Developers propose 29-unit condo, 20-acre conservation easement for Alta site; commissioners press for water, access, massing details

Representatives for the property owner presented a conceptual plan on Jan. 22 to the Alta Town Planning Commission proposing a condominium building on the lower four acres of the Alta Passam Marley parcel, a 20-acre conservation easement on the upper portion of the site, and public benefits that include workforce housing and a possible public restroom.

The presentation by Doug O'Hooley, who identified himself as representing the estate that owns the parcel, and Wade Budge outlined a proposal for a multi-tiered building with three stepped heights (one tier at elevation 8,860 feet, a middle tier at 8,860 feet and a top tier at 8,875 feet as presented) and a conceptual maximum of 29 residential condominiums plus a minimum of three workforce housing units, for a total of 32 dwelling units when an ADA-accessible unit owned by the HOA is included.

Why it matters: the project would replace a previously approved 10-lot single-family subdivision and change winter over-snow vehicle parking and access patterns on the lower site. Commissioners said the proposal could offer community benefits — notably a conservation easement on the upper 20 acres — but they pressed developers for more precise analysis on water supply, driveway alignment, building massing relative to the treeline, parking and operations before moving the project forward.

Most important facts: the project team said their drone survey and field walk showed the proposed building massing would remain largely below the adjacent treetops at the periphery of the site; the developers acknowledged renderings in the packet may not accurately represent tree heights and committed to updated visuals. They said the lower four acres would contain approximately 1.5 acres of building footprint plus drive aisles and that parking is proposed in tandem stalls to meet the town code requirement of two spaces per dwelling unit, which could require structured parking depending on the final unit count.

Outstanding technical issues and questions raised by the commission included: - Water: Commissioners emphasized discrepancies between the developer's preliminary water numbers and state water accounting rules and requested the project team provide detailed demand calculations and confirmation from Salt Lake Public Utilities and the state water authorities. - Access and circulation: The team described two driveway approaches, including one that would branch from the ski-lift operator's road (separate from Summer Road). Multiple commissioners and attendees said they preferred an access route that would avoid repaving or widening Summer Road and would preserve current over-snow vehicle parking, but the developers said they still need to coordinate with Alta Ski Lift (ASL) and the U.S. Forest Service. - Massing and visual impacts: Commissioners repeatedly asked for more accurate massing studies, including renderings from multiple perspectives and stake-out of building corners on the site. Commissioners noted that retaining walls, parapets, elevator overruns and mechanical penthouses could substantially increase the apparent height beyond schematic sections shown. - Parking and operations: The developers said the project team intends to meet the town's two-stall-per-unit requirement (tandem where necessary) and that operational needs such as snow-removal storage and mechanical rooms (big snow blowers, plows) must be accounted for in garage design. - Conservation easement details: The project team described the conservation easement as a primary community benefit and said they are preparing a list of encumbrances and rights to be honored (utilities, access rights, ski routes, and maintenance access). They said a qualified donee such as Friends of Alta had expressed interest, and that Salt Lake Public Utilities might have a role in the eventual conservation easement terms.

Next steps and follow-up requested by the commission: the developers agreed to provide refined renderings that accurately represent tree canopy height and building corners, a clearer water-demand analysis for review with Salt Lake Public Utilities and state reviewers, a more detailed conservation-easement draft or framework for staff review, and documentation of driveway alternatives and coordination with ASL and the U.S. Forest Service. The applicants said they will aim to return to the commission’s Feb. 26 meeting but will notify staff if they need more time.

Votes at a glance: the commission held three procedural voice votes during the meeting unrelated to the Alta presentation: approval of the Dec. 18 minutes (motion made, seconded; voice vote in favor; tally not specified), adoption of the 2025 meeting schedule (motion made, seconded; voice vote in favor; tally not specified) and a motion to adjourn (motion made, seconded; voice vote in favor; tally not specified).

What commissioners said: Commissioners repeatedly requested more precision rather than schematic sketches. One commissioner asked the team to "come back and have someone do some modeling from several angles and distances that show the building mass sitting in that site in relation to trees" and recommended staking building corners during the next field visit. The project team agreed to that and to provide additional engineering and hydrology detail.

Background: the project team framed the current application as an alternative to a state-approved 10-lot single-family subdivision. The estate’s representatives said the condo proposal would preserve the upper 20 acres while concentrating development in the lower four acres.

The commission did not vote on the project at this meeting. The record shows follow-up items the commission expects before a decision: accurate massing visuals tied to stakes or survey points; completed water demand and supply calculations with utility confirmation; access coordination with Alta Ski Lift and the U.S. Forest Service; and a draft conservation-easement instrument or a detailed outline for staff and commission review.