Proposed Bear Lake RV Park

Why You Should Care!

By John Spuhler

The storm is coming…..

Facts that should alarm every home owner and business owner in Garden City regarding the 500 unit Bear Lake RV Resort.

Here are some facts and observations:

·       100 of the 110 total project acres are zoned single family residential where RV parks are NOT allowed.

·       The project is contrary to the General Plan completed in 2014 (see pages 21, 22, 23, 26, 38 and 39 of the General Plan found of the Garden City website)

·       Sun Communities does not currently own the land they are proposing zone changes.

·       This will drastically change the culture and livability of Garden City for all residents.  

·       The Utah League of Cities and Towns training handbook regarding land and zoning changes is clearly NOT being followed. (top of page 21 Handbook for Planning Commissioners) “In making zone changes the Commission should be influenced by the General Plan.  If the change is supported by the General Plan, then the reference of the plan should be used to give support to the decision.  If it is in opposition to the General Plan the commission should acknowledge the plan and give reasons of “findings” for the lack of concurrence. “

·       The proposed changes to the zones are in direct conflict with the acceptable uses. ( Bold highlighted by author)

Hillside Estates which represent the largest part of this project from the Garden City code: 11C – 1451 Purpose: To provide appropriate locations above the Garden City canal, where low density residential neighborhoods may be established and maintained to protect the natural beauty and wildlife. Encourage parks and playgrounds, which serve the requirements of the families. The regulations are intended to prohibit those uses that would be harmful to a single family neighborhood. 

Single Family Residential Zone. 11C-1201 Purpose. To provide appropriate locations where low density residential neighborhoods may be established, maintained and protected, the regulations also permit the establishment of, with proper controls, the public and semi-public uses such as churches, schools, libraries, parks and playgrounds, which serve the requirements of the families. The regulations are intended to prohibit those uses that would be harmful to a single-family neighborhood.

Recreational Residential Zone11C- 1401 Purpose. To provide appropriate areas for recreational residential developments and related services and activities.  

Changing three zones to accommodate a non permitted use that goes expressly against the general plan has never been allowed and sets up a dangerous precedent for Garden City’s future. 

My suggestion is for our P&Z and Town Council to slow this process down by:

1.       Following regulation and best practices for zoning changes

2.       Find out more about the desires of the community

3.       Research Sun Communities before they are willing to thrash zoning and general plans to suit an out of state publicly traded company that has no vested interest in Garden City. Please do a Google Search on Sun Communities lawsuits.

Final thought

This is a massive development which will impact all infrastructure, traffic, sewer, water and public safety within Garden City and Rich County. One final thing to note is the Cottage HOA President told me when Sun Communities purchased Blue Water Beach RV park they were notified the Cottages Blue Water amenities were now off limits, with no discussion. Keep in mind many of the homeowners purchased their home over 20 years ago because of Blue Water beach access.

Please come to the planning and zoning meeting on May 5th at the Garden City office at 5 PM for the public hearing.