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This information is prepared by the Affordable Housing staff and project team to address public comment. Additional information will be provided at the applicable public hearings and open houses. Final determinations under the Land Management Code regarding pending applications will be made by the appropriate land use authority.
1. Is the Woodside Park, Phase II proposed housing project subject to the same laws and regulations as any other property owner or developer wanting to develop or re-develop property in Park City?
The City follows the same regulatory requirements as any other Park City
2. Is the City violating any provisions of the Land Management Code (LMC) and Master Planned Development (MPD) regulations for parking, open space, setbacks, and treatment of the historically significant property at 1302 Norfolk Avenue?
No, the City is not acting in violation of the LMC and MPD regulations as follows:
- Parking: The Woodside Park, Phase II Housing project is providing 71 parking spaces, which is 8 more spaces than required based on the code parking calculations that are based on the number and size of the housing units.
- Setbacks: The Planning Commission has authority to decrease perimeter setbacks from 25 feet for MPD applications that are one acre or larger, to the zone required setbacks if it is necessary to provide desired architectural interest and variation.
The Woodside Park, Phase II Housing project is requesting use of the zone required setback to align with neighboring property buildings along Empire, Norfolk, and Woodside Avenues. This request does NOT increase the allowed density to be built on the site.
- Open Space: The Planning Commission has authority to reduce the required open space to 30% in exchange for project enhancement. The Woodside Park, Phase II Housing project is proposing 44.76% open space and project enhancements, including: 52 deed restricted affordable housing units; a public access easement running east-west linking Woodside Park, Phase II Housing project and Park Avenue to Empire Avenue and the Park City Mountain Resort base area; common plaza/gathering landscaped areas; public art opportunities; extra bicycle parking capacity (36 total); and a trail connecting Norfolk Avenue to the east-west public access easement.- Historic Preservation of 1302 Norfolk Avenue: At this time, no physical modifications to the historically “Significant” single family home are requested. Any future work will require a Historic District Design Review (HDDR) application.
3. How has the City received public input from the neighbors and community?
Throughout the process, the Affordable Housing Team has conducted public outreach efforts during the following events:
Public Open Houses:
Tuesday, March 20, 2018 – 4:00-6:00 p.m. – Miner’s Hospital
Tuesday, March 27, 2018 – 5:00-7:00 p.m. – Park City Library
Tuesday, September 11, 2018 – 7:00 p.m. – Park City Library (in cooperation with the Sustainability Department)
Tuesday, September 18, 2018 – 5:00-7:00 p.m. – Park City Library
Digital Public Engagement:
Neighborhood E-mail Blasts: the Affordable Housing staff collected emails from interested neighbors and sent out informational emails about public events taking place along with contact information for further questions or comments.
Engage Park City: The project has been posted here, on the Engage Park City website. The site allows the general public to look at proposed plans and provide feedback.
4. How was the size of the Woodside Park, Phase II project determined to be code compliant and appropriate?
The size of a project is measured as density, height limits and setback requirements from the property lines. The density is measured in the Land Management Code (LMC) as Floor Area Ratio (FAR) and defined as the maximum allowed Gross Floor Area divided by the Area of the Lot or Parcel. The Recreation Commercial (RC) zoning allows up to a 1.0 FAR.
The Woodside Park, Phase II Housing project is proposing a 0.938 FAR and does not exceed the maximum density in the zone. In addition, the project proposal does not exceed the zone maximum height of 35 feet above existing grade or 40 feet if the roof is sloped at a pitch that is 4:12 or higher.
The configuration of the buildings within the development takes careful consideration for the surrounding developments. Multi-Unit Dwellings and/or Triplex Dwellings that abut Woodside Avenue and Empire Avenue are consistent with the development patterns of the streetscape.
5. How were the Woodside Park, Phase II traffic impacts and parking requirements determined?
The traffic impacts were assessed by third party traffic engineers. Traffic counts were taken, and the data was analyzed to determine if increase traffic from the project would affect the level of service that each street is designed for. The study concluded that both streets will continue to operate at an acceptable level after the development is completed so no mitigation efforts are required.
The traffic analysis report is included in the MPD application materials that were submitted to the Planning Commission.
6. How is the Woodside Park, Phase II affecting the “Significant” single-family dwelling adjacent to the project at 1302 Norfolk?
Woodside Park, Phase II project is not modifying the “Significant” single-family
dwelling at 1302 Norfolk Avenue. The single-family dwelling at 1302 Norfolk Avenue
will remain on its own separate lot. The lots adjacent to the 1302 Norfolk home
to the north were incorporated into the Woodside Park, Phase II project to
allow for utility access. The existing sheds and garage that are currently on
the adjacent lots are not historic will be taken down.
7. Why is the City allowed to use the Master Planned Development process for this project?
A Master Planned Development (MPD) is a Conditional Use in the Recreation Commercial (RC) zone. This requires that a Conditional Use application be approved by the Planning Commission. The Land Management Code (LMC) does not require that projects containing affordable housing use the Master Planned Affordable Housing Development section of the LMC. The purpose of this section of code is to promote and encourage the private sector to develop affordable housing. The benefit of the Master Planned Affordable Housing Development is the possibility of density bonuses for projects that are 100% affordable.The Woodside Park, Phase II project is not requesting any density bonuses, nor is the project 100% affordable.