Applicant proposes soda shop and seasonal drive-through in restored 1899 Eureka storefront

An applicant identified in the meeting as JJ Valerio told the Eureka Planning Commission she wants to renovate a downtown Main Street building — dated by local materials to about 1899 — into a specialty soda shop that would sell sodas, coffee, bubble tea and souvenirs and may include a seasonal drive-through.

Valerio said she plans to restore the building——1899 storefront appearance, expose or preserve the stonework where possible, and incorporate local mining photos and artifacts inside the shop. She said the previous owner had inserted side windows she would like filled in with stone, "but I'm gonna keep one of them and make it a drive through," and that the building had been structurally stabilized by the EPA around February 2012. She said she has architectural drawings that cost about $1,000 and that, based on initial estimates, the next phase of renovation would be "well under $20,000." (Exact cost estimates were not specified.)

Why it matters: the proposal affects downtown parking, alley access and the character of a historic building in a town of roughly 650 residents. Commissioners and residents pressed Valerio for details about traffic flow, winter accessibility and whether adjacent residential streets would be affected.

Commissioners and residents raised three recurring concerns. First, parking: Valerio said she currently expects to have two parking spaces behind the building under her control and possibly two on-street spaces, and that she might look to combine neighboring lots or buy adjacent parcels to create more parking. Second, alley ownership and use: the alley behind the building is paved and in active use; Valerio said she had considered purchasing the small parcel behind the building (described in meeting comments as a former railroad parcel) to secure egress and avoid someone else building there. Third, winter access and safety: multiple commenters said the alley is steep, shaded by surrounding buildings and prone to icy conditions, so any year-round drive-through could present safety and maintenance issues; Valerio said she would likely try a seasonal drive-through first and plow and treat the alley when in use.

Several participants suggested next steps. An acting city official (identified in the meeting as an acting secretary) recommended a public hearing to gather input from residents on Dublin Street if the alley would push traffic onto that residential street; the acting secretary said the city council——member Travis (described in the meeting as a UDOT employee) had discussed the project with the applicant but that residents on Dublin should have a chance to comment. Commissioners also recommended Valerio obtain a property survey: several participants said surveys in Eureka can reveal shifted property lines and that combining lots could simplify insurance and permitting.

On permitting and code: Valerio said the previous owner purchased a building permit that has since expired; she said the building inspector told her the city would want engineered plans before she "start[s] knocking holes" in the structure and that the inspector indicated the prior permitholder might be willing to cooperate. Valerio said she had been in contact with the building inspector (named in the meeting as Chris Linson) and with city staff (Patricia) about next steps.

Local contractors and material sourcing were raised: resident Barry Maxfield and others offered contact information for local quarries, including the Homansville Quarry and a nearby open-pit operation (referred to in the meeting as Dragon Mine), as possible sources for replacement stone.

No formal action was taken on the proposal during the meeting. Commissioners advised Valerio to secure a survey, produce engineered plans for the building inspector to review, and — if traffic onto Dublin Street or other residential impacts were possible — to hold a public hearing so affected residents could comment. Valerio said she had already presented the project to the city council and would follow up there as directed.

Additional details recorded in the meeting: the applicant said the building historically served as a boarding house for Irish immigrants and has visible stonework indicating multiple construction phases; she said she lives in Manti and would likely staff the business with a small number of employees (high-school students were mentioned as likely hires). Valerio said she rents her current coffee shop space from a lodge and that winter sales are "dead" there, which is why she would consider seasonal operation for the proposed drive-through.

The planning commission did not vote or direct staff to take a specific regulatory action on this application at the meeting; the commission instead discussed next steps and information the applicant should supply for formal review.