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Duchesne County denies variance request for Pinion Ridge subdivision, citing road and safety concerns
Summary
After a lengthy presentation from planning staff and debate among commissioners about long-term maintenance and emergency access, the commission denied a variance allowing unpaved roads in the Ranches at Pinion Ridge Phase 7 and a subsequent related variance request.
Duchesne County commissioners denied a request to waive paving requirements for the Ranches at Pinion Ridge Phase 7 and later denied a similar variance for Great Basin/Great Lakes subdivisions on Sept. 29, citing concerns about public‑safety access, long‑term maintenance costs and consistency with county standards.
Planning staff told the commission that the subdivision lies in an A5 zone and that county code section 9-6-2 generally requires paving for proposed subdivision streets; the planning commission recommended a variance because the development is remote, lot sizes are large and anticipated traffic flows are low. Staff also warned the commission that the county’s land‑use appeal authority is ambiguous because the historic board of adjustment has been inactive for years, creating procedural complexity for appeals.
Staff noted technical constraints that factor into the decision: the proposed minor street is about 3,639 feet long (below the A5 maximum of 5,280 feet), stormwater permitting will be required because the road disturbance exceeds one acre, and turning radii must accommodate fire apparatus. One planning staffer said the preliminary plat has been approved administratively but that a variance would affect required road widths and pavement conditions.
Commissioners questioned the long‑term consequences of permitting gravel roads, including winter access, emergency response, and future expectations that the county will be asked to maintain substandard roads. "When it's snowed four feet and the wind comes in, they're gonna be hit because they can't get out of their driveway," one commissioner said, arguing that the county may face pressure to provide services if full‑time residents occupy those lots.
Following discussion, Commissioner Kenyon moved to deny the variance for Branches/King Ridge (motion seconded by Commissioner Chaddie); the motion carried on roll call. Later in the meeting the commission also voted to deny a variance for Great Basin Estates Phase 6. Staff said applicants retain options: they can build to the county paving standard, seek other variance paths, appeal the commission's decision or modify the plat to a minor subdivision with fewer lots.
The commission directed staff to clarify code language and appeal pathways so applicants and staff have clearer expectations in future filings.
