation/transfer redevelopment efforts.” of density; and 3) new Resort Center Neighborhood Old Town Neighborhood The lots are located within uses including emerging Lower Park RDA the Lower Park Avenue RDA, recreation and resort visitor Future Area Plan Boundary providing redevelopment experiences.

191 Proposed Improvements: Phase 1

Area Plan Principle ride options for visitors 2: Improve the guest and employees should be experience of arriving and examined. leaving the Resort Center. 2. Primary entry point Circulation Improvements: improvements are necessary There are four areas that at existing intersections of should be addressed to Park Avenue & Deer Valley improve circulation at the Drive, Empire & Three Kings, Resort Center. Kearns & Park Avenue, and Deer Valley Drive & Bonanza 1. Management of load-in, Drive. load-out. The 2009 Lower Park During peak periods of Avenue Preliminary Planning demand at the Resort Concepts created by the Center (peak holiday skiing Jack Johnson Company

RESORT CENTER visitation, Sundance Film recommended consideration Festival, Arts Festival, and of “the use of appropriately This map illustrates the proposed Dan’s to Jan’s corridor Fourth of July), conflicts scaled traffic circles, grade improvements which should continue the soft greenspace are common between separate improvements experience as well as improved the bike/ped experience. private vehicles, transit, for pedestrians or vehicles, Figure 18. Proposed Phase I Improvements and pedestrians. Also, and strategies to allow bicycle, public transit, and 3. DraftPublic Transit Recommendations | 37 overflow parking impacts uninterrupted flow of Public private automobile flow Improvements the neighboring residential/ Transit (transit only express through the three key entry hotel areas with parking on lanes/free right turns) as points. The corridor study The 2009 JJC study also recommended the the streets and in restricted potential strategies for was finalized in 2012 with consideration of “new areas. These may be improvement to these recommendations to address the traffic challenges. The modes of public transit and addressed via Transportation nodes.” Following this dedicated transit lanes or Demand Management recommendation, the City recommendations of this corridors throughout the (TDM) or other measures hired Fehr and Peers in study should be included study area and connecting as appropriate. In addition, 2012, to complete a corridor within the future Area Plan. to and through adjacent the creation of park-and- plan to address pedestrian, districts.

192 Park City, the Best Town for the Planet Consider dedicated small 4. Additional East-West neighborhoods. Use these partnerships to make RESORT CENTER CENTER RESORT bus service, trolley, or street connections items to strategically direct development more car service on Lower Park vehicle and pedestrian traffic affordable on parking lots. Avenue, Main Street and Existing egress into and along preferred routes.” 3. Implement alternative Deer Valley Drive loop. Long out of the Resort Center (Jack Johnson Company, parking location with term consideration should is dominated by North- 2009) Smart Messaging state-of-the-art public be given to preserving South routes including Park leading into and out of the transportation connection. corridors and nodes for Avenue and Deer Valley Resort Center would improve 4. Consider reducing parking light rail service between Drive. Additional East- traffic flow and guest requirement combined with the resorts and key points West connections should be experience. investment in alternative outside the neighborhood.” sought to complete a more public transportation. As a major destination, the efficient grid with additional Parking Improvements: 5. Develop cooperative, trip Resort Center is one of the options. A mix of the following reduction strategies through busiest public transit stops six suggested parking shared management plan of within the City. The future Wayfinding Improvements: improvements should be multiple public and private Area Plan should support “Signage and wayfinding considered to improve entities. increased connectivity improvements that help parking within the Resort 6. Utilize a park-n-ride facility through fun, fast, green identify connections to and Center: for the resort to assist with public transportation through the neighborhood 1. Modify location of building both employee and visitor methods over the private and create a seamless pads and keep on grade peak parking. automobile. transition between the parking lots. resort and surrounding 2. Initiate public/private

193 Area Plan Principle 3: Provide a series of “Consider transportation and all potential connectivity improvements transportation to allow better synergy between the commercial and and connectivity event economic engines and improvements bed base. under the lens Main Street, the Bonanza of their ability to Park District, and the provide functional ski resorts are the main and identifiable commercial areas in Park City. The resort bed base ties between bed is scattered through the base and revenue gateway and resort areas centers in the with hotels along Park

RESORT CENTER Avenue, within and around Lower Park Avenue the Resort Center base Neighborhood and expansion, Main Street, those adjacent and at Deer Valley. The future Area Plan should to it. Attempt to create connectivity and gauge the increase transit plans that improve Resort Center Neighborhood in revenue potential the visitor experience and Old Town Neighborhood efficient movement between Lower Park RDA these solutions could the Resort Center, Historic Connectivity bring to Historic Main Main Street, Bonanza Park, Commercial Node Street, Bonanza Park, and Deer Valley to create Resort Bed Base and elsewhere.” improved synergy between Future transportation improvements should create improved synergy the bed base, restaurants, between the major commercial nodes, resort centers, and resort bed Jack Johnson Company 2009 Main Street and the resorts. base as identified in the above project location map.

