Planning commission recommends rezoning 48‑acre parcel for storage and sale of Class A biosolids

The Utah County Planning Commission voted to forward a recommendation to the County Commission to rezone roughly 48 acres near Chimney Rock Pass and SR‑68 to the Public Facilities (PF) zone to allow storage and sale of Class A biosolids.

Greg Robinson, a county planning staffer, told commissioners the parcels (listed in the staff report as 61 0008 0005 and 61 0005009) are currently designated agricultural and in RA5/MG1 zoning and that the applicant seeks PF zoning because the district anticipates storing and selling Class A biosolids at the site. Robinson said the county’s recent text amendment to the PF zone allows Class A bio solids subject to additional controls, including covered storage and impermeable surfaces.

Richard Mickelson, district manager for the Temponogus Special Service District and the applicant’s lead presenter, described the treated biosolids and the planned handling steps. He said the district will use anaerobic digesters to reduce mass and odors, capture methane for reuse and “scrub” odors, then dry and pelletize the material into a fertilizer‑style product he likened to "Cheetos." “We’ll reduce that by half, capture the odor and then dry it and reduce it further,” Mickelson said. He added the district currently sends biosolids to landfills and that the proposed site—chosen in part for its proximity to Bay View Landfill—would allow either beneficial reuse or, if necessary, use as landfill cover.

Mickelson also said ongoing testing shows very low levels of per‑ and polyfluoroalkyl substances (PFAS) in the product and provided a minimum guaranteed analysis for nutrients (roughly six parts nitrogen, four parts phosphorus and less than one part potassium). The applicant’s presentation included an operations overview (impervious storage pad, covered storage building, runoff containment and truck scale) and a projection that local truck traffic for hauling the district’s biosolids would fall from about 54 truckloads to roughly eight per week after on‑site processing.

Commissioners asked about nearby dwellings, school bus stops and public‑safety precautions. Robinson said the closest permitted dwelling was roughly 400 feet from the parcel boundary and that the site is more than a mile from any city boundary; he noted the Bay View landfill lies less than a mile to the south. The applicant said the design will contain storm runoff on site, use covered storage to limit windborne dust or material, and provide perimeter fencing and 30‑foot fire separations.

One commissioner recused themself from the hearing because they serve on the board of the special service district. No members of the public who attended asked to make a comment during the hearing.

After discussion the commission moved, seconded and passed a recommendation that the County Commission reclassify the listed parcels to the Public Facilities zone based on the staff findings. The County Commission will take the final vote at a later meeting.

What’s next: The item will be scheduled before the County Commission for final action; staff asked interested parties to submit written comments ahead of that meeting.