Residents urge commissioners to reject broad rezoning above Sand Flats; owners say request aligns zoning with existing commercial use

The county opened a contentious public hearing on a zone map amendment requested by Mini Lee Ventures LLC (the Steam family), who asked to change roughly 235 acres above Sand Flats from range and grazing to resort commercial to support and expand the Ravens Rim zipline and associated visitor services.

Applicant Ashley Steam told the commission the zipline has operated since 2013 and the requested change would align zoning with a long‑standing commercial use and permit modest expansions — food trucks, additional climbing and repelling features, and an OV‑accessible event area — while protecting the sandstone features that make the site unique. “This is a request to align zoning with reality, support an existing and successful local business, and allow for controlled, appropriate use of a uniquely situated, privately‑owned property,” Steam said during her remarks.

Opponents — including the Sand Flats Stewardship Committee and many residents — urged denial or a narrower approach. Andrea Branch, chair of the stewardship committee, said resort commercial zoning would allow the highest intensity permitted under the code and could permit up to five residential units per acre by right. The committee recommended denial in the application’s current form, warning that required roadway improvements and new access could alter Hell’s Revenge and Slick Rock trail character and revenue management for permitted uses.

Why it matters: critics say rezoning to the broad resort commercial category would set a precedent allowing large‑scale development in a nationally recognized recreation area that neighbors important trails and springs. Supporters say terrain and geology make dense residential build‑out unlikely and that the county should modernize zoning to reflect existing commercial activity.

What’s next: the commission left the record open; staff said written comment will be accepted through April 15 and the matter was scheduled for further review on the April 21 meeting agenda.

Attribution: applicant comments are from Ashley Steam; planning director Andrew Jackson summarized the application and process; multiple public commenters and the Sample Stewardship Committee provided opposing testimony during the April 7 hearing.