Washington City Land Use Authority approves Rio Virgin Estates preliminary plat

The Washington City Land Use Authority on July 1 approved a preliminary plat for the Rio Virgin Estates subdivision, a 20‑lot proposal covering about 10.75 acres near Smith Creek Drive and Bear Trap Canyon Drive.

Sebastian (staff member) told commissioners the plan conforms to the site’s R‑18 zoning and that “the proposed subdivision conforms to the approved zoning and the request meets the subdivision requirements and other city ordinances as it relates to this location.” Staff recommended approval subject to the standard findings and conditions for preliminary plats.

The approval followed a discussion about a prior non‑conforming pattern of deed transfers at the site. Commissioner Davis asked staff to clarify the use of the phrase “illegal subdivision.” Sebastian explained that, while earlier transfers were lawful under state law, the city treats lots that were never platted through the municipal process as a non‑conforming or “illegal subdivision” for city land‑use recognition and service‑provision purposes. He said the platting process brings such lots into compliance with city standards so they can receive utility service and other municipal approvals.

Commissioners also asked about ownership and future development. Staff said Plum Holdings LLC holds most lots shown on the map, while a few are individually owned; the final plat will require signature consent from each distinct lot owner. Rick Meyer, representing the applicant firm Bush and Gudgel, told the authority that one adjoining parcel is in probate and therefore its owner consent is not available now: “None of them are willing to sign an owner consent for it,” he said, adding the applicant intends to include that parcel in a later phase if and when consent is obtained.

The map shown to the authority indicated entitled building pads for an adjacent portion of Red Trails; staff confirmed those pads reflect previously entitled detached town‑home product in a neighboring phase rather than commercial or storage uses.

Commissioner Anderson moved to approve the preliminary plat for Rio Virgin Estates with the findings and conditions outlined by staff; Commissioner Davis seconded. The authority took an individual roll call and recorded affirmative votes from Commissioners Anderson, Davis, Tupo, Yur and Bulock. The motion passed.

Next steps for the project include final‑plat submittal with required owner signatures and administrative review of engineering, utilities, drainage and CC&R or retention‑related requirements. The land use authority adjourned after the vote.