Tooele County Planning Commission tables rezoning request for mineral extraction on Bower Road parcel until July 15

The Tooele County Planning Commission on Monday tabled a rezoning request that would allow mineral and aggregate extraction on about 125.84 acres west of Bower Road until July 15.

Staff presented the application from Westland Development, represented by Gardner Francis, who asked to rezone the property from MU40 (multiple use, 40-acre minimum) to MGEX (mining, quarry, sand and gravel excavation) to facilitate responsible mineral extraction. Planning staff recommended tabling the request pending several outstanding submittals, including an updated traffic study and a Phase I environmental site assessment, saying some narrative items still needed updates after input from fire, civil and engineering reviewers. “The state came back and said that they're not within this toxic zone site, but the county engineer is still requiring a phase one environmental assessment report,” staff told the commission.

Francis said about 20 acres of the parcel are already zoned MGEX and that the county general plan’s 2022 update designates the area for manufacturing uses. He described planned controls the applicant would include at the conditional-use permitting stage: an operation and reclamation plan, intent/assurance bonds, engineering-level stormwater and erosion controls, and dust and noise mitigation. “We plan on going through the mandatory conditional use permitting process that is required in the MGEX zone,” Francis said.

Commissioners pressed staff and the applicant on traffic and hauling impacts. Several members said the study should evaluate truck routing beyond the county-maintained Bower Road and consider effects on nearby State Route 36, which could carry heavy trucks accessing multiple existing pits in the area. Staff said the traffic study requirement is intended to map appropriate truck routes and that the conditional-use review will require coordinated haul-route approvals with state authorities where needed.

Jackson Smith, a partner with the applicant, spoke in support and said the site could supply aggregate for local industrial and residential infrastructure while following county processes. “We want to make something happen that is in conjunction and partnership with Tooele County that it will be safe for the residents and a benefit to the continuing infrastructure,” Smith said.

After discussion about a realistic timeline for completing the remaining items, Commissioner Mitchum moved to table the application by Gardner Francis (TW 2026 051) based on the staff findings and subject to the considerations listed by planning staff, not to exceed July 15; Commissioner Alder seconded. A roll-call vote recorded the following yes votes: Commissioner Bstrom; Commissioner Christensen; Commissioner Warner; Commissioner Dao; Commissioner Alder; Commissioner Scott; Commissioner Mitchell. The motion carried and the commission set July 15 as the latest date for the applicant to return with required documentation.

What remains: staff specified a set of updated narrative and exhibits (items A, E, F, I, K, L, M, N, Q as listed in the staff report), a traffic study scoped to determine truck routes and daily trips, and a Phase I environmental site assessment per the county engineer’s requirements. The commission noted that because the public hearing was held tonight, the item will not require a repeat public hearing when it returns, provided the applicant addresses the outstanding materials.

The commission’s action was procedural (tabling the request pending more information) and does not approve any land-use permits or operations; formal approvals, conditions and monitoring would be addressed through the conditional-use permitting process if the rezoning proceeds.