Planning commission approves Bear River Landing preliminary subdivision for 110 townhomes

The Perry City Planning Commission unanimously approved a preliminary subdivision application May 1 for Bear River Landing, a proposed 110–unit townhome development at 1679 West Levenard South near the Tractor Supply freeway interchange.

The application, presented by city staff member Bob during the meeting, covered a roughly 10.5‑acre parcel zoned IC (Interstate Commercial). Bob told commissioners the submission met the city’s zoning and density rules for a preliminary approval and that staff and the city engineer had reviewed the materials and asked for additional engineering detail later in the process. "This is a preliminary subdivision application for the Bear River Landing project, and this is an administrative item," Bob said, describing the commission’s role as checking code compliance rather than making a policy decision.

Why it matters: approval of the preliminary plat allows the developer to proceed to final engineering and construction drawings; final approval will depend on resolving engineering details, wetland mitigation and utility upgrades.

Key details: the developer proposes 110 townhomes rather than the apartments originally approved in 2021; the site includes substantial wetlands under Army Corps of Engineers jurisdiction; the plan shows two access points, one near 11 South and another to 1600 West; most homes will front on private alleys with two buildings fronting public streets. Staff noted planned stormwater ponds and that the project will deepen and replace an existing lift station so the development can connect to sewer via gravity. Bob said the applicant updated the landscape plan after the staff report to meet the city’s tree and shrub counts.

Applicant Brad Brown of Stewart Land Company confirmed the Army Corps of Engineers permits were issued the week before the meeting and said mitigation bank payment will be required "when we're ready to build." Bob said the application as submitted satisfies preliminary requirements but that the final application will require detailed engineer review of stormwater calculations, soils and final sewer plans.

Commission discussion centered on wetlands permitting, sewer and lift‑station upgrades, landscape compliance, and traffic/access. Commissioners asked whether wetlands extended into some units, and Bob said wetlands remain in a large area but that the applicant had permitted limited disturbances with mitigation in place. Concerns about traffic and single primary entries were raised; Bob said fire marshal review and roadway improvements would be part of later engineering review.

The motion to approve the preliminary subdivision passed unanimously (Commissioners Kerr, White, Broadhead, Wager and Vaughn voted yes). The commission did not attach additional conditions beyond standard final‑application engineering reviews.

What’s next: the applicant proceeds to final engineering and construction drawings; city engineering review must verify stormwater, soils and sewer/lift‑station design before the final plat or building permits are approved.