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Brian Head commissioners debate R-2 density, ADU limits and mixed-use expectations
Summary
At a Dec. 2 discussion, commissioners and staff reviewed residential zone (R-1/R-2/R-3) language, debated conflicting density limits in R-2, clarified that 'unit' means a dwelling unit, and discussed ADU size limits and whether R-2 should encourage mixed-use development.
BRIAN HEAD — Commissioners on the Brian Head Planning Commission on Tuesday held a broad discussion about the town’s residential zoning categories (R-1, R-2 and R-3), focusing on density, building form and accessory dwelling unit (ADU) rules.
Building and Planning Administrator Greg Sant said staff was asked to bring a general discussion after recent General Plan and zoning amendment conversations. Chairperson Deutschlander said he believed some zones may be overly dense and flagged conflicting language in the Land Management Code about R-2 density — whether it allows four units per acre or up to eight units per acre.
Commissioners and staff also clarified that for the code a 'unit' refers to a dwelling unit rather than a separate building. Sant noted the Land Management Code currently limits ADUs to 50% of the size of the primary dwelling; Chairperson Deutschlander observed situations where a smaller dwelling might be built first and later designated an ADU, which could complicate that limit.
Discussion included whether R-2 should permit commercial uses or be reserved for a middle-ground residential form between R-1 and R-3, consideration of maximum building heights or stories, and whether a mixed-use ratio (for example, 80% residential / 20% commercial) might guide R-2 development. No formal action or code changes were adopted at the meeting; commissioners asked staff to consider clarifying the intended vision for each residential zone and to align code language with that vision.
