Blue Roof Rezone Proposal
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TO ALL MEMBERS OF THE SILVER SPRINGS COMMUNITY:
It has come to our attention that the Snyderville Basin Planning Commission had a meeting on July 8, 2008. The subject that we are concerned with is that the staff presented a proposal to rezone the Blue Roof (7-Eleven) Tesoro service station at the corner of Hwy 224 and Silver Springs Drive from the current Rural Residential (RR)designation to Community Commercial (CC). This proposed rezoning is accompanied by a Low Impact Permit application, needed to operate a retail sales establishment within the CC zone. If a rezone is granted the applicant, Phillips Edison, intends to tear down the existing structure and build a 14-15,000 sq. ft. Walgreen store in its place.
Kevin Deis, of Phillips Edison explained the proposal for the replacement building. The size would be 8,600 square feet on the main level and 3,947 square feet upstairs for storage. They would have 34 parking stalls and 2 wheel chair accessible. The Blue Roof currently is about 3,400 square feet and there are 28 parking spaces. The set backs are 150 feet from Highway 224 and 30 feet from Silver Springs Drive, making the building somewhat intrusive at the entry to the subdivision and changing the view corridor to a narrower entrance giving it a commercial feel rather than the open space we now enjoy. A drive-thru is in the plans. The store would not be selling gas though the tanks are fairly new. Deis expects the elementary school would be minimally impacted by the proximity of a drug store. Neighbors have voiced their concern about this. See the October 20, 2008 Minutes.
Please let your subdivision presidents know what you think of this proposal. Do you think it will alter the community feeling and peaceful ambiance of our Silver Springs Community. Please send copies of your comments to sscommunityUT@gmail.com so we can establish that there is interest and commentary from Silver Springs residents.
It is disappointing and alarming that there has been no notice to the Silver Springs residents. The PC staff report states that the staff has not received any public comment on this proposal. We have been left in the dark and then labeled a non-responding public. We hope to give the SCPC a lot of public comment and response.
The full report can be found at July 8, 2008 Summit County Snyderville Basin Planning Committee Work Session Notes and will be an item of interest on our neighborhood website at: http://www.silverspringscommunity.com/government/blue-roof-rezone-proposal/
where we will keep track of this proposal, meetings, and public commentary.
It is recommended if you have any feelings or comments to make regarding this rezoning change that you attend the next Summit County Planning meeting on Tuesday, July 22nd in the Richins building at 6505 Landmark Drive at Kimball Junction. The June 8th meeting work session began around 5:30 PM. You can call SCPC at 615-3158 to get the specific time or you can write to:
Snyderville Basin Planning Commission
P.O. Box 128
Coalville, Utah 84017
Fax: 435-336-3046
ASLAGHT@CO.SUMMIT.UT.US
UPDATE - July 11, 2008 - Snyderville Basin Planning Commission Chair Claudia McMullin told me that there was little support by the PC for Phillips Edison’s application for the Blue Roof parcel rezone. Though the initial meeting was a work session and did not require notice to the public we should keep track of any activity to change the zoning from RR. If you hear of any changes please contact sscommunityUT@gmail.com.
UPDATE - July 12-15, 2008, The Park Record, page A-6
Proposed Walgreens under fire in the Basin- Commissioners say it is out of character with the Silver Springs neighborhood.
By Patrick Parkinson of the Record staff
Developers may face a fight trying to build a Walgreens at 4575 N. Silver Springs Drive. Kevin Deis hopes to convert the existing Blue Roof Market into a 15,000 square-foot pharmacy.
“My problems with this application are many.” Snyderville Basin Planning Commissioner Claudia McMullin said. New businesses must be similar in “scale and character” to the existing neighborhood, McMullin said. “This is not,” she said.
Deis wants Summit County to change the zoning for the Tesoro service station in the Snyderville Basin from rural residential to so-called community commercial, which could allow for the new Walgreens. But Basin Planning Commissioner Julie Hooker Baker said she is nervous about allowing the pharmacy too close to Parley’s Park Elementary School. “The community is going to have strong opinions about this,” Hooker-Baker said. “It would take a lot more to convince me.”
Planning Commissioner Bassam Salem said he likely wouldn’t want the store in his Glenwild neighborhood. “Honestly, I would struggle with it.”, Salem said.
According to McMullin, “there is a school 15 feet across the street, with little kids running across [a major throughfare with a semafore light] the street.” “I don’t think the street could handle it anyway.” McMullin said. “It could, down the road become a car dealership—It could become a campground.”
But Deis said he doesn’t expect Walgreens to greatly increase traffic. “I don’t think a pharmacy or any kind of retail business would be a threat to the children across the street,” Deis said.
Walgreens was founded in 1901 and is the nation’s largest pharmacy chain, according to the company’s Web site. There are 32 Walgreens stores in Utah, the Web site states.
