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PC Planning Commission Approves Bonanza Park's Pre-Application

Applicant's request more height and density for BOPA but planning commissioners are not making any promises.

Planning Commissioners said the applicants for the Bonanza Park project have worked hard to comply with their direction and have gone above and beyond what is required for submitting a pre-application.

But Bonanza Park, also known as BOPA, is not a cut and dried project. Its location alone on Kearns Blvd, Bonanza Dr. and Munchkin Rd. is a major intersection. Even so, the applicant is asking for additional height and density which concerns the commissioners.

Though the pre-application was approved - Commissioner Preston Campbell said it’s not a done deal.

“Our approval was just very tentative and that’s one thing Adam Strachan the chairman wanted to make sure that they understood," Campbell said. "Just because we’re giving them our blessing to come back with more details doesn’t mean we’re approving anything specific. There’s a lot of negotiation left to happen on that project. But we have been very favorably looking at their ability to come back and listen to what we ask for. Every time they come back – the project has gotten better."

The commissioners feel the applicants request for more height, however, is controversial as most Parkites don’t want anything above three stories. Anything more than that at the Bonanza site, Campbell feels would ruin what he said is a perfectly beautiful entry corridor as you drive into town.

Campbell said Commissioner Steve Joyce raised a serious question.

“What they’re proposing is roughly one eighteenth of the whole thing," Campbell said. "So every time they say they want parking for 300 cars Steve’s like, ‘Well we need room not just for those 300 – but if we let this one through the other 17 are coming through too.' So, he wants to multiply every one of their traffic numbers by 18. It remains to be seen whether that’s a legitimate way to look at it but we are talking about one of the biggest projects ever in Park City that will be very impactful and it’s so important to get it right on this first one because it will become a template for all the rest of them.”

The applicants hope the Kimball Arts Center and Sundance offices will relocate to Bonanza Park. The commissioners feel there is too much retail in the area and agree BOPA would drive more restaurants and apartments.

The next step for the developers is to submit their Master Plan Development to the planning commission.