194 Park City, the Best Town for the Planet ±

Area Plan Principle 4: while adding to the Old Improve pedestrian Town aesthetic. Previous connectivity between PCMR, creative solutions include the local civic buildings, outdoor escalators and North End Entry and public gathering elevators. There are many Connection areas coupled with public components to successful transportation opportunities. connectivity. The new Area City Park Plan should not preclude There are two areas within transportation alternatives South End Civic Lower Park Avenue that to assist in the East-West Resort Core Connection are in need of improved Connection. Further study connectivity: the South End on a macro level is necessary CENTER RESORT Civic Connection (SECC) and to identify the appropriate Library and Ed. the North End Entry Corridor micro solution for this area Center (NEEC). to work seamlessly within the system. Additional South End Civic Connection: land acquisitions may be Resort Center Neighborhood Old Town Neighborhood A cohesive East-West necessary to complete Lower Park RDA Connection is necessary connectivity; the location between the north end Ped/Bike Connectivity of future acquisitions will Commercial Node of Lowell Avenue/PCMR influence connectivity Civic Node Base and the Library solutions. Center, City Park, Miner’s Hospital, and the Senior North End Entry Corridor: Poison Creek Trail. A safe Due to the historic Center. There are existing The second area where pedestrian connection is context of Park Avenue, connectivity challenges: connectivity improvements needed to provide a pleasant future connectivity and private land ownership, are necessary is between pedestrian experience improvements must be street grade, and built the Resort Center and the leading from Park Avenue to sensitive to the Historic conditions. Opportunities north end of Park Avenue. the Resort. Redevelopment District, compliment the for creative design solutions Civic connectivity should of the Resort Center and built environment, and fit should be explored, such include the base of PCMR, Bonanza Park (BoPa) should within the residential context as an artistic stairway to Shadow Ridge Hotel, City improve connectivity improving the overall overcome grade challenges Park softball diamond, and between the neighborhoods. pedestrian experience.

195 Area Plan Principle 5: construction on these sites is Public investment in historic appropriate. sites, public buildings, affordable housing, and Previous studies identified public gathering areas to necessary community ensure best use for increased assets that should remain Return On Community(ROC). in or be introduced into the redevelopment area, The project should including a senior center, demonstrate Park City’s workforce/affordable commitment to historic housing, a neighborhood preservation, sense of center, and small scale community, education, neighborhood services. local entrepreneurship, and Purchase of outdated “Consider additional uses for the sustainability. Adaptive housing units for affordable reuse of historic structures housing retrofits should be Library Center that enhance rather to accommodate civic researched and considered than detract from the civic and RESORT CENTER use is recommended. to create increased local Three City owned historic housing opportunities park characteristics the community properties include 1354 Park through public funding or currently enjoys at the site. A Avenue (Miner’s Hospital), new financing mechanisms. 1333 Park Avenue, and Housing units located community garden or relocation of 1255 Park Avenue (Carl between the Resort Center, the Senior Center to this parcel are Winter’s School/Library). Park Avenue, and the North Non-historic City owned end of City Park should both examples of projects that could properties within the be explored. The City be entertained without compromising redevelopment area include should identify potential the decommissioned Park partners in redevelopment the existing attributes of the Library City Fire Station at 1353 opportunities in order to Center and green space.” Park Avenue and the Senior lower the cost burden while Center property at 1361 achieving community goals. Jack Johnson Company, 2009 Woodside Empire Avenue. Adaptive reuse or new

196 Park City, the Best Town for the Planet PARK CITY ° FUTURE DEVELOPMENT POTENTIAL

Intermountain Health Care 250 UEs

Area Plan Principle 6: Park City Heights Future development at the Decrease destination resort Resort Center combined239 UEs impacts on surrounding with development along residential communities. Lowell Avenue (Bamberger Lots and Treasure Hill) will create increased demand on nearby roads. Traffic The Lowell/Empire Loop. 3 Kings Dr. calming measures to deter Future development will visitors from utilizing roads place demand on Lowell and that exist within residential Empire Avenue. Consistent neighborhoods should with the Sweeney/Treasure PCMR Parking Lots be implemented prior

to construction. Three CENTER RESORT Hill MPD, additional Kings Drive and Empire improvements to manage Empire Ave Avenue (highlighted in increased traffic demand will red) should limit through be necessary. Transportation Bamberger Lots traffic. Lowell Avenue design should direct traffic Lowell Ave (highlighted in yellow) is the expected route for the toward Lowell Avenue future buildout of Treasure and lower Empire Avenue Hill and the Bamberger (north of Manor Avenue) to Treasure Hill Lots. access future development Snow Park Parking Lots of Treasure Hill and the 260 UEs Bamberger Lots. Also, to decrease traffic on Lowell Lower Woodside Avenue design and wayfinding. trees, and pocket park Avenue an alternative right-of-way to provide Beautification projects opportunities. a pleasant pedestrian would add to the sense North Silver Lake transportation solution 54 UEs between the Resort Center corridor that would connect of place within the dense Three Kings Drive. and Treasure Hill should be multifamily residences to northern blocks of Woodside Discourage resort through explored as recommended the north with the Library Avenue and help reintroduce traffic on Three Kings Drive within the 2009 Jack Johnson Center. Lower Woodside a small town aesthetic. through improved design Company Study. should remain a low Beautification projects may and wayfinding signage. Unit Equivalentsvehicular-use road with include sidewalks, pedestrian Lower Woodside Avenue priority given to pedestrians boulevard, planter boxes, Potential exists within theby Parceland bicycles through public art, benches, shade 1 - 5 197 6 - 20 21 - 50 51 - 100 101 - 344 Miles 0 0.5 1 Area Plan Principle 7: lifts all boats” is applicable Balanced Decision Making to how projects should Environmental Impact influence and be influenced How will the proposed activity demonstrate Many exciting, yet by the redevelopment responsible environmental stewardship? challenging, decisions will be area. As the redevelopment World-class Vibrant Arts Skiing and made by the redevelopment authority allocates and Culture Recreation team for future projects funds to public/private Quality of Life Impact Social Equity Impact within the Resort Center and partnerships to stimulate How will the proposed activity contribute Sense of Natural How will the proposed activity foster Lower Park Avenue. The private investment, these to, “keeping Park City, Park City”? community Setting community and economic diversity? redevelopment authority investments should will utilize RDA funds to improve the visitor Small Historic Town Character assist in those projects experience at the Resort

within the development creating a competitive Exceptional Resident area that will improve edge for Park City in the Benefits revenue potential and guest resort market. Increased Economic Impact experience, and increase demand will result in How will the proposed activity offset its impacts on the community, contribute to a sustainable economy, visitation. At the same increased financial return on and increase our ability to provide public services?

