UDOT commission approves Quail Run parcel purchase after public objections over appraisal and exemptions

The Utah Transportation Commission approved purchase of an 8.17-acre parcel in Cottonwood Heights proposed as a base station site for the Little Cottonwood Canyon gondola, despite public objections over the appraisal and county tax exemptions.

Public commenters and local officials — including Alan Sanderson, Charlie Luke of Canyon Guard and Gaylyn Bennion, mayor of Cottonwood Heights — urged caution. Sanderson alleged a conflict of interest because two owners are publicly tied to the gondola effort and cautioned that the parcel’s $8 million asking price appeared high compared with a nearby recent UDOT purchase. "There's a very huge conflict of interest that the department needs to be looking at," Sanderson said during public comment.

Evan Tobin, another commenter, presented Salt Lake County assessor documents and said the parcel’s assessed value appeared to be roughly $4.1–$4.4 million and flagged a 10% resident-exemption reduction on the assessor record that he found unusual. He also raised geologic concerns, noting the parcel’s proximity to the Wasatch Fault.

UDOT staff, presenting corridor preservation details, said the requested purchase price is based on a single independent appraisal by Ben Lefevre, MAI of Intermra Realty, reviewed internally by UDOT. Ross Crow (UDOT) and Carlos Braceras explained that the commission has authority to acquire corridor preservation land and that such purchases are intended to reduce long-term costs and avoid using eminent domain later. Staff said assessed county values can lag market values and that veteran exemptions and other assessor adjustments are administered by the county assessor’s office, not UDOT.

Commissioners debated the appraisal process, whether multiple appraisals were warranted, and the intent of corridor preservation buying. Some members said preserving corridor land can save taxpayers money compared with a future eminent-domain purchase; others pushed for more scrutiny of valuation when the public raises concerns.

After discussion, a motion to acquire the parcel passed by voice vote. The commission record shows the purchase request included an appraisal of $7,951,372 with a 3% contingency for a total request of $8,190,560. Staff said the appraisal used limited comparable sales of vacant development land and that top comparables ranged from $12 to $16 per square foot with the subject on the higher side of that range. The commission’s approval does not change the project’s phased timeline or any outstanding litigation regarding the gondola project; staff said that if the project does not proceed the land will be sold and proceeds returned to the preservation fund.