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Commission continues gas-station permit off Old Highway 40 to allow parking study, UDOT input and EV planning
Summary
The commission continued consideration of a conditional-use permit for a proposed gas station and convenience store off Old Highway 40 to allow staff and the applicant to provide a parking study, coordinate UDOT rail-trail access options and finalize EV-charger planning; motion passed 5–0.
The Snyderville Basin Planning Commission continued consideration of a proposed convenience-store/gas station off Old Highway 40 on Sept. 10 to allow time for additional information including a parking study and further coordination on rail-trail connectivity with UDOT.
Principal planner Milner summarized revisions since the prior hearing: the applicant removed seven parking stalls on the south side to add a pedestrian/bike path, and the county provided three UDOT options for rail-trail access. Milner said the applicant must work with the Snyderville Basin Water Reclamation District, county engineering and public works on any sewer connections but staff cannot condition a permit on provision of sewer service to neighboring properties.
Applicant representatives said their parking memo based on ITE (Institute of Transportation Engineers) guidance shows a convenience-store standard of about 8.1 stalls per thousand square feet (roughly 48 stalls); they reduced the site to 31 stalls and said they are willing to "future proof" the site with conduit/stubs to accommodate about four EV-charging stalls later. "We did reduce ours to 31 stalls...We could future proof, 4 stalls," an applicant representative said.
Commissioners focused on whether county code allows additional stalls beyond the baseline (section 10-4-9). Commissioner Cook and others emphasized the code requires a parking study to justify departures from the standard: "Parking that exceeds the amount indicated may be permitted only after an applicant submits a parking study for comparable uses," a commissioner read from the code during discussion. Several commissioners also raised safety and circulation concerns if too few or too many stalls are provided.
Given the outstanding parking analysis and the need to circulate the applicant's memo among staff and transportation reviewers, the commission voted to continue the item to the next available meeting so the parking study and transportation review can be completed. The motion to continue passed 5–0.
The commission left open the option for staff to request further design changes (EV infrastructure, frontage-road coordination and signal plans) when the item returns.
