Brian Head planning commission recommends against rezoning three Brooke Hill lots after public hearing

The Brian Head Planning Commission on Nov. 4, 2025 voted to recommend denial of a proposed zone change for three parcels in the Brooke Hill Subdivision and voted not to approve a related General Plan Amendment following a public hearing and discussion of infrastructure and neighborhood impacts.

At the outset of the Nov. 4 meeting, Commissioner Dever disclosed that the applicant for the General Plan Amendment and zone change is her client and formally recused herself from the related items. The public hearing for Lots 5, 6 and 7 on Ridge View Street opened at 1:15 p.m.; Building and Planning Administrator Greg Sant summarized the request and confirmed that public notices were sent in accordance with state and local rules.

Deputy Clerk Ciera Claridge read a written comment into the record from John Marshall of 208 Copperchase: "I would not support the change on lots 5,6,7 at Brooke Hill Subdivision keep it low Density like it is zone for. Thanks John Marshall. 208 Copperchase." Property owner Shakir Gushgari spoke in favor of rezoning from R-1 to R-2, saying he has owned the parcels since 2008 and arguing higher density could help address housing affordability in Brian Head. Gushgari said he had no formal development plan but "would be willing to combine the three lots into one if required."

Commission discussion focused on whether rezoning only three lots would be spot zoning and on practical infrastructure constraints. Chairperson Deutschlander suggested that, if R-2 were to be considered, the town should look at including the six adjacent lots to the north so zoning would be more consistent rather than applied to three isolated parcels. Town Manager Bret Howser and Greg Sant noted that meeting R-2 development standards could require lot consolidation (a lot-line vacation) and that sewer service for the parcels is located at the northeast corner of the furthest parcel and flows toward Chalet Village—factors that could affect feasibility and easement configurations.

Commissioners raised concerns about increased congestion, parking, and snow removal on Ridge View and nearby Pinetree and questioned whether units permitted under R-2 zoning would be genuinely affordable. Commissioner Wallis cited heavy traffic around Copper Chase and related developments; Alternate Commissioner Lee referenced approved developments including White Bear, Copper Chase, and Elevate as context for traffic concerns. Howser also pointed to a prior Alpine Condos rezoning in which the Town Council required an accompanying development plan to identify and mitigate impacts.

After discussion, Alternate Commissioner Lee moved not to approve the proposed General Plan Amendment; Commissioner Wallis seconded. That motion carried 3–1–0 (Yes = Commissioner Morgan, Commissioner Wallis, Alternate Commissioner Lee; No = Chairperson Deutschlander). The commission then voted to recommend denial of the Zone District Map Amendment to the Town Council. The motion to recommend denial, moved by Alternate Commissioner Lee and seconded by Commissioner Morgan, carried 4–0–0 (Yes = Chairperson Deutschlander, Commissioner Morgan, Commissioner Wallis, Alternate Commissioner Lee).

The Planning Commission forwarded its recommendation on the zone change to the Town Council; the council’s schedule for review was not specified during the meeting. The commission also received an update on Land Management Code revisions and training resources; no formal action was taken on that item.

The meeting adjourned after a final procedural motion.