RESORT CENTER time, the redevelopment investment. Public/private authority will measure collaboration projects the projects’ influence on should mitigate impacts benefit when realizing the which different outcomes of maintaining the core values of increased demand on ongoing benefit to the projects were weighted. This of Park City to protect the public infrastructure prior community of a prosperous, matrix should be utilized “Park City Experience” of to causing the increase self-sustaining resort. by the Redevelopment small town, natural setting, in demand. Return On Future community projects Authority to make well- historic character, and sense Community is a major creating opportunities for a informed decisions. Impacts of community. Decision- influence on decision-making senior center, and affordable to the City’s Visioning Core making must balance Return for project prioritization. housing are primary Values should quantified and On Investment (ROI) with Projects should support, not community goals within added to this matrix. Return On Community threaten, the community the redevelopment area. (ROC). vision. Not all projects In 2009, Design Workshop within the Resort Center created a matrix as a tool The aphorism “a rising tide need to have community for project prioritization in

198 Park City, the Best Town for the Planet 5.2: The Resort Center Neighborhood: Home to year-round events and recreational activity.

The Resort is host to a wide range of national and international sporting events in winter and summer. These events include the 2002 Olympic Winter Games, World Cup ski and CENTER RESORT snowboard competitions, IMBA mountain biking competitions on the Gold Status trail system, and marathons. When athletes are not competing in the many events held at the Resort, they are training here and calling Park City home. To embrace the competitive population, and shops. Powdr Corp, the summer and is an may be necessary to housing and high altitude the management company added amenity to the ski ensure the best build out training opportunities should for Park City Mountain area in the winter. Creative of the base area. The be supported. Resort, invested in year- business models that will area should be considered round recreation facilities attract visitors to Park for potential relocation/ State, national, and at their sister mountains City year-round should be transfer of density, due to international events bring in California and Colorado. encouraged during the the pending redevelopment competitors from near and The recreation facility is build out of the base area. opportunity, existing far, filling the Resort Center’s utilized as a camp facility Flexibility within the Master and future infrastructure condo-hotels, restaurants for extreme sports during Planned Development improvements, and visibility.

199 5.3: The Resort Center Neighborhood: A model for green practices.

Park City Mountain Resort has been very influential in the local “Save our Snow” campaign to curb climate change through carbon mitigation strategies. The City has a unique opportunity to work with the resort to continue the legacy toward one of the greenest resorts in the Nation. A portion of redevelopment funds could be applied

RESORT CENTER toward green house gas reduction within model sustainable redevelopment.

200 Park City, the Best Town for the Planet 5.4: The Resort Center the Snows Lane area into Neighborhood: Maintain the City should maintain the the rural character of the low density of current county transition area between the Mountain Remote zoning of Resort Center and Thaynes 1 unit per 120 acres. Neighborhood. The corner of Three Kings The Resort Center and Snows Lane should Neighborhood connects with maintain the pastoral the Thaynes Neighborhood aesthetic of the corner with at the intersection of the line of established trees. Thaynes Canyon Drive and Preference to maintain this CENTER RESORT Three Kings Drive. Within corner as open is desirable. the half-mile length of If future development were Three Kings Drive there is a to occur, development major shift in development should be set back with patterns. Density shifts from access off Snow’s Lane. high density at the resort Future homes should be center to single family and oriented with front porches agriculture at the edge. toward Three Kings Drive and car access coming in To maintain the natural buffer between the resort center There is a property at the off of Snows Lane in the neighborhood and the Thaynes neighborhood, the pastoral setting edge of the resort center rear yard. Design for the at the corner of Thaynes and Three Kings should be maintained. If development were to occur it should be set back from the road and neighborhood within this automobile should not pulled closer to Snows Lane. This area would be best left as open transition area that is disrupt the pastoral front space or developed in a compact manner implementing conservation currently located within yard. Flexibility in the area subdivision design. Summit County yet land should be maintained to locked by Park City. This accommodate small cottage course runs through this protected for its summer county land should be style homes. neighborhood as well as the and winter recreational annexed in the future to Thaynes neighborhood and opportunities. comply with Utah land use Relative to buffers and is a significant community law. Future annexation of greenspace, the City’s golf asset that should be

201 Map 3 ANTICIPATED CONDITIONS RESORT CENTER

Existing Trail Possible Trail Existing Road Bus Route Possible Bus Route Bus Stop Possible Bus Stop Open Space

202 Park City, the Best Town for the Planet RESORT CENTER CENTER RESORT

5.5: The Resort Center sense of place in the Resort respected in the sense of The opportunity exists Neighborhood: The Center Neighborhood. scale and design features. to establish a vision for mountain alpine village A quality pedestrian Future site development mountain resort recreational aesthetic. experience of architectural should be identified in the development to be more interest, connectivity, and context of the surrounding contemporary, sustainable, As the resort center builds public activity, is essential mountain landscape while vibrant, and embracing out, the aesthetic of a to the successful creation conserving the views of of both guests and the traditional alpine village, of a village experience. the mountains and the community. through contemporary lens, The local mining and recreation element that should create a stronger ski heritage should be define the neighborhood.

