Commission approves concept for Rippler/Bridal Ridge Ranch subdivision with conditions, asks for more detail on wildlife, water and access

The Planning & Zoning Commission granted concept approval for the Bridal Ridge Ranch subdivision (applicant referenced the project name as "Ripper Ridge" or "Ripple Ridge" in different places) after a lengthy presentation and public comment, while enumerating a set of expectations and recommendations the applicant must address before a preliminary plat.

Staff described a concept plan proposing nine residential lots (the packet described a range of lot sizes from about 2.75 acres up to roughly 151 acres) across two existing parcels totaling about 318 acres. The proposal would place smaller clustered lots along existing interior roads on the east side of the site and preserve two large parcels on the west as open space; Bull Elk Creek runs through the site and was identified as the primary natural-resource feature.

Joshua, planning staff, said the applicant’s materials were prepared before the county adopted a new natural-resource overlay in December and that the updated map now locates the whole parcel in a big‑game migration corridor; staff told commissioners that a more robust wildlife-habitat analysis was expected under the new policy and that the commission should consider whether to require that study now or accept the applicant’s work and ask for revisions before preliminary plat. Staff also identified that a nitrate-priority area at the north end of the valley could trigger an NP (nitrate/pathogen) evaluation and asked commissioners to clarify whether that requirement should apply to the whole project or only the portion within the priority area.

Applicant representative Hosk Crowther and applicant/developer Drew Curry said the concept preserves large swaths of open space and clusters the smaller lots along the existing private road. Crowther and the applicant said they were willing to map irrigation ditches and work on road‑maintenance arrangements with neighbors; Curry said he expects to work with neighbors on whether to improve the existing North 5000 West road or build a new adjacent road to serve the project, and that he is open to negotiating maintenance agreements.

Public commenters raised irrigation and ditch maintenance concerns. Garvin Ricks, who said he irrigates land west of the project, asked that ditches and water rights be clearly mapped and preserved; a second commenter, Doug McCombie, urged caution about the safety and capacity of 5000 West where it crosses a steep approach and asked for clarity on lot siting and circulation.

Commissioners and staff recommended several follow-up items to be addressed before or with the preliminary plat: a full wildlife-habitat analysis under the new county policy (staff and the applicant discussed timelines), clarification of which lots fall inside the nitrate-priority area and whether that triggers an NP evaluation for the entire project, clear mapping and proposed agreements for irrigation ditches and water-rights access, clarification of access to Lots 1 and 2 (including whether those lots will use the existing interior road or require a long new access), identification of steep slopes and preliminary grading, and consideration of building envelopes on the two large parcels to make the open-space preservation intent clearer.

Staff also reminded the applicant that under the new land development code the concept approval starts a 9‑month clock: the applicant must submit a preliminary‑plat application within nine months of concept approval or risk having to start the approval process again.

Commissioners moved to approve the concept plan with the conditions and recommendations in the staff report and with the additional recommendations above. The motion passed on a recorded voice vote: Commissioner Weber, Commissioner Wertenbrock, Commissioner Penfold, Commissioner Kaufman, Commissioner Kohut and Commissioner Baker voted “Aye.”

Votes at a glance • Bridal Ridge Ranch / Rippler Ridge concept plan — Motion to approve concept plan as described in application materials, with staff conditions and explicit recommendations on wildlife study, access, irrigation and building-envelope clarity; outcome: approved (unanimous recorded vote).

Next steps: applicant to complete the wildlife-habitat analysis and NP evaluation as required, clarify access and road agreements, map irrigation ditches and water-rights arrangements, and submit a preliminary plat within nine months of concept approval per the new code.