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Treasure Hill Conditional Use Application

2018.02.15 Treasure Hill City Council Staff Report - Updated 

2018.02.15 Treasure Hill City Council Presentation

Treasure Hill Purchase & Sale Agreement and Exhibits

 

 For Additional Documents Click Here

 

Treasure Hill Community Information Sessions

 Date  Time  Location
 Tuesday, February 6, 2018 6:00 PM - 7:00 PM 

Park City MARC
1200 Little Kate Rd,
Park City, UT 84060

 Thursday, February 8, 2018 4:00 PM - 5:00 PM 

Park City Library
1255 Park Ave, Room 201
Park City, UT 84060

 Tuesday, February 13, 2018 6:00 PM - 7:00 PM 

Park City Board of Realtors
1889 Prospector Ave,
Park City, UT 84060

 

Project Update

 In December, 2017, The Planning Commission was requested by the applicant, then Park City Mayor Jack Thomas and Mayor Elect Andy Beerman to delay the review of Version 17.2 of the applicant’s project information to determine if a mutually agreeable alternative solution to reduce project density could be achieved through a redesigned plan and City purchase of development rights.  Several meetings were held between the applicant, Planning Commission and City Council with the objective of meeting a deadline for decision on the reduced density alternative.  The City Council has directed the Planning Commission to review the proposed Development Agreement January 31, 2018 for the reduced density alternative.  At that meeting, a potential settlement for all of the remaining development rights was put forward by Mayor Beerman and City Attorney Harrington. The previous meeting dates and updated schedule can be found here.  The most current project information can be found in the Additional Documents section of this website.

Please click on the following link to the City Attorney’s report to the City Council dated February 1, 2018. The details of the proposed settlement can be found in this report, including the status of existing ski and other easements, Land Management Code identified Transfer of Development Rights (limited to 10% of the total Development Rights and General Obligation Bond information.

 

Project Information

The Sweeney Properties Master Plan (Master Plan), located throughout the western edge of the historic district of Park City, was approved by the Planning Commission on December 18, 1985. Amendments to the maximum allowed building heights in Creole Gulch and Mid-station locations were approved by City Council on October 16, 1986 in a call-up of the application. The approved Master Plan consists of 277 unit equivalents on 123.59 acres. In addition to the Hillside Properties, it also included the Coalition properties by the town lift plaza the HR-1 properties and three single family lots within Old Town.

The Hillside Properties, commonly referred to as Treasure Hill, or Treasure, are the last two parcels to be developed within the Sweeney Properties Master Plan. Of the 123 acres of Hillside Property, 110 acres were zoned recreation open space in an agreement within the Master Plan. The Hillside properties consist of Creole Gulch and the Mid-station with the following maximum densities:

  • Creole Gulch (161.5 residential UE and 15.5 commercial UE on 7.75 acres)
  • Mid-station (35.5 residential UE and 3.5 commercial UE on 3.75 acres).

The application is vested under the Land Management Code Conditional Use Permit criteria as it existed at the time of the submittal. Within the original Sweeney Properties Master Plan a timeline was established for the development of each property. The Hillside Properties were identified in the timeline as the last properties to be developed. The Master Plan Development is still valid due to the applicant keeping within the timeline established during the approval.

The Planning Commission began considering the Conditional Use Permit Application for the Hillside (Treasure) Properties on June 8, 2016. The Park City Planning Department has assembled the documents related to the initial Master Plan approval in 1985 and subsequent Planning Commission reviews on this web page. The web page is intended as a public resource for information about this project and will be updated with staff reports and minutes of meetings that are expected to occur over the next several months. We hope it will serve as a refresher for residents already familiar with the Master Plan and the Treasure Condition Use Permit Application as well as a pirmer for newer residents. It will be updated as new information is available including minutes of Planning Commission meetings.

 The documents below are the most relevant to the application review:

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What role does the City Council play in the review of Treasure Hill?  What is the Appeal Panel?

Beginning in 2010, the City Council and the Applicant decided to engage with one another to explore alternatives to the Treasure Project outside of the parameters of the Sweeney Properties Master Plan approval.  The discussions, which included several public updates, surveys, and an open house, concluded in 2014 without resolution.  No new negotiations have taken place since the Project application returned for Planning Commission review.

As a result of the City Council’s role in the negotiations, the City Council removed itself as the appeal authority of the Treasure Conditional Use Permit application under the Land Management Code § 15-1-18 Appeals And Reconsideration Process, specifically section C.  Any appeal will be heard by a three-member Appeal Panel, appointed by the Council if and when an appeal is filed.

Comments regarding the project are best directed to www.treasure.comments@parkcity.org where they can be more easily available to the Planning Commission and the Public.  The website also allows for a more complete public record.

   

I am a member of the public and have provided questions and comments to the Planning Commission.  When can I expect to hear answers to my questions?

