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Planning commission recommends Sunburst Ranch Phase 3 master‑plan amendment with HOA agreement and public trail condition
Summary
The Midway City Planning Commission recommended approval of a master plan amendment for Sunburst Ranch Phase 3 (36 detached units on 16.52 acres), conditioned on a signed developer–HOA agreement and a public north–south trail connection to the Lundin property; the HOA said it will insist that commitments be black‑and‑white before city council review.
The Midway City Planning Commission voted to recommend approval of a master plan amendment for Sunburst Ranch planned unit development Phase 3, a 36‑unit project at 1232 West Swiss Alpine Road, with conditions requiring a signed developer–HOA agreement and a public north–south trail connection to the Lundin property.
Michael (staff) told the commission the amendment covers roughly 16.52 acres in R‑1‑22 and RA‑143 zoning and includes about 8.44 acres of open space, private roads to be maintained by the homeowners association, and storm‑water retention ponds designed to keep runoff within phase 3. He flagged constraints including slopes nearing 20–25 percent and compliance with newly adopted wildland‑urban interface construction and landscaping standards.
Dan Reeve, representing Toll Southwest LLC and listed in the record as agent for Crystal Springs Land and Cattle Company Inc., said the revised plan keeps the same unit count but changes the mix from attached/twin homes to 36 detached homes and scales back manicured landscaping in favor of native, low‑maintenance open space. "We felt [detached homes] would add more value to the area," Reeve said, adding the developer has been negotiating with the HOA to reduce conflicts over amenities, architecture and maintenance.
Jeff Chevalier, speaking for the Sunburst Ranch HOA, said the HOA board unanimously approved the April 30 corrected letter from the developer but conditioned that support on two things: that the developer’s commitments be incorporated into the master‑plan amendment as enforceable conditions of city council approval, and that the HOA be allowed to review and approve architectural plans. "We want to get into the end zone holding hands with Toll Brothers and the city," Chevalier said, urging engineered retaining walls and clear maintenance obligations for trails.
Commissioners pressed staff and the developer on drainage, trail slopes, emergency access and what the city can reasonably enforce versus what must be handled as a private HOA–developer agreement. Staff said some items (for example, architectural approvals submitted with building permits) are straightforward to condition and enforce; other items (such as monument aesthetics or some amenity quality questions) are harder to police without specific, objective criteria.
After deliberation the commission voted to recommend approval with conditions that include a signed developer–HOA agreement incorporated into the master‑plan approval and at least one public trail connection from the development north to the Lundin property. The chair announced the motion passed. The commission’s recommendation and the revised developer/HOA language will go to the Midway City Council for final legislative action.
Next steps: the matter will be scheduled for city council review; staff said final engineering, preliminary plat and final plat reviews (including detailed drainage and retaining‑wall plans) must still be completed before building permits are issued.