203 OLD TOWN TOWN OLD

204 Park City, the Best Town for the Planet NEIGHBORHOOD 6: OLD TOWN OLD TOWN

205 OLD TOWN

Map 1 NATURAL CONDITIONS OLD TOWN TOWN OLD

Existing Roads Ridgelines 100’ Contours Slopes > 30 deg. Buildings Wetlands Existing Vegetation Streams and Water

206 Park City, the Best Town for the Planet Total Area (sq. miles) .83 square miles Neighborhood Icons Historic Mining Era Structures Total Area (acres) 530 acres Main Street Historic District Total Units 2,431 Miner’s Hospital Santy Auditorium Unbuilt Units 860 Carl Winter’s School Unofficial % of Total Park City 26% Dog Park Units Poison Creek Pathway Average Density 17.35 units per acre Shoe Tree Range of Density 0.29 – 200 units per acre Stairways connecting streets Population 1284 Steep Slopes Total Businesses 244 Parks City Park % of Total Park City Skateboard Park Businesses 29% Main Street Park Miner’s Park Housing Types Single Family, Condos, multi- Amenities Museum family & Boarding house OLD TOWN Library Field Historic Sites 416 on Historic Sites Inventory Treasure Mountain Affordable Housing Washington Mill (8) Daly Canyon The Line Condos (22) Trails Extensive single track trails on Occupancy 25% Primary residences mountainsides surrounding Old 11% Owner-occupied Town connecting to adjacent 14% Renter-occupied neighborhoods and the greater 57% Seasonal Wasatch region. 18% Vacant Walkability Highly walkable due to dense housing in close proximity to the Main Street commercial district. Sub-Neighborhoods Deer Valley Drive, Lower Old Town, Upper Old Town, Rossi Hill * HOAs may exist in this neighborhood; please refer to page 10.

207 Map 2 BUILT CONDITIONS

Empire Avenue

Lowell Avenue Deer Valley Drive

OLD TOWN TOWN OLD Affordable Housing Trail Trail Head Bus Route Bus Stop Paved Road Daly Avenue Open Space Streams and Water Institutional Use Parks and Rec. Natl Historic Dist

208 Park City, the Best Town for the Planet As the most dense neighborhood in Park City, a typical Old Town lot measures 25’ x 75’. In the 1970s and 1980s new development often combined several lots creating wider frontage along Main Street. This trend is also seen within the Master Planned Developments North of Heber Avenue. Larger residential lots exist along the periphery

of Old Town and OLD TOWN occasionally within the neighborhood blocks where multiple lots have been combined.

209 6.1. Old Town: Infill and only for developers and new additions should designers, but also for the be compatible in the City as a regulator to ensure neighborhood context and that the public does not subordinate to existing feel unjustly targeted by historic structures. additional design controls.

The Design Guidelines Revisions to the Land for Historic Districts and Management Code Historic Sites should guide (LMC) should also ensure infill (additions and new the preservation of the construction) to ensure that neighborhood’s historic infill is compatible in the integrity. Historically, small neighborhood context. In homes accommodated an effort to be consistent, the limited needs of early the City must raise the level miners. Though small of review for whether or additions were common, not additions to historic few homes were built to the homes are “compatible” and maximum envelope as they “subordinate” to the primary are today. Though the LMC structure. Compatibility currently permits building regulations should be heights up to twenty-seven The two images above are examples of infill that are not compatible in the

OLD TOWN TOWN OLD neighborhood context. created to limit lot size, feet (27’) in the residential massing, siting, and height area, this exceeds the pads than were built upon City may then define the in order to guide compatible height of the majority of historically. basic framework of our neighborhood development. historic mining homes. The neighborhoods, looking to Specific criteria to measure LMC also limits the size of To better define standards historic development to subordinate design should structures by establishing that would result in infill determine the traditional be enhanced. The future minimum front, side, and compatibility, the Planning configuration of blocks and amendments to the Design rear yard setbacks; however, Commission must identify streets, building orientation Guidelines and zoning combining Old Town lots regulatory thresholds for and siting, and mass and regulations must be clear through plat amendments accommodating change in scale. New development and easy to follow, not has created larger building the Historic Districts. The must fit within the historic

210 Park City, the Best Town for the Planet context while meeting the needs of the residents. Size of a home is not the sole deciding factor for compatibility, although it is an important one. The visual effects of new development can be gauged through compatibility criteria and analyzed within illustrated streetscapes or three- dimensional models.

