One developer can redefine a county. You get one question.

Which section of Utah Code Title 10, Chapter 2a, Part 5, if any, requires a preliminary municipality to adopt Wasatch County's impact fee schedule or to collect impact fees and remit them to the County?

Once Wasatch Highlands has land-use authority as a preliminary municipality, at what point in its building permit process would County impact fees be collected?

Where does the Wasatch Highlands feasibility study account for the County impact fee revenue that will be lost if the preliminary municipality does not adopt and remit County impact fees?

Wasatch County estimates its Parks & Recreation district alone would lose more than $2.6 million in impact fees from the Wasatch Highlands development. If LRB disputes that figure, what is LRB's own estimate?

What is LRB's estimate of the County Roads and Public Safety impact fees that would be lost if Wasatch Highlands becomes a preliminary municipality?

How many of the proposed residential lots in Wasatch Highlands are five acres or larger, the minimum the health department requires for septic systems based on the County's groundwater study?

The Wasatch Highlands study cites Charleston and Wolf Creek Ranch as comparable septic-served areas. How do their lot sizes and densities compare with the proposed Wasatch Highlands lots?

Has the Wasatch County Health Department or the Utah Division of Water Quality reviewed or approved onsite septic systems for the Wasatch Highlands project?

The Wasatch Highlands study notes that the Heber Valley Special Service District is operating at or near treatment capacity. If centralized treatment is required, where would it come from, what would it cost, and how long would permitting and construction take?

The Wasatch Highlands study says the future Town could adopt wastewater fees if centralized treatment is needed. Why aren't those fees reflected in the study's tax impact for a median home?

The Wasatch Highlands study states the Sponsor and Independence Mutual Water Company are still negotiating a water delivery agreement. Without a signed agreement, what standard did LRB use to conclude that a conditional will-serve letter shows water will be sufficient?

IMWC's will-serve letter for Wasatch Highlands is conditioned on approvals from the Division of Water Rights, the Division of Drinking Water, and the Public Service Commission. What is the current status of each of those approvals?

Has the Division of Water Rights confirmed that Independence Mutual Water Company holds enough water rights to serve 2,500 ERUs at Wasatch Highlands in addition to its existing shareholders?

How many acre-feet of water rights does the Wasatch Highlands property currently hold?

How much traffic can each of the current improved access points to the Wasatch Highlands site carry?

If a traffic impact study was done for the full Wasatch Highlands program of 754 units, a 200-room hotel, 160 glamping units, and 142,115 square feet of commercial space, can it be entered into the record?

About three miles of Little Pole Road would become a Wasatch Highlands Town road under the study. What improvements does Little Pole Road need to carry construction and buildout traffic?

LRB states the Wasatch Highlands study is not a determination that access meets fire, emergency-response, or development standards. Which entity will make that determination before the preliminary municipality gains land-use authority?

What authority, property interests, and funding does the Wasatch Highlands preliminary municipality have to build or improve roads outside its own boundary?

How many separate access routes will Wasatch Highlands have for fire apparatus and evacuation?

The Wasatch Highlands site lies entirely within the Wildland Urban Interface. How long would a full wildfire evacuation of Wasatch Highlands take at peak hotel and visitor occupancy?

Who will repair damage to County roads caused by Wasatch Highlands construction traffic?

Was the Wasatch Fire District consulted on the Wasatch Highlands feasibility study, and does the Fire District agree with the study's conclusion that the project will have no meaningful impact on its services?

What are the expected emergency response times from the nearest existing fire station to the farthest point of the Wasatch Highlands development?

If the Wasatch Highlands development requires a new fire station, who will pay to build, equip, and staff it?

Do the projected revenues of the Wasatch Highlands preliminary municipality cover its share of fire and EMS costs, or will existing County residents make up the difference?

The Wasatch County Sheriff told LRB that assuming no additional law enforcement contract cost for Wasatch Highlands was not accurate. Why does the final study keep that assumption?

Did the Wasatch Highlands study estimate law enforcement calls for service from a 200-room hotel, 160 glamping units, commercial space, special events, and overnight visitors?

What annual cost does the Wasatch Highlands preliminary municipality expect to pay for law enforcement?

What effect will the added fire, EMS, and law enforcement demand from Wasatch Highlands have on service levels for existing County residents?

LRB's response to Wasatch County's snow removal comment repeats its road maintenance response word for word. How much of the Wasatch Highlands study's $7,742 per weighted mile road cost is for snow removal?

The Wasatch Highlands study averages Hideout's road cost of $5,196 per weighted mile with Interlaken's $10,287. Why average them rather than use the higher figure or a site-specific estimate?

Was the Wasatch Highlands road design, including its steepest grades, reviewed for whether snowplows can clear those roads safely?

Who will own and pay for the equipment, staff, and facilities, including a maintenance shed and salt storage, that snow removal in Wasatch Highlands will require?

What are the projected long-term costs for drainage, erosion control, and pavement replacement on the steep mountain roads within Wasatch Highlands?

The Wasatch Highlands study meets the 5% statutory threshold only if all new roads are private and HOA-maintained; if the Town maintains them, the margin falls to negative 7.0%. What recorded covenant or agreement guarantees those roads will stay private?

If a Wasatch Highlands HOA later fails to maintain its private roads, or asks the Town to accept them, who becomes responsible for maintaining them?

How many affordable housing units does the Wasatch Highlands project commit to building?

Where within Wasatch Highlands will the affordable units be built, and when will they be built relative to the market-rate homes?

