Perry planning panel approves Perry Springs subdivision amendment with conditions

The Perry City Planning Commission on June 5 approved a preliminary-subdivision amendment for the Perry Springs development, a 24-acre site at the corner of 2250 South Davis Street and 1200 West Perry Street just north of Dale Young Park.

The commission voted to approve the amended conservation-subdivision plan with conditions addressing road connectivity, tree and weed removal, fencing, water-right allocation and outstanding engineering items. The tally recorded by the meeting was four yes votes (Commissioners Broadhead, Wager, White and Vaughn); the motion passed.

Commissioners and staff said the revised plan reduces the number of single-family lots and increases a contiguous area of preserved land. Bob, a city planning staff member, told the commission the site previously received preliminary approval under a conservation-subdivision process but that the developer was seeking an amendment that would change lot counts and the layout. "The total property is about 24 acres," Bob said, and the updated plan shows 27 single-family lots (down from 53 in the earlier approval) while keeping the previously planned multifamily units.

Why it matters: The amended plan preserves roughly 15 acres as conservation or constrained land — Bob said about 6.25 acres are delineated wetlands and 8.75 acres would be conservation land — and would lock much of the site into a pasture/open-space condition in perpetuity under the motion’s terms. Commissioners emphasized connectivity for future development to the north and the need to resolve remaining engineering questions, including stormwater discharge and the scope of improvements on 1200 West.

What the commission approved and key conditions - Stub road: Commissioners required that the stub road for future connectivity be moved farther east; the motion directs the applicant to work with city planning staff and the city engineer to set the final location. Bob said the city’s street-layout review authority (code section 14 3 20) guides that decision. - Open space and wetlands: The plan sets aside about 15 acres for conservation/constrained land, including an estimated 6.25 acres of wetlands, which staff said meets the conservation-subdivision requirements. - Trees and invasive weeds: The applicant agreed to remove invasive Russian olive trees and to replant at a minimum 1-to-1 replacement ratio, with replacement trees at least 1.5-inch caliper. "If we're pulling the tree, we're putting one back," said Chris Harild, representing Neighborhood Nonprofit Housing Corp. - Fence and edge treatment: The applicant must install at least a 6-foot privacy fence where new homes abut agricultural land. - Water rights: The applicant reported the property carries about 11 ELUs (equivalent livestock units) and roughly nine acres of irrigated land. The motion distributes water rights between future homes (to be coordinated with Pine View) and retains remaining rights for the pasture/open-space portion. - Ownership and easement: The commission’s approval specifies city ownership of the conservation parcel with a perpetual conservation easement to protect the preserved area. - Engineering, stormwater and public-works items: Staff and the applicant agreed several engineering items remain unresolved — notably the precise scope of improvements on 1200 West, stormwater discharge agreements affecting downstream users, and construction‑level dimensions. The commission left those engineering items open to be worked out between the applicant, the city engineer and staff prior to final approvals. Bob said the U.S. Army Corps of Engineers’ jurisdictional-wetlands determination and permitting remains a prerequisite for some work and normally takes about six months. - Expiration: Staff noted the city’s code establishes a 12-month expiration for preliminary approvals; the motion clarifies that the 12-month clock restarts from the date of this amended preliminary approval, with the option for the applicant to seek an extension.

What the applicant said Chris Harild, representing Neighborhood Nonprofit Housing Corp, told the commission the developer prefers the stub road on the west side for site function but would move it east if the commission required that for long-term connectivity. Harild confirmed the team would not allow basements on the wet parts of the site and reiterated that the developer would coordinate water-right assignments with Pine View. "No basements. We 100% agree that would be a disaster," Harild said when discussing geotechnical constraints.

Outstanding technical issues and next steps Staff and the applicant agreed the commission’s approval is for the preliminary plan layout and does not finalize construction details. City staff warned against treating the preliminary approval as an authorization for unclarified public-works improvements on 1200 West; city engineering review must resolve pavement transitions, exact improvement dimensions and stormwater-discharge arrangements before final plats or construction approvals. Harild also noted the project must complete U.S. Army Corps wetland permitting, which he estimated typically takes about six months.

The commission’s action tonight is the final public hearing step for this preliminary amendment; subsequent submittals (final plat and construction documents) will be reviewed by staff and engineering per city process. The motion sets an effective 12‑month preliminary approval period from June 5, 2025, subject to the applicant’s ability to request an extension and subject to the applicant completing required permits and engineering clarifications.

Votes at a glance - Preliminary subdivision amendment for Perry Springs — Outcome: approved. Key conditions: stub road moved east (final location to be set with staff/engineer), removal of invasive weeds, 1-to-1 tree replacement (minimum 1.5-inch caliper), 6-foot fence where homes abut agricultural land, city ownership of conservation parcel with perpetual easement, water-right allocations coordinated with Pine View, and engineering/stormwater items left open for staff/engineer review. Vote: Commissioners Broadhead, Wager, White and Vaughn — yes.

Background and context The site previously received preliminary approval as a conservation subdivision that granted higher lot yield in exchange for preserved open space and clustered development. Staff described a prior approved layout of roughly 53 single-family lots plus 12 townhome units; the current amendment reduces single-family lots and increases contiguous conservation area. The site is agricultural today; staff noted springs and wet areas that prompted a recommendation that no basements be allowed in the wettest zones. The proposal removed the previously proposed interior trails and would instead preserve much of the parcel as pasture and wetland buffer.

Community impact and implementation risks The commission’s conditions seek to balance future residential development with permanent open-space preservation. Remaining implementation risks include the Army Corps wetlands permit, finalized stormwater solutions and clarity on the proportionate share and limits for 1200 West roadway improvements; staff and the developer said those technical items must be resolved before final construction begins.

What’s next Staff will work with the applicant and city engineering to resolve the outstanding technical items and permit sequencing. The developer indicated wetland permitting and engineering coordination will guide the timing for final plat submission. If the applicant needs more time, city code provides for an extension of preliminary approval upon formal request.

Ending note: The commission’s conditional approval preserves a larger contiguous portion of open space than the prior plan while allowing a reduced number of single-family lots and retaining the multifamily component; key technical details now must be clarified with city engineers and permitting authorities before the project can move to final plat and construction.