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Planning commission approves Maverick gas station CUP 4–3 after debate over parking and future expansion
Summary
The Snyderville Basin Planning Commission approved a conditional use permit for a Maverick gas station at Quinns Junction, 4–3, after weeks of review and debate about exceeding the code parking maximum, trail access and whether future expansion of pumps should require rereview.
The Snyderville Basin Planning Commission voted 4–3 on Oct. 22 to approve a conditional use permit for a Maverick Corporation gas station and convenience store on the Haas property at Quinns Junction after extended discussion about parking, trail connections and potential traffic impacts.
Staff planner Ray Milner told the commission the application requests more parking than the code’s 21-stall maximum and included a traffic study that the county transportation director reviewed and accepted. Milner said the state—currently the owner of the adjacent rail trail—has asked that no additional trail connections be added while negotiations on a sale to the county are pending, and that the applicant agreed instead to build a sidewalk/trail along the highway alignment and work with UDOT and county engineering on the connection.
Richard Pickett, the applicant’s representative, said Maverick’s parking study supports a build-out of 31 parking stalls but that two of those would be converted to working EV chargers (leaving 29 stalls for general parking plus two EV spaces). He also said the company will install a signal at the frontage road to reduce turning conflicts and coordinated the traffic analysis with UDOT and county reviewers.
Commissioners focused much of their discussion on the TIS’s assumptions and the proposed ability to expand pump capacity in the future. Commissioner Cook pressed the civil design engineer, James Copeland, on whether the traffic modeling included full build-out; Copeland said the study modeled the build-out and that the approach was conservative, using transaction data from comparable stores and including signal warrant analysis.
Several commissioners said they were sympathetic to sustainability goals and to the community’s desire to avoid spillover parking, but disagreed on process: some urged keeping the CUP limited to the initial build (16 fuel stalls) so future expansions would trigger new review, while others said the TIS and mitigation measures justified approving capacity that supports a potential later expansion without additional review.
Commissioner Carmichael moved to approve the application pursuant to staff findings and conditions; the motion was seconded and after discussion the commission voted. The motion carried 4–3.
The commission’s approval includes the findings of fact, conclusions of law and conditions of approval in the staff report, including requirements to work with county engineering and UDOT on access and the installation of EV infrastructure as proposed. The commission recorded the vote and the application will proceed under the conditions stated at the hearing.
The commission discussed, and asked staff to track, follow-up items related to rail-trail coordination and any future requests to expand fueling capacity so engineering impacts can be monitored as the site operates.
