Planning commission grants preliminary approval to Sundown Condos Phase 2 with conditions

Highland Valley Planning Commission members voted to give preliminary subdivision approval to Sundown Condominiums Phase 2, a 6.885-acre proposal for 60 condominium units with two new accesses north of Phase 1, during a planning meeting where staff and commissioners flagged steep slopes, emergency access and parking concerns.

The proposal is returning to the commission because the developer realigned the roadway and added a second access after acquiring land to the west. Staff said the revised layout reduces roadway turns compared with the prior submittal and that the developer is coordinating with the Utah Department of Transportation (UDOT) and must comply with geotechnical and engineering recommendations before final approval.

Tammy (planning staff) told commissioners the application covers 6.885 acres with “a little under 5 acres” to be dedicated as open space and a plan for 60 units in five 12-unit structures. She said the applicant revised the road layout to provide dual access north of Phase 1 and that engineering and the fire district had not yet completed detailed reviews, but that the developer was in discussions with UDOT on the roadway standard. Tammy also noted that where the original private right-of-way was proposed at a 20-foot driving surface, the fire district requested a 26-foot travel surface.

Commissioners discussed topography and safety. Staff said portions of the site have slopes over 25% per the geotechnical report, and that the current layout keeps proposed grades at 10% or under in the revised alignment. Commissioners asked whether the new western access would be a routine ingress/egress or emergency-only; staff said it was intended as routine access and likely the primary entry. Commissioners also raised long-standing concerns from Phase 1 residents about legal access through Phase 1, traffic impacts, snow sloughing from roofs, and parking constraints where many units include only one-car garages.

Tammy said the project had previously received conditional use (CUP) approval dating to 1983 and that the building elevations are similar to the original approval. She confirmed the applicant provided a geologic hazard study and geotechnical reconnaissance and that developers will be required to follow the foundation and drainage recommendations in those reports.

To address commissioners’ concerns, a motion to grant preliminary subdivision approval (file UVS011222) included two added conditions: (1) submission of a snow-shedding mitigation plan satisfactory to the county engineering/building department before final approval, and (2) that any short-term rentals (STRs) in the project meet the county’s STR parking standards. The motion was seconded and the commission approved it (all in favor). Staff said detailed engineering and fire reviews will be completed prior to the recommendation of final approval.

The commission’s approval is for preliminary subdivision only; staff will return to the commission for a recommendation of final approval after fire and engineering complete detailed reviews and the applicant demonstrates compliance with geotechnical, drainage and roadway standards, and the two added conditions.

What happens next: staff will track UDOT and fire/engineering review items and require the developer to meet geotechnical and roadway standards before the commission recommends final approval. The two conditions—snow-shedding mitigation and STR parking compliance—must be satisfied before final recommendation.

Votes at a glance: the planning commission approved preliminary subdivision approval for Sundown Condominiums Phase 2 (file UVS011222). The motion included staff recommendations and two additional conditions (snow-shedding mitigation plan; STR parking compliance). The motion carried with commissioners present voting in favor (recorded in the meeting as “All in favor. Aye. Motion approved”).