To effectively guide development through the LMC and ensure the Design OLD TOWN Guidelines resolve future issues with compatibility, a number of steps must be taken. Maximum wall width and height should be defined to ensure that the front wall plane of a historic buildings. Floor 6.2. Old Town: To Park City standards new structure relates to level elevations should maintain local, state, and of compatibility and the façade height and relate to the street grade national historic district historic preservation width of historic structures and reinforce the historic designations, the City must have not mirrored federal along the streetscape. The neighborhood pattern of prevent incompatible infill, preservation standards. maximum building height floor levels. All criteria significant modifications/ While more flexible and necessary stepping for compatibility should be alterations to historic standards accommodated must be identified to included within the Design structures, and the loss of redevelopment and prevent infill development Review process. historic resources. adaptive re-use, overall from appearing out of Historic District integrity scale with surrounding

211 suffered. In 2009, new Land conservation, repair, Management Code (LMC) and maintenance, and regulations and Historic precluding uses that District Design Guidelines would require major were adopted to prevent additions. Rehabilitation, further loss of historic the second treatment, resources. Using the tools also maintains the existing described in section 6.1, integrity and character of 527 Park Avenue is an example of compatible rehabilitation. The Park City can strengthen a historic structure, but the review criteria to owners recessed the garage door increasing the degree of subordinate allows for replacement of design, removed faux stone, and reintroduced stone walls and measure “compatibility” and historic material when the foundation with local stone. “subordinate design”. condition of the material Reconstruction, the fourth windows, cladding and other The fabric of a historic is too deteriorated to preservation practice. materials should be repaired structure must be retained, redress. Rehabilitation also Reconstruction produces rather than replaced in maintained, and protected allows for modifications a new structure identical an effort to maintain the to prevent decline or loss to the historic structure to in size, form, features, integrity of the structure. of local historic resources. accommodate a compatible contemporary use where and details from a historic Routine maintenance is vital Preservation, Rehabilitation, to assess the condition of the modifications do not structure that no longer and Restoration are three of historic material in order threaten the integrity of exists or a historic structure the four supported historic to address nocuous issues the structure. The third too dilapidated to be

OLD TOWN TOWN OLD preservation practices in restored. Reconstruction as they arise. Deferred Park City. Preservation, treatment, Restoration, lacks historic materials. maintenance can lead to the stabilization and is the process of taking a rapid decline of historic historic structure back to retention of materials of To limit removal of historic material, significantly a historic structure, is the an earlier time by retaining material, a new addition contributing to costly first treatment to consider materials from the most should adjoin a historic repairs, loss of fragile when renovating a historic significant period in the structure by a transitional elements, and in the worst building. Preservation structure’s history, and by element, creating a case, demolition by neglect. maintains the existing removing later features and connection with the least integrity and character of redressing historic fabric. impact to historic material. The siting of new homes a structure, emphasizing The City rarely recommends Porches, doors and also impacts how

212 Park City, the Best Town for the Planet compatible they are with ruins, and archaeological existing structures. New sites that may have development must be kept been overlooked in past off of ridgelines to continue inventories and incorporate the protection of viewsheds these cultural resources from/to Old Town. into new inventories and surveys. Existing historic The roads throughout Old preservation policy should Town tend to be very narrow be applied to preserve ruins and should be maintained and archeological sites, as such - that is part of the ensuring their preservation character of this district. while maintaining public set by the LMC and Design funding for residents The impact of cars should be safety. Park City should also Guidelines. Moreover, to maintain the historic reduced in this district. consider updating the local greater public awareness secondary structures. Historic Sites Inventory to and City understanding of 6.3. Secondary/ protect ski-era structures the historic significance of To maintain the pattern of OLD TOWN accessory structures, from invasive alterations ruins and archeological sites smaller secondary buildings ruins and historic walls, and modifications that will ensure the conservation in Park City, the Planning and archeological sites would diminish their historic of these local resources. Commission should consider should be recognized as integrity. footprint exceptions to historically significant and Incentives to maintain Park allow secondary units to be listed in local, state, and These historic resources City’s secondary structures reintroduced into Old Town, national registers. should be protected through should be introduced. One reinforcing such pattern. local and state historic practice utilized in Crested One location for secondary, The Historic Sites Inventory designations as well as Butte, CO is an exception or accessory, units might be includes structures the National Register of for secondary structures; a above a detached garage. significant to the mining Historic Places. Local historic secondary unit is era (1868-1930). In order designation will require allowed to be occupied if Currently the footprint for to preserve the entirety the Planning Department it is deed restricted as an a detached garage counts of Park City historic to review and approve affordable rental unit. This against the total square resources, the City must any proposed changes incentive would assist in the feet of an allowed footprint, identify secondary/ to secondary/accessory City’s need for workforce resulting in property owners accessory structures, structures using the criteria housing while creating typically incorporating the

213 garage into the footprint must be retained and the neighborhood. An larger residential structures of the house; this allows preserved. Building setbacks amendment to parking and additions. To maximization of the total and orientation contribute requirements for infill disincentivize incompatible allowed footprint, with a to the character of the site; development should be lot combinations, the City story under and/ or above however, stone retaining considered to prevent has applied a footprint the garage. A footprint walls, trees, natural grade, further impacts to the formula which decreases exception for a detached and landscaping are equally streetscape. proportionately as the garage with a studio/ important. Today these resulting lot increases. apartment above would traditional aspects of the Historically, Park City’s This approach was not provide incentive for a site are threatened by 25 foot by 75 foot Old in effect during the post- property owner to consider parking demands and many Town lots were platted Olympic boom increase this option. sites are losing their historic to accommodate high in demand for larger integrity due to the addition density. Small mining homes. The resulting 6.4. Old Town: The of driveways, parking pads, cottages with accessory incremental changes have character of historic sites and removal of landscaping structures fit comfortably caused adverse effects on elements to accommodate should be retained and within these plats, allowing the historic pattern and the car. These site-specific preserved. adequate spacing between aesthetic of the Old Town details also contribute structures while providing neighborhood. Although to the overall historic To understand the sufficient backyard spaces. there are many factors relationship of a historic character of the streetscape The Sanborn Fire Maps of influencing compatibility, structure to its site, the and their loss diminishes the early 20th century are lot combination is one major character of historic sites the historic integrity of documented proof of the

