Planning commission forwards positive recommendation for Maverick text amendment to allow gas stations with convenience stores in Service Commercial zone

The Snyderville Basin Planning Commission unanimously voted to forward a positive recommendation to the Summit County Council for a text amendment that would allow "gasoline service stations with convenience stores" by conditional-use permit in the Service Commercial (SC) zone.

Ray Millner, the county’s principal planner, told the commission the code change is legislative and would permit any property owner in the SC zone to apply for a conditional-use permit for a gas station; staff recommended forwarding a positive recommendation. "I know that it's not everybody's favorite use, but it's kind of a necessary use if we're gonna keep driving cars," Millner said, pointing to the intersection of major arterials near Quinn's Junction and the relative scarcity of stations between Silver Summit and Park City.

Richard Pickett, who represented applicant Maverick, said his company supports the text amendment and that the change would not automatically authorize a specific project — it would instead allow property owners in the zone to pursue a conditional-use permit with the usual site-specific reviews. "We are really excited to be part of this text amendment," Pickett said.

During discussion, commissioners raised questions about how many potential sites exist inside the SC zone, whether allowing the use across the whole zone could lead to multiple stations, and how the CUP process would address soils and groundwater protection. Staff noted that undeveloped land in the SC zone is limited and that any station would need to be sited on the portion of a parcel actually zoned SC; commissioners asked that soil‑overlay constraints and other technical requirements be considered when an application returns as a CUP.

Chris (commissioner) flagged that the parcel identified for the applicant lies partly in a soils-overlay zone and asked staff to ensure soils, underground‑tank and groundwater conditions are addressed at the CUP stage. Commissioners also asked about operational design, future electric fast‑charging considerations and whether the code language distinguishes gasoline-with-convenience-store from other fuel or service definitions; staff confirmed a defined term for "gasoline service station with convenience store" exists in code and that existing service‑station standards and setbacks would apply.

A motion to forward the staff report's findings, conclusions of law and conditions of approval passed on roll call by a 7–0 vote. The planning commission’s recommendation goes next to the Summit County Council, which holds final legislative authority to adopt the code amendment.