Planning commission to review proposed Brown’s Canyon zoning change that could open door to large-scale development

A map of the Lost Creek Community Plan. Photo: Ivory Homes

KAMAS, Utah — A proposed zoning change that could pave the way for large-scale development in Brown’s Canyon heads before the Eastern Summit County Planning Commission this week, marking the first formal step in what could become one of the most consequential land-use debates in eastern Summit County.

The commission is scheduled to hold a work session Thursday at 6 p.m. to review a proposed amendment to the Eastern Summit County Development Code that would create a new zoning designation known as the Lost Creek Community Zone, or LCCZ.

The proposal was submitted by Garff Rogers Ranches LLC and Ivory Development and applies to roughly 407 acres in Brown’s Canyon.

The land is currently zoned AG-80, which allows one residential unit per 80 acres and is intended for very low-density development.

If approved, the new zoning designation would allow for a master-planned community that could include residential neighborhoods, commercial uses and supporting infrastructure.

Thursday’s meeting is informational only and that no vote on a specific development proposal is scheduled. Public comment will not be taken during the work session, though future public hearings are expected if the proposal moves forward.

According to county staff, the proposed code amendment raises several major policy questions.

Among them is the overall scale of development in a largely undeveloped area that currently lacks key infrastructure, including water, wastewater systems and transportation access.

Staff also noted that the proposal does not require developers to secure those services before future development plans move forward.

Environmental concerns are also expected to be part of the discussion.

County staff said the proposal encourages protection of natural features but does not include specific standards tied to environmental capacity. The plan also proposes setting aside at least 10% of the property as open space — a figure some may view as low given the size of the property and surrounding landscape.

The proposal includes a requirement that 10% of housing be designated as affordable, though details such as affordability timelines and distribution would be determined later.

Transportation access is another unresolved issue. Staff noted the area currently has limited roadway access and no public transit options.

Officials also raised concerns that many key development standards — including density, building height and setbacks — would be negotiated later through a future development agreement rather than clearly defined upfront.

County planners said the proposal is not directly tied to existing planning documents and could set a precedent for similar development proposals in other undeveloped areas of eastern Summit County.

The work session will be held both in person at the Summit County Services Building in Kamas and virtually via Zoom.

If the zoning amendment advances, developers would still need to return with a separate community plan and development agreement outlining specific development details.