OLD TOWN TOWN OLD influence. Lot combination original settlement pattern must be reassessed by the of Park City. Planning Commission to create new regulations to Planning and engineering prevent further negative requirements for setbacks, impacts to the fabric of the off-street parking, and neighborhood. snow-shed have threaten the historic small-town In order to regulate The natural context of the site on the left was completely removed, fabric. Lot combinations future infill development leveled, and paved for additional parking, impacting the streetscape. have become common that would complement The home on the right has maintained the historic setting and context. practice to accommodate the historic pattern of

214 Park City, the Best Town for the Planet Lots and built structures on Lots and built structures within The home above was demolished due to neglect. The City required a Sampson Avenue. the 900 Block of Norfolk Avenue preservation plan and placed a lien on the property prior to demolition. the neighborhood, two more than two lots may Demolition by neglect The Building and Planning complimentary zoning tools be combined, the built is caused by severe Departments must work should be adopted. First, structure’s width would not deterioration, beyond repair, together to effectively lot combinations should exceed the width of what of historic structures due monitor and enforce be limited within existing could be achieved within to deferred maintenance. maintenance, to ensure OLD TOWN blocks to respect the historic a two lot combination. This is caused by property the stewardship of historic fabric of the block. For Adopting limitations to owners neglect or inability structures. example, lot combinations lot combinations and to upkeep a property. In in the 900 block of Woodside maximum building widths some instances, the neglect Hardship provisions must would set a maximum of will preserve the rhythm causes owners to abandon safeguard against the combining 2 lots, while lot of the streetscape set properties all together, argument of owner’s combinations on Sampson by the historic fabric of leading to even greater that their own neglect Ave would require a the neighborhood, while deferred maintenance has caused an economic minimum of 2 lots with no maintaining existing density. and often problems with maximum. Next, the City nuisance. should adopt a maximum 6.5. To prevent demolition width of new structures by neglect, stricter Demolition by neglect and additions based on enforcement of municipal procedures must be the historic context. By regulations, public enforced as a top priority to doing so, in areas such as programming, and financial prevent the loss of historic Sampson Avenue where assistance shall be utilized. materials and structures.

215 hardship. Ordinances assist property owners in should also give local financing their projects. government the authority Establishment of a low- to make repairs directly and interest revolving loan keep owners accountable fund would provide through placing a lien on increased funding and neglected properties. Non- financing opportunities profit or city-organized for GAP financing, interior volunteer crews may also renovations, and those 601 Sunnyside received a matching grant in 2009 to stabilize the miner’s be developed to complete expenses not covered by the home with a foundation and reconstruct the compromised exterior. routine maintenance and Historic District Grant. reduce costs for owners. and renovation, so long as and neighborhood The National Register construction work complies revitalization. Moreover, 6.6. Old Town: Financial does not place additional with the Secretary of Business Improvement incentives should be made obligations on property the Interior’s Standards. Districts (BIDs) can also be available to facilitate owners; it does, however, Many organizations have designated so that funding intensive restoration, increase the availability also paired affordable may be invested in a specific rehabilitation, and of financial incentives for housing tax credits and commercial neighborhood. preservation projects. preservation that may help new market tax credits to property owners offset the fund preservation. The The City should promote high cost of maintenance City shall continue to use It is vital that information on the availability of and restoration projects. funds from established available funding alternative OLD TOWN TOWN OLD financial incentives such While the National Register Tax Increment Financing be shared with the public as tax incentives, low- does not prevent demolition (TIF) within redevelopment in an effective manner. cost loans, and grants, by private parties, it does areas, including the Main Planning Staff should be to encourage property prevent federal funds from Street RDA and the Lower familiar with financial owners to complete being used to significantly Park Avenue RDA. Special sources and refer applicants routine maintenance alter or demolish historic service area (SSA) is to the proper governmental and offset the costs. By resources. another tool which creates departments for additional maintaining funding in tax districts to reinvest information. Funding should Park City’s Historic District State and federal historic community tax dollars also be promoted online, Grant program, the City tax credits can be applied into infrastructure projects easily accessible to those has the opportunity to to building preservation that spur redevelopment visiting the City’s website.

216 Park City, the Best Town for the Planet Annual updates, providing which an owner collects a information about City- rental fee in exchange for provided funding as well as accommodations of less state and local preservation than 30 days. tax credits, should be included within the City’s The Old Town neighborhood electronic newsletter. Radio has the most nightly rental programming should also inventory, making up 25% be utilized to share this of nightly rentals Citywide. information. In 2012, 48% of existing units within the Old Town 6.7 To maintain a balance neighborhood were nightly of residential and resort rentals. However, second oriented development, Old home ownership consists of Town should maintain a 57 % of the neighborhood

mix of uses by balancing housing stock, relatively low OLD TOWN nightly rentals with the compared to the Deer Valley primary housing stock neighborhoods. within the neighborhood. Due to the high density According to the 2010 historic configuration of Old census, the Old Town Town’s platted lots (typically neighborhood is dominated 1,875 square feet), there is Planning efforts to to allow nightly rental by vacant housing; however, an urban environment of maintain primary home in the district to provide there are several blocks approximately 23 units per ownership in the Old Town visitors with the authentic that contain a majority acre. Sources indicate a neighborhood is motivated Park City experience, it is of occupied housing. Old population of approximately by the community’s Vision. recommended that the Town contains a mix of 4,200 people in Old Town in In order to Keep Park City City consider investigating primary homes, second the 1930s, supporting that Park City, it is essential that incentives to keep primary homes, and nightly the neighborhood pattern Parkites be located in the residents located within Old rentals. Nightly rentals supported almost twice the heart of the City. While, Town. are income properties, in 2010 population. there is certainly a need

