Midway planning commission backs Sunburst Ranch Phase 3 amendment with conditions

Midway City Planning Commission members on May 12 recommended approval of a Master Plan Amendment for Sunburst Ranch Planned Unit Development Phase 3, a 36‑unit phase on 16.52 acres at Ranch Way and Swiss Alpine Road.

The proposal, presented by staff, preserves the previously approved density of 36 units but shifts the design from attached units to detached homes and reduces manicured open space in favor of native, low‑maintenance landscaping intended to lower water use. The project site is zoned R‑1‑22 and RA‑1‑43.

Why it matters: The change in unit type and the reduction of manicured open space affect adjacent homeowners, trail connectivity and wildfire resilience in the Wildland‑Urban Interface (WUI). Commissioners flagged potential erosion and retaining‑wall impacts on steep slopes and stressed that emergency access and stormwater controls must meet City standards in later engineering reviews.

During discussion, staff noted that final engineering, drainage and stormwater plans will be submitted and reviewed in later phases to ensure compliance with City standards. Commissioners debated whether aspects of an April 30 HOA–developer letter should be incorporated as enforceable conditions, and whether some commitments in the letter—such as landscaping details and monumentation—would be difficult for the City to enforce if not formally adopted.

Public comment focused on open space and trail access. Jeff Chevalier, representing the Sunburst Ranch HOA, said the HOA supported the amendment contingent on the April 30 agreement but raised concerns about enforceability, retaining walls and trail oversight. Mary Lou Thackeray objected to the reduction of open space behind her property. Rachel Harvey asked whether proposed trails would be public or private and whether they could connect to the City trail system, noting a historic orchard on the site. Jordan Olin, participating by phone, asked the Commission to consider how open space is distributed across all phases and whether the overall project meets an apparent 50% open‑space expectation.

Applicant Dan Reeve of Toll Southwest LLC confirmed the developer and HOA had resolved major items in the April 30 agreement, including the number of stories allowed on certain lots, but Commissioners emphasized that some items will require clearer, enforceable language or formal agreements as conditions of approval.

Conflict disclosure and recusals: Commissioner Craig Knight disclosed that he is a shareholder in Toll Brothers and recused himself from the Sunburst Ranch discussion and vote; he left the room prior to the Commission’s motion and vote.

Action taken: Commissioner Travis Nokes moved "I would like a make a motion we recommend approval for Dan Reeve and Toll Southwest LLC for the Master Plan Amendment of the Sunburst Ranch Planned Unit Development Phase 3, which contains 36 units. Sunburst is located 1232 West Swiss Alpine Road and is in the R‑1‑22 and RA‑1‑43 zones, with the following conditions added: 1) adopt a signed developer HOA agreement between both parties as a condition of final approval. 2) public access to the trail going from the Lundin property south." Commissioner Genene Probst seconded the motion. The motion passed with ayes from Commissioners Travis Nokes, Genene Probst, Kim Facer, Steve Farrell, Suellen Winegar and Tim Dougherty; there were no nays. The Commission recommended the amendment to the City Council; final engineering, drainage and WUI compliance will be verified during subsequent review phases.

Details and next steps: The Commission’s approval is a recommendation to the Midway City Council; the Council will consider the amendment at a future meeting. The minutes record that certain engineering items—drainage, stormwater plans and slope/retaining‑wall designs—must be reviewed in later stages before final approvals are granted. The HOA–developer agreement was added as a condition of final approval to address enforceability concerns raised during the meeting.

The Commission adjourned at 7:40 p.m.