Planning commission continues Wild Horse development review amid road and MDA concerns

The Hideout Planning Commission on May 29 continued review of the Wild Horse development — a package that includes a conditional use permit to cluster housing, a rezone to Neighborhood Mixed Use (NMU) for a small commercial parcel, and a draft master development agreement (MDA) — to a date certain of June 19.

Commissioners, staff and the applicant debated whether the project can meet the town’s current road standards, what code should govern the project, and whether short-term rentals or commercial uses should be allowed in the proposed NMU parcel. The developer’s attorney and the landowner asked the commission to recommend approval of the MDA and related actions, subject to negotiating clarifications about which code applies and how exceptions would be handled.

The project as presented would cluster development toward lower elevations on the site to preserve about 5.5 acres of upper-elevation open space. The conceptual site plan shows a maximum of seven single-family lots, five villa/casita units and one neighborhood commercial building. Staff and the applicant noted the cluster proposal would reduce typical one-acre minimum lots in the Mountain Residential zone by concentrating lots lower on the slope, and that the cluster conditional use permit is reviewed by the planning commission while the rezone (and MDA) would be forwarded to town council with the commission’s recommendation.

Discussion highlights - Road standards and alternatives: Town staff and the applicant said the proposed spine road and other street sections currently do not meet the town’s adopted standards. Applicant representatives asked the commission to consider applying the prior code or to allow alternative standards to enable narrower sections; staff recommended the commission vet a formal alternative standard first, then consider the MDA and rezone together. Staff said any code changes allowing narrower streets must be noticed and take effect after commission review and a town council decision. - Vesting and governing law: The applicant’s counsel argued fairness and a prior application date support applying the earlier 2024 code provisions to the project; staff warned that vesting and granting broad exceptions in an MDA can set unwanted precedents. The discussion referenced legal doctrine (vesting) and a 2024 code draft but the commission did not adopt a position at the meeting. - Commercial uses and nightly rentals: The NMU parcel proposed for neighborhood commercial uses was described as about 1.1 acres on the concept plan, with an estimated commercial building in the 10,000–15,000 square-foot range discussed earlier in the process. The applicant said it is pursuing a higher-end restaurant/operator but would not operate a “nightly rental” program for the villas or single-family lots. Commissioners asked whether the MDA should explicitly prohibit nightly rentals in residential portions; staff said the MDA before the commission was a draft and could be revised before council. - Project constraints and exhibits: Staff highlighted areas where the concept plan requires exceptions to the sensitive lands and cut/fill rules (fill/cut greater than the 5-foot threshold, slopes over 30 percent and retaining walls that exceed the typical 10-foot allowance). The applicant said it will update exhibits and work with town staff on revised road and non‑disturbance exhibits.

Developer and applicant statements Applicant representatives said they have revised the project over multiple iterations, have retained professional architects and restaurant operators for the planned commercial component, and asked for certainty in the MDA so financing can proceed. The applicant offered several community benefits in concept, including a community center, trail design support and a parks/amenity program, but key details and timing remained subject to negotiation.

Formal action and next steps The planning commission voted to continue all three Wild Horse items — the conditional use permit, the rezone and the MDA — to a date certain of June 19 to allow staff and the applicant to refine alternate street standards, update MDA redlines, and submit revised exhibit maps. Staff said alternative street standards require public noticing and review so the commission and council can act in sequence.

The public comment period for the item was opened; several residents raised concerns about retaining walls, stormwater and trail connectivity to adjacent neighborhoods. The commission asked the applicant and staff to provide clearer exhibits, to confirm whether nightly rentals would be allowed, and to continue conversations on relocating or reducing infrastructure disturbance in the wildlife/drainage corridor.