New City Center for Midway (Part two of two)

Public Comment on March 15 (Planning Commission Meeting)

by Robin M Johnson

No public hearing was schedule last month, but Mickey Oksner, former planning commission chairman, opened a public hearing due to a large citizen turn out. Many questions were raised.

Paul Christensen was concerned about increased traffic on River Road and cited the recent accident on Highway 40 near UVU’s Wasatch campus. Southbound traffic was diverted off Highway 40 to River Road through to Main Street continuing across Midway Lane to Heber City’s Main Street, and vice versa for northbound traffic. Traffic making a left turn onto Midway's Main Street was backed up on River Road well beyond Memorial Hill.  Christensen asked how the increased traffic for the proposed concept plan in the C-4 zone would be accommodated.

Candyce Nowers was concerned with possible underground parking. She said how difficult it was for the city to put in upgraded water lines in conjunction with the Main Street beautification project a dozen or so years ago. She said to get through the potrock they were having to blast through the potrock under Main Street about every six inches. Ample parking for what might be built was also a concern as lowering the required number of parking stalls is being considered as an incentive for developers to donate some of their land as open space.

Nowers said she hoped they would not approve more office space as the buildings we already have struggle to fill their space, and two more additional office spaces have already been approved by the city.  She questioned if the commission was sure they could fill the potential movie theaters that could go in as the trend to attend movie theaters is going down.Three more concerns Nowers cited were the projects size being is too large for Midway, the city already having a walkable area in the current city center where Ridley’s and other businesses are located, and the doubling of units allowed per acre from 20 to 40, also as an incentive for developers to donate open space.

Nathan Nowers said he enjoys leaving Midway to visit River Woods, then coming back to his quiet, rural home in Midway.

Inez Wilde complimented the city for the thought they had put into the project and appreciated their efforts to help neighbors deal with the impacts by requiring setbacks and berms. Wilde’s concerns were the noise an outdoor amphitheatre would generate, the lighting impact, snow removal (where will all the snow be stored?), the outdoor eating area only being useful for five or six months out of the year, loss of the view of Memorial Hill from her yard, the area only being profitable in the summer, where will the geese, cranes, and deer move to?, and the fact that River Woods located in Provo (much larger than Midway) almost went bankrupt so how can Midway support this type of commercial development.

Robyn Stone said Midway’s flavor is unique and touches hearts in a very personal way. The unity of Midway draws many here. The area is uniquely quiet where you can hear nature and see wild animals. In contrast “the C-4 Zone change is Tourism”. Stone said.  “While the idea of a European Village is quite quaint, what if it doesn’t go? We need to do more homework, see more evidence that it will work.” In conclusion Stone asked the commission to preserve the rural flavor of Midway as a retreat, which appeals to so many who have come here.

Scott Lewis said he is a strong supporter of preserving open space in a way that keeps Midway a rural community. “The more residential we build, the more it costs us in open space,” he said. “We need to build and preserve the character we know and love, … do it in a planned way … not a willy nilly way.”

Mr. Stevens brought up the traffic impact from the potential residentail at 40 units per acre. “I think you have a problem,” he said. “One unit generates 10 trips a day. You could be overloaded.” 

Quinn Calder said people are coming to Midway for the proximity to the mountains and for the rural environment. He said this concept feels more like Tuachan and not what fits Midway. As a photographer he is aware of Midway’s strengths in the visual arts with plein aire, local painters and photographers, and in the performing arts. However he cautioned the commission. “I appreciate your vision. We need to approach this carefully and go slow.” He suggested working toward doing this in about ten years.

Steve Wilde said be careful of unintended consequences.

Holly Bodily said the biggest concern is the large scale, she likes the idea, she doesn’t like the grandeur.  She asked them to keep it as rural as possible and scale back. 

Several more residents revisited points already made by previous comments.

Planning commissioners discussed the concerns expressed in the public hearing. 

William Ream made a list of the public concerns from notes he took, several not already stated above were ensuring the venue could work, adding the visual arts to the theatre, the policing of events in the venue, widening of River Road, who would own the theatre, and damage to the community following events. 

Steven Nichols list included quantifying the open space, height too excessive, 40 units per acre not practical and public doesn’t want, where would the park be located and how big would it be, and what is the tax benefit to the city under the newly proposed C-4 zone. 

Natalie Streator said the 50% height increase for decorative features seemed to be the most contentious issue. She asked how to take the River Road concerns to UDOT. Wes Johnson, city engineer, said River Road is a city road, not a UDOT road and he could handle that. She also brought up light and noise issues which Michael Henke will address. 

Stu Waldrip said acquiring this land is time sensitive and waiting could result in losing the ability to do it. He said typically those who express concerns nearly all live in close perimeter. Theoretically surveying all of Midway you could get a much different response than tonight. A vocal minority cannot override ... benefit of the whole community at large. Waldrip reminded the commission they were appointed to represent ALL, they need to bear in mind the concerns of the community, but that the property, under this zoning, could very possibly take you completely out of the ability to develop.