217 6.8 Old Town: Main Street property owners to take a as the Heart of Park City building and/or site back to an earlier time by removing In the past, Main Street was non-historic features, will a community gathering add to the cultural tourism space for merchants, of Park City. shoppers, craftsmen, and city dwellers. Though Park Main Street is truly the City’s Historic Main Street heart of the community has changed significantly connected to local since the late 1800s, its neighborhoods, Snyderville remains an active gathering Basin, the Wasatch Back to the local resorts and keep this area activated, spot for tourism. Historic and SLC through the trail neighborhoods will continue drawing in tourist and buildings along Main Street systems, state of the art to add to the success of Main locals, participation from demonstrate how the street public transportation transit Street. a variety of entities is has evolved along with center, state road 224, a ski necessary. The Historic the residents it caters to, lift to PCMR, and possibly Main Street is home to over Park City Alliance (HPCA) eluding to our heritage, the future connectivity to Deer 200 unique businesses, organizes the shop owners present, and the future. The Valley and the Cottonwood with a mix of boutiques, with activity programming, street has retained much Canyons. With direct ski entertainment venues, ongoing maintenance, of its historic architecture, access to Park City Mountain restaurants, bars, spas, and and shared back of house

OLD TOWN TOWN OLD through preservation Resort and Deer Valley galleries. As a prominent necessities for the street and rehabilitation to only a 2 minute drive away, employment center, Main (recycling, garbage accommodate the changing historic Main Street is an Street acts as an incubator disposal, street cleaning). uses over the decade. easily accessible destination for small, independent The City works closely Ongoing efforts by the for visitors. The China businesses that promote with the HPCA for special City, business owners, and Bridge parking garage adds local products and cater to events, upkeep of public residents to protect this to the convenience for tourists’ needs. It performs areas (sidewalks, parks, community jewel is evident patrons of the street. City as an economic engine for and walkways), parking, through the retained efforts to maintain ease Park City, contributing to public improvements, cultural resources. Future of access and continue the tax base that funds and infrastructure restoration efforts by to improve connectivity the local infrastructure. To maintenance. A five year

218 Park City, the Best Town for the Planet plan was established and round. Being in the spot implemented in 2013 for light for large events sidewalk, plaza, pocket translates into national and parks, landscaping, and international advertising infrastructure improvements of the Park City experience to enhance the streetscape and capturing new while emphasizing the visitors. Ensuring quality preservation of the historic management, safe venues, resources. The City has and a straightforward worked in cooperation process by the City for with the HPCA to ensure master festival and special that the five year plan is in events license holders is key alignment with the HPCA’s to continued success for goals. Continued public- programming the street. private partnerships ensure a pleasant visitor experience Main Street is also a civic a tourism hub. To maintain 6.9 Old Town: Open Space OLD TOWN and upkeep of one of Park forum in which local the street as the heart of the City’s most treasured assets. government and citizens City, the locals must be kept The dense fabric of Old Town gather. The US Post in the equation. Creative has made community open This central core is also the Office and City Hall are solutions to maintain space in the neighborhood backdrop to community located within the district local needs on the street a treasured asset. Open events such as parades, maintaining the area as a should be given top priority space within the Old Town festivals, competitions, frequented destination for when a local attraction neighborhood is urban, and concerts. Continued locals. Local non-profits is threatened. Also, as often in the form of a small programming of the street including the Park City the City’s needs expand, pocket park, a walkways, provides local businesses Museum and the Kimball priority should be given or within the under-utilized with year round patrons. Arts Center draw in Parkites to restoration of historic City right-of-ways. Due As a center for cultural and for various events and buildings within the City’s to the shared community recreation tourism, the classes. Although Main core, prior to building new benefit of the rights-of- street is becoming more Street is visited by locals, it facilities. way, improvements should than a winter destination, has shifted over the years include pathways and but host to events year from being the local hub to staircases.

219 Map 3 ANTICIPATED CONDITIONS OLD TOWN TOWN OLD

Existing Trail Possible Trail Existing Road Bus Route Possible Bus Route Bus Stop Possible Bus Stop Open Space LPA RDA MS RDA

220 Park City, the Best Town for the Planet OLD TOWN

6.10 The aesthetic of the (5.1), retain, maintain, and of the neighborhood. Park Old Town neighborhood preserve historic building City must maintain flexibility should be preserved. materials (5.3), secondary/ to support the continued accessory structures (5.4), mix of unique characteristics Aesthetics are influenced and the character of the within the neighborhood. by multiple Historic District site (5.5). The Old Town Design Guidelines that have experience goes beyond already been introduced, preservation and includes including compatibility the mixed “hodge-podge”, (5.1), subordinate design “funkiness”and “eye candy”

221 MASONIC HILL

222 Park City, the Best Town for the Planet NEIGHBORHOOD 7: MASONIC HILL MASONIC HILL

223 MASONIC HILL

Map 1 NATURAL CONDITIONS

Existing Roads Ridgelines MASONIC HILL 100’ Contours Slopes > 30 deg. Buildings Wetlands Existing Vegetation Streams and Water ↔ Secondary Wildlife X-ing