The Planning Commission is currently reviewing the history and facts surrounding the Treasure Application as they apply to the previous approvals and the current application for a Conditional Use Permit.  Once the Planning Commission indicates their readiness, they will move to a deliberations process where they will discuss their findings as to the mitigation of the project as required by the Land Management Code. They will be considering public input as part of the deliberations.

 

Meeting Schedule

We are planning for one meeting per month on the Treasure Hill Conditional Use Permit application.  Each meeting will have an opportunity for public input and is planned to review one or more of the Criteria as the Planning Commissions directs.  If items are continued for further discussion that may affect the rate at which each Criteria can be heard by the Planning Commission and for the public to comment. For these reasons, a fixed schedule is not possible. We will make all reasonable efforts to keep this webpage up to date and each meeting will adhere to public noticing requirements. You may sign up for e-notify at the following link: ENotify Me

Upcoming Meeting

Thursday February 15, 2018, 6:00 PM, Council Chambers at the Marsac Municipal Building Building located at 445 Marsac Avenue, Park City, Utah 84060.

We will make all reasonable efforts to keep this webpage up to date and each meeting will adhere to public noticing requirements. You may sign up for e-notify at the following link: ENotify Me

Planning Commission Meeting

PC Legal Notice 3.14.18
PC Legal Notice 3.14.18 Amended
PC Agenda 3.14.18
PC Packet 3.14.18
PC Minutes 3.14.18

 

Evening parking in the North Marsac lot and China Bridge parking garage are now paid parking. Please either park in the City Hall South parking lot (no charge) or the China Bridge garage and we will validate your parking ticket at the meeting. The North Marsac lot has an hourly parking fee after 5 pm, with no validation. 

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History

The Sweeney Properties Master Plan (SPMP) was approved by the Planning Commission on December 18, 1985.  The City Council called up the project for review.  On October 16, 1986, the City Council approved the SPMP with amendments to the maximum allowed building heights in Hillside Properties known as the Town Lift Mid-Station and the Creole Gulch sites. 

Under the SPMP, each development site is required to attain the approval of a Conditional Use Permit (CUP) from the Planning Commission.  On January 13, 2004, the applicant submitted a CUP application for the Creole Gulch and Mid-station sites.   The CUP was reviewed by the Planning Commission from April 14, 2004 until April 26, 2006 in a series of twenty-three (23) separate meetings. 

During the April 26, 2006 Planning Commission meeting, staff outlined additional application requirements which were required to be submitted by the applicant as part of the revised plans in order to continue the full analysis of the proposed development.  A complete set of revised plans were received by staff by October 1, 2008.    Staff requested additional details, and also requested a description of the affordable housing plan.  These additional materials were received by staff on December 18, 2008.

The CUP was reviewed by the Planning Commission from January 7, 2009 until February 10, 2010 in a series of eleven (11) separate meetings, including a meeting with the Park City Housing Authority.  Some sheets were revised in January 2009 and others were updated in March 2009.

The City Council decided to proactively engage the applicant to explore additional alternatives and negotiate as a buyer in 2010.  The negotiations, which included several public updates, surveys, and an open house, concluded in 2014 without a solution.  Since then, the applicant has been meeting with the Planning staff to review and work on its 2009 application.  On April 8, 2016, the Applicant submitted a letter requesting that their CUP be placed back on the agenda for the Planning Commission’s consideration.

Public Input Options

Input from the public is important in the consideration of any Conditional Use application.  Conditional Uses are "administrative” not "discretionary" and the Planning Commission may only consider factual evidence with respect to applicable criteria and conditions – and only at the public hearing(s)-  not on the street, at the post office or grocery store.   Whether you support, oppose or are neutral with respect to the project, the most helpful input starts with “The project complies/does not comply with Land Management Code Criteria because…”.  

The Planning staff will prepare a report prior to each meeting. The report will focus on the criteria to be reviewed by the Planning Commission at the next meeting.  Reading the staff report is the simplest way to be introduced to the project and the issues to be discussed for each of the Conditional Use Criteria. The report will be prepared and available for the public on the City website at least three business days before each meeting. TLinks on this website will take to you to the staff reports, as well as applicable background documents and Codes . 

There are four methods for getting your input to the Planning Commissions.  All public comments are forwarded to the Planning Commission for its review and kept on file at the Planning Office.  Planning staff will not respond directly to the public comments, but may choose to address substantive review issues in subsequent staff reports.  Anonymous comments will not be forwarded to the Planning Commission.  Here are ways to provide your comments to the Planning Commission:

  1. Attend the Planning Commission meeting and give your comments in the public hearing portion of the meeting;
  2. Prepare your comments in an e-mail to treasure.comments@parkcity.org;
  3. Stop by the Planning office and fill out a Comment Card;
  4. Prepare a letter and mail or deliver to the Planning Office. Mailing address: PO Box 1480, Park City UT, 84060