Council reauthorizes Broken Ridge Commons Phase 2 preliminary PUD and plat; ITD turn‑lane conditions remain

The McCall City Council approved reauthorization of the Broken Ridge Commons Phase 2 preliminary planned‑unit development (PUD 25‑02) and subdivision preliminary plat (SUB 25‑02), allowing the applicant, Resolute Land Holdings, to move forward under the existing 2019 development agreement.

Planning staff and the applicant described the reauthorization as a restoration of entitlements that lapsed during the pandemic. Meredith Todd, city and sustainability planner, told council the project’s preliminary approvals originally dated to several entitlement rounds and that COVID‑era market conditions caused the entitlement to lapse in 2021. “The entitlement for the preliminary plat and PUD preliminary plan for this phase of Broken Ridge Commons… lapsed in 2021, which requires that we reauthorize the entitlement in order to honor the development agreement,” Todd said.

Todd summarized several changes in the current submittal: the proposed movie‑theater building is roughly 1,000 square feet smaller and redesigned so the space can convert to restaurant use; a previously proposed distillery/brewery concept was removed and consolidated into the restaurant/theater program; and the micro townhomes to the north were enlarged slightly and removed rooftop terraces to respond to market preferences.

Todd said the development agreement requires commercial development to precede additional residential units on the site; that rule remains in force and is enforced by the agreement’s triggers for building permits and certificates of occupancy. She also explained parks obligations under the development agreement: the applicant may either build a parking lot to serve the future Broken Ridge Park or submit a $15,000 in‑lieu fee in escrow toward park development.

Morgan Stroud, the city engineer, explained the project’s traffic history. She said the traffic impact study dated Feb. 7, 2020, was accepted by ITD in March 2020 and that current plans meet the study’s recommendations. Those recommendations require turn‑lane construction on West Valley and Boydston: “They will be required to build some turn lanes on West Valley and on Boydston. There will be a southbound right turn from Boydston to West Valley, and then there will also be a left turn and a right turn lane being constructed on West Valley to get to Boydston Street,” Stroud said. She added the improvements are tied to phase triggers and to certain final certificates of occupancy; the development agreement and ITD conditions govern sequencing.

Applicant representative Alex Sawyer (online) and staff answered council questions about unit sizes, market response and phasing. Sawyer said the project team is prepared to follow the development agreement and ITD requirements.

There were no public speakers. The council reviewed the preliminary plat and PUD criteria and broadly agreed with the Planning & Zoning Commission’s findings. After deliberation the council moved to approve PUD 25‑02 and SUB 25‑02 with the Planning & Zoning Commission’s recommended conditions and directed staff to prepare findings and conclusions consistent with the council’s deliberations. A roll‑call vote carried the motion.

Next steps: staff will prepare findings and conclusions for the council; required ITD turn‑lane and water‑line improvements remain conditions that must be implemented or bonded per the development agreement and ITD’s acceptance.