To: Honorable Mayor and Members of Town Council
Through: David L. Corliss, Town Manager
From: Tara Vargish, P.E., Director, Development Services Department
Sandy Vossler, Senior Planner, Development Services Department
Title
Resolution Approving a Site Development Plan for Residential Development Within the Crystal Valley Ranch Planned Development (Lot 1, Block 2, Crystal Valley Ranch Filing 14 and Part of Tract P, Crystal Valley Ranch Filing 1) [Located north of Crystal Valley Parkway, east of Rhyolite Park and west of Snow Goose Road]
Body
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Executive Summary
CVR PA3A LLC is seeking approval of a Site Development Plan (SDP) proposing a new neighborhood of 112 single-family detached homes. The site is 21 acres and located northwest of the intersection of Crystal Valley Parkway and Snow Goose Road (Attachment A, Figure 1).
The total open space and public land being dedicated is 4.58 acres, or approximately 22% of the site (Attachment C). This total includes a 0.9 acre swap of public land approved by Town Council with Resolution No. 2025-139 (Reso. 2025-139) on October 21, 2025. The Resolution contained a preferred lotting plan that limited the total number of units to 112 and an executed Memorandum of Understanding (2025 MOU) that established development expectations for this site (Attachment D).
The SDP meets the development standards of the Crystal Valley Ranch (CVR) Planned Development Plan and Zoning Regulations, Amendment No. 7 approved by Town Council on January 20, 2026. It also meets the applicable sections of the Municipal Code, the Town’s technical criteria, and the development standards of the Reso. 2025-139 inclusive of the 2025 MOU. No outstanding staff or external comments remain.
The Planning Commission held a public hearing on October 8, 2026 and voted 5 - 0 to recommend to Town Council approval of the Site Development Plan, as proposed.
Budget Impact
Development of the property will generate review, permit and impact fees, along with use taxes for the Town. Based on the proposed 112 single-family detached units, staff estimates that the project will generate the development impact fees and water system development fees shown in Table 3.
Development impact fees and water system development fees are charged on a per unit basis and are dependent of unit size. The estimates in Table 3 are based on the Town’s adopted 2026 impact fee and water system development fee schedules and assuming an average home size between 3,000 and 3,500 square feet.
Impact fees and system development fees are collected at the time individual building permits are issued and are subject to the fee schedule in effect at that time. Both impact fees and system development fees typically increase on an annual basis; therefore, it is anticipated this development will generate fees higher than the estimates shown.
|
2026 Fee Schedule Single-Family Detached and Attached Units |
|
Number of Units |
112 |
|
|
|
|
|
|
Impact Fees |
Individual Unit Value |
Cumulative Fees |
|
Parks and Recreation |
$10,901 |
$1,220,912 |
|
Municipal Facilities |
$573 |
$64,176 |
|
Fire |
$1,621 |
$181,552 |
|
Police |
$878 |
$98,336 |
|
Transportation |
$17,060 |
$1,910,720 |
|
Total Impact Fees |
|
$3,475,696 |
|
|
|
|
|
System Development Fees |
|
|
|
Water |
$8,088 |
$912,463 |
|
Water Resources |
$29,178 |
$3,291,977 |
|
Wastewater |
$4,992 |
$563,226 |
|
Stormwater |
$2,839 |
$317,968 |
|
Total System Development Fees |
|
$5,085,633 |
|
Table 3: Estimated Impact and System Development Fees |
Staff Recommendation
Planning Commission voted 5 - 0 to recommend approval to Town Council of the Site Development Plan, as proposed.
Proposed Motion
“I move to approve the Resolution, as introduced by title.”
Alternative Motions
“I move to approve the Resolution as introduced by title, with the following conditions: (list conditions).
“I move to continue this item to the Town Council meeting on (date) to allow additional time to (list information needed).”
Attachments
Attachment A: Vicinity Map
Attachment B: Resolution
Attachment C: Site Development Plan
Attachment D: Resolution 2025-139 Conveyance of Land and Executed of a Memorandum of Understanding
Attachment E: Traffic Impact Analysis
Attachment F: Public Emails
Attachment G: Neighborhood Meeting Summaries