UPDATE - July 14, 2008
| Adryan Slaght <aslaght@co.summit.ut.us> | hide details | 10:15 am (1 hour ago) | ||||||
| to |  |
Silver Springs Single Family HOA <sscommunityUT@gmail.com> | ||||||
| date | Jul 14, 2008 10:15 AM | |||||||
| subject | RE: Proposal to tear down Blue Roof to replace with Walgreen | |||||||
| mailed-by | co.summit.ut.us | |||||||
Lucy,
At this point in time the blue roof rezone is not scheduled for a public hearing. Items for the meeting on the 22nd are a plat amendment in Timberline, a plat amendment for the Lodge at Westgate, Rocky Mountain Power Conditional Use Permit for expansion of their site west of Bear Hollow/near the Olympic Park, and discussion of Another Way Montessori School. These items should have been noticed in this weekend’s Park Record. In addition, staff reports and agendas are typically posted on the web (see link) ~5-7 days prior to the meeting.
http://www.summitcounty.org/
Last week’s meeting was a work session item (no action taken) rather than a public hearing, which is why notices were not sent out to neighboring landowners. If/when the item comes back to the planning commission, i will notify you. For now, i believe that the applicant is weighing their options, one of which is to meet with your HOA to discuss the project and gauge your support as well as to gather your concerns. Feel free to let me know if you have any questions.
Adryan
Adryan Slaght
Senior Planner
P.O. Box 128
60 North Main St
Coalville, UT 84017
(435) 336-3158 Coalville
(435) 615-3158 Park City
(435) 783-4351 ext. 3158 Kamas
Fax: (435) 336-3046
aslaght@co.summit.ut.us
Hi,
The Loughlin family (5141 N. Silver Springs Road) is vehemently opposed to rezoning the Blue Roof. We’ve lived in this neighborhood for 17 years - all three of our kids have walked and ridden their bikes to Parley’s Park Elementary.
This intersection of Silver Springs Road and SR 224 is already very dangerous, especially around 3 pm on school days, when a long line of parked cars waiting to pick up students snakes back to SR 224. Adding higher density commercial use to an already overly-busy intersection would be foolhardy and, considering that an elementary school is there as well, irresponsible.
Kimball Junction is a commercial area - our neighborhood is not. The “light” commercial uses of The Blue Roof Market, Bank, and Park City Nursery on three corners of this intersection already generate plenty of traffic. Let’s not further jeopardize the safety of elementary school children others by increasing traffic here.
Sincerely, Bill and Julia Loughlin
We disagree with a Walgreen in that location. The blue roof is ugly but convenient for newspapers, etc.
Phil and Judy Roberts
4646 Ptarmigan Loop
September 14, 2008 10:28 PM
Walgreen’s Proposal…please read In regard to the “Walgreen” proposal, I just want to add a couple of things so we all know as much as we can before the next meeting. As we remember from the last meeting, the developer wants to give a Power Point presentation at our next meeting.This project was brought to the Planning Commission during a work session, not public input session. The Commissioners would have reviewed the project and given the developer comments. (Mike and I were out of town so he was not at that specific Planning Commission meeting.) If the developer chooses, the next step is for the developer to refine his proposal and bring it back to the Commission. This project requires a complete zoning change which would require a public hearing before the Planning Commission plus a public hearing before the County Commissioners, both with public input. Because it was a work session, no notice to the neighborhood was required as would be true if it had been a public input session.This would have to be rezoned from non-conforming existing to community commercial, no small matter.As the developer got no encouragement from the Planning Commission, I’m assuming their game plan is to approach the homeowners through the Master HOA in hopes we will back their project. The Planning Commissioners will listen very carefully to local homeowner input if/when this project is submitted to them and goes to a public hearing. Basically, we just need to say “no” to the rezone not buy the Blue Roof. We have so many issues in our neighborhood and since I rather suspect the neighborhood will NOT be in favor of this project, I don’t think listening to a Power Point presentation of this development project at our next meeting needs much of our time. (Ten minutes is about my threshold.) Given that our meeting time is pretty precious, I would hope this presentation would be after we have done our neighborhood business, budgeting, and whatever is on our agenda, not at the beginning. We are under no obligation to spend our evening listening to a proposal that many (most?) of us may not favor anyway. Any members who want to listen to more detail could stay later.Thanks…Jane Washington
Northshore HOA(Jane’s husband, Michael Washington, is a member of the Snyderville Basin Planning Commission)
The Silver Springs Master HOA Board listened to a presentation from Philips Edison representative Kevin Deis on November 17, 2008. The Senior County Planner, on October 22, 2008 had advised the MA board that the Snyderville County Planning Commission told Phillips Edison, Walgreens developers, that they would not consider the rezone request and the development of a Walgreens unless they could garner the Silver Springs Community’s cooperation and acceptance. The Planner commented that allowing Kevin Deis to present the Walgreens plan to the MA board may be taken as a preliminary step in gaining cooperation from the Silver Springs Community. If in fact the Community was quite unsupportive of the proposal that it would be best not to provide time on the MA board meeting agenda to the Walgreens presentation. The MA board had discussed this action and determined that they already had too much on their agenda and felt that nearly 90% of the Community were not in favor of the zoning change or of tearing down the Blue Roof / Duck Stop Market for a Walgreen’s store. The MA board interim president, without MA board support, scheduled Deis’ presentation. The board remained firm in their opposition to the rezone of this entryway parcel on the south side of the Silver Springs Community.