For how many years will deed restrictions or another mechanism keep the Wasatch Highlands affordable units affordable?

Do the Wasatch Highlands feasibility study's financial assumptions include the cost of building the statutorily required affordable units?

How many employees will the Wasatch Highlands hotel, glamping operation, commercial space, and resident services need at full buildout?

Where will the people who work in Wasatch Highlands live, and what effect will that workforce demand have on housing elsewhere in Wasatch County?

After the Lieutenant Governor's certification, which entity verifies that Wasatch Highlands actually builds its required affordable units?

Which comparable developments support the Wasatch Highlands feasibility study's assumption of 75% primary occupancy?

The Wasatch Highlands buildout population of 2,205 assumes 99% of owner-occupied homes are lived in full time at 3.13 persons each. Is that realistic for homes priced from $1.5 million to $10 million?

Wasatch County's overall primary-occupancy rate is about 60%. Why does the Wasatch Highlands study assume a higher rate, 75%, for homes priced from $1.5 million to $10 million?

Comparable high-end developments in Wasatch County have primary-occupancy rates of about 5–10%. What would the projected Wasatch Highlands population be at those rates?

If Wasatch Highlands does not achieve 75% primary occupancy, could it still reach the statutory population threshold for incorporation within the statutory timeline for a preliminary municipality?

LRB states that lower primary occupancy at Wasatch Highlands would reduce per-capita expenses. Which costs, such as roads, snow removal, and fire protection, actually go down when homes sit empty part of the year?

How would primary-occupancy rates below 75% change the Wasatch Highlands preliminary municipality's projected revenues and its ability to fund services?

Did the Wasatch Highlands feasibility study include a sensitivity analysis on occupancy rates?

The Wasatch Highlands study budgets $88,406 for all Year 1 general government, including administration, planning and zoning, and building. What staff and contracts does that pay for?

A town has fixed costs, such as a clerk, attorney, auditor, and insurance, regardless of population. Why does the Wasatch Highlands study scale general government cost per capita instead of estimating those fixed minimum costs?

The Wasatch Highlands study's $803 per capita figure averages towns ranging from Heber City at $284 to Independence at $2,479. What is the per capita general government cost of the town most comparable to Wasatch Highlands?

What is the annual cost of each municipal service the Town of Wasatch Highlands will provide, whether by employees or by contract?

The Wasatch Highlands study shows a net deficit in Year 1 under both road scenarios. Who pays for municipal operations until recurring revenues cover recurring costs?

Before Wasatch Highlands incorporates, who pays for planning, engineering review, and building inspection on the project?

Before Wasatch Highlands incorporates, who selects and pays the engineers and building inspectors who review the project?

What prevents the Wasatch Highlands developer from replacing an engineer or building inspector who raises concerns about the project?

Before Wasatch Highlands incorporates, who enforces state and federal stormwater, wetlands, and erosion-control requirements on the project?

Before Wasatch Highlands incorporates, who confirms that its road widths, grades, and turnarounds meet fire code for fire apparatus?

Before Wasatch Highlands has resident voters, who makes its land-use and zoning decisions?

How are entitlement decisions made by owner-appointed members of the Wasatch Highlands preliminary municipality board not a conflict of interest as defined in Utah State Code?

What incentive exists, if any, to prevent the Wasatch Highlands preliminary municipality board from burdening the future town with onerous financial responsibilities so that the property owner can increase its profit?

IMWC's will-serve letter for Wasatch Highlands is addressed to Philo Development Group, LLC. Is Philo the Wasatch Highlands petitioner, and who are its principals?

What financial guarantees, bonds, or escrow will back the Wasatch Highlands infrastructure commitments and the preliminary municipality's statutory obligations?

IMWC's will-serve letter makes the developer solely responsible, at its own cost, for building water infrastructure for Wasatch Highlands. What bond or guarantee ensures that infrastructure gets finished if the developer stops?

If Wasatch Highlands misses the statutory deadlines for completion or incorporation, what happens to its partly built roads, water systems, and wastewater systems?

If the entity behind Wasatch Highlands dissolves or declares bankruptcy, who becomes responsible for the obligations it leaves behind?

Would the principals of the Wasatch Highlands petitioner agree to personal guarantees on the completion of the project?

The Wasatch Highlands study states it includes no market feasibility study for the proposed hotel, glamping, and commercial development. If those aren't built, how much of the study's projected revenue disappears?

Did the Wasatch Highlands feasibility study analyze a scenario in which the project fails or is only partly built?

How much additional annual cost, or lost revenue, would push the Wasatch Highlands Scenario 1 revenue margin below the 5% statutory threshold?

Under Scenario 2 of the Wasatch Highlands study, where the Town maintains new roads, the margin is negative 7.0%. Does the study's finding of feasibility depend entirely on the Sponsor's assumption that new roads stay private?

LRB responded that several of Wasatch County's concerns about Wasatch Highlands are outside what Utah Code § 10-2a-504 requires. Which entity, with the power to deny or condition the project, will evaluate those issues before the preliminary municipality gains land-use authority?

The Wasatch Highlands study repeatedly says the future Town "will have the ability to adopt necessary fees" for water, wastewater, and roads. What would those fees cost a Wasatch Highlands household each year?

Does LRB consider Wasatch Highlands feasible when its water, wastewater, and access depend on infrastructure that doesn't yet exist and has no identified funding?

Would LRB stand by its finding that Wasatch Highlands is feasible if Wasatch County's figures on impact fees, occupancy, and snow removal proved correct?