Planning board recommends approval of JC Smith three‑lot subdivision at 2701 Cougar Avenue

The Cody Planning, Zoning & Adjustment Board on Tuesday unanimously recommended that the City Council approve the JC Smith Addition, a proposed three‑lot minor subdivision at 2701 Cougar Avenue that would split a 1.1‑acre tract into one lot with an existing house and two lots intended for duplex development.

Utahana Dye, interim city planner, told the board that Lots 2 and 3 measure 11,110 square feet and 11,879 square feet respectively and would each be permitted two dwelling units under the R‑3 developable acreage rule (4,000 sq ft per dwelling). Staff said all utilities exist to serve the subdivision but required each lot to be served by its own 3/4‑inch treated‑water service tap and that treated‑water tap fees must be paid prior to the mayor signing the final plat. Staff also asked that a shared 30‑foot access easement on Cougar Road be built with a minimum 22‑foot gravel surface and that irrigation ditches be piped or buried; a stormwater easement would be required if a detention pond is shared between Lots 2 and 3.

Applicant Josh Smith said he does not plan to pave the shared driveway now, that the driveway will be constructed with crushed road base and gravel to the 22‑foot width requested by Public Works, and that paving could be considered after the four dwelling units are built out. Smith described the planned units as studio duplexes, with each unit “slightly over 600 square feet” and each duplex “slightly over 1,200 square feet,” and said the units will be long‑term rentals under single ownership for the foreseeable future.

Board members questioned how many buildings and units the lots would allow; staff clarified that the design and building permits will be reviewed by the building official to ensure compliance with lot‑area and zoning standards and that the stated conditions are intended to ensure the subdivision cannot later be developed to a denser configuration than intended. City staff also explained that a commonly applied 25‑foot paving requirement adjacent to driveway cuts is typically imposed for commercial properties to reduce tracking; staff said that interpretation suggests the full access need not be paved here because the project is residential, but they recommended city council and legal staff confirm the final code interpretation.

Committee member Ian moved to recommend approval of the preliminary and final plat subject to staff conditions 1–8 and to include the subdivision variance to waive the alley requirement; Josh Smith seconded. The motion, as amended, passed unanimously.

The board’s recommendation goes to Cody City Council for final action. Staff materials note the conditions the applicant must meet before the mayor signs the final plat, including separate treated‑water services for Lots 2 and 3, payment of treated‑water tap fees prior to mayoral signature, the 22‑foot minimum gravel driveway in the shared easement, stormwater easement requirements if detention is shared, and the removal and replacement of an existing drive cut with curb, gutter and sidewalk where required.

The board raised no objections to staff’s recommended conditions and concluded the item by forwarding a unanimous recommendation to city council.