224 Park City, the Best Town for the Planet Total Area (sq. miles) .97 square miles Neighborhood Icons Hiking Trails Total Area (acres) 622 acres Views of Old Town Total Units 267 Water Tank Unbuilt Units 69 Parks None % of Total Park City Units 3% Amenities Gamble Oak, Hope-White Average Density 3.03 units per acre Acre, Solamere, Aerie, Mellow Mountain, April Range of Density 0.23 - 27.1 units per acre Mountain Population 267 Trails Lost Prospector Trail Total Businesses 8 Walkability Low due to no internal % of Total Park City amenities, yet proximity Businesses 1% to Main Street maintains Housing Type Single Family and moderate walkability Multifamily Sub-Neighborhoods Aerie, Mellow Mountain, Historic Sites None Sunnyside Affordable Housing None Occupancy 43% Primary residence * HOAs may exist in this neighborhood; please refer to page 10. 28% Owner-Occupied MASONIC HILL 16% Renter-Occupied

225 Map 2 BUILT CONDITIONS

Deer Valley Drive

Mellow Mountain Road

Affordable Housing Trail MASONIC HILL Trail Head Bus Route Bus Stop Paved Road Open Space Streams and Water Institutional Use Parks and Rec.

226 Park City, the Best Town for the Planet The built environment within Masonic Hill ranges from large single family lots to more dense multifamily development. The multifamily units are clustered closely together surrounded by open space. The established pattern within Masonic Hill is influenced most by the area that has not been developed. Open space surrounds the single family and MASONIC HILL multifamily units. The majority of built units backup to protected open space.

227 7.1 Masonic Hill: A habitat within the landscape natural conservation dominated by scrub oak and The 2011 neighborhood. sage, typical of dry upland Natural vegetation. The area is Resource The future of the Masonic frequented by deer, elk, and study Hill neighborhood will not moose. identified look very different than the entire today, with the exception of The neighborhood, in its Masonic Hill being further camouflaged entirety was identified as neighborhood into the existing landscape. critical area for protection as “critical The neighborhood exists and conservation within area for central to the entire city, the February 2011 Natural protection and tucked into the side of Resource Inventory Study.1 conservation.” Masonic Hill and surrounded By protecting the native The on all sides by open space. vegetation in the area, plants neighborhood The neighborhood is small in will continue to play their is surrounded size, approaching only one crucial role in the ecosystem: by open space square mile. In 2011, there filtering air and water, City Boundary and is utilized Open Space were 267 built units with 69 preventing erosion, and by wildlife for Critical Area for habitat. vacant lots. The average providing essential habitat Protection and units per acre is low at 3.03 (food, water, and shelter) for Conservation units per acre within the wildlife. subdivision. the natural vegetation of the There are a few parcels of As the neighborhood area, including strict limits of land in the open space loop The neighborhood’s central continues to evolve, special disturbances, prohibiting tall around Masonic Hill that location combined with guidance through incentives MASONIC HILL fencing, adopting building are not currently protected the vast amounts of open and restrictions should be pads, and incentives to plant as open space. Due to the space has maintained put in place to manage the native vegetation. Also, steep slopes, ridgelines, one of the neighborhoods neighborhood as a natural wildfire mitigation should be and lack of access to these original functions as wildlife conservation neighborhood. introduced to prevent future parcels, the parcels would be habitat. The open space Programs to be considered wildfires in the extremely best utilized as open space. provides sufficient wildlife which result in preserving high risk neighborhood.

228 Park City, the Best Town for the Planet 7.2 Masonic Hill: A 7.3 Masonic Hill: A neighborhood balanced by neighborhood of trails second homes and primary sitting atop Old Town. residents. The Masonic Hill There has always been a mix neighborhood is in close of full-time and part-time proximity to Old Town; it sits residents in the Masonic Hill just across Deer Valley Drive. neighborhood. During the 2010 census, the Masonic This location allows residents Hill neighborhood had to access Old Town quickly 51% seasonal ownership and easily. In addition, in and nightly rental was not terms of trail connectivity, allowed. To maintain this the neighborhood is neighborhood as a quiet, exemplary with trails leading low traffic residential to Deer Valley, Prospector, neighborhood, the and beyond. restriction on nightly rentals should remain. MASONIC HILL As a critical area for close to the resorts, within protection and conservation, a quiet, conservation this neighborhood is not neighborhood. Affordable appropriate for additional housing opportunities in this density. In this context, neighborhood should take lockouts and accessory the form of deed restricting dwelling units should be entitled single family and prohibited. The Masonic multifamily units. Hill neighborhood provides a viable option for those who chose to have a second home in Park City,

229 Map 3 ANTICIPATED CONDITIONS

MASONIC HILL Existing Trail Existing Road Bus Route Bus Stop Open Space Needs Connectivity

230 Park City, the Best Town for the Planet MASONIC HILL

7.4: The aesthetic of the a hillside above the valley’s multifamily units make create a sense of place tied Masonic Hill Neighborhood each home has a grand view up the 200 built units in to the natural environment. should be preserved. often framed from large the neighborhood. The living room windows. lots are unique in that the The neighborhood should The Masonic Hill native landscape has been continue to build out with neighborhood offers a There is not much preserved on many lots controlled pads protecting unique quality of life with variety within the creating a natural aesthetic the natural vegetation. access to open space out of development patterns of and identification for the Wildlife habitat and the majority of property’s the neighborhood. Large neighborhood. The native corridors are a priority in this back yards. Propped up on mountain homes and sage brush and scrub oak neighborhood.

231