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Commission continues Bonanza Park master-plan hearing after extended review of housing, height and traffic
Summary
Park City planners and GTS/Brinshore presented a mixed-use master plan for a 5-acre Bonanza Park site including 88 deed-restricted rental units and 18 unrestricted units, major public-space elements, and requests for building-height exceptions; the commission continued the public hearing to Aug. 12 for more traffic and height analysis.
The Park City Planning Commission on July 8 continued its review of a proposed master plan development and conditional-use permit for a 5-acre publicly owned site at Kearns Boulevard and Bonanza Drive, asking the applicant and staff for additional analyses on building-height exceptions, traffic impacts and pedestrian-scale visuals.
Planner Alec Barton summarized the package and schedule, saying the project is a public–private redevelopment with Brinshore and GTS and that staff would return with a revised Transportation Impact Study and additional renderings at the August 12 meeting. "The applicant has provided updated renderings, a parking analysis and additional information about the landscaped buffer that the commission requested," Barton said during the staff presentation. Staff also flagged outstanding items — refined TIS, a site‑specific transportation demand management plan, and final development‑agreement terms.
Sarah Weinman, the city's housing coordinator, told commissioners the housing mitigation plan calculates the project's obligation at 19.8 affordable‑unit equivalents (AUEs), equivalent to 17,820 square feet, and that the applicant proposes on‑site construction of 88 affordable rental units to meet the requirement. "Based on staff's review, we find that the applicant's housing mitigation plan complies with the requirements of Housing Resolution 12‑2025," Weinman told the commission.
Applicant representatives said the redevelopment would deliver roughly 185,512 square feet across seven buildings, about 30,000 square feet of commercial and community-serving spaces, a child care center, an amphitheater and roughly two acres of publicly accessible gathering areas. Steve Swisher of GTS said the team reworked the designs after council feedback to add gabled roof articulations and stepped building forms to reflect Park City character.
Public comment was extensive and split. Supporters — including local nonprofit advocates and workforce members — urged approval for the project's housing and activation of a long-vacant parcel. Opponents called for preserving the site as a civic, arts, or park space and raised concerns about traffic, evacuation routes and whether the project’s courtyard-focused open space meets the community’s expectations for a central park.
After a long discussion on the six MPD criteria for granting additional height — including whether gabled roof forms and parapets should be allowed above the 35‑foot base — the commission voted to continue the MPD and the public hearing to August 12 to allow the applicant and staff to supply: a gable/no‑gable elevation comparison, pedestrian-level final‑grade perspectives, the updated TIS and a clearer mapping of how each MPD criterion is or is not met. The commission did not make a final finding on building‑height exceptions or approve project entitlements at the July 8 meeting.
