SUB25-3 Subdivision

Corona Valley Subdivision - Concept Plan

PROJECT SUMMARY: In April 2025 Connect Engineering, on behalf of the current owner, LLKM Properties, LLC, submitted an application for Concept Plan Review for a planned subdivision on an undeveloped 40-acre parcel east of Teton High School on E. Ross Avenue and Booshway Street. Updated application materials were submitted in September. The parcel (RPA5N45E254200) is currently zoned RS-7 - Single and Two-Family Residential. The Concept Plan proposes the creation of 171 lots total in five phases with 140 Single Family-Attached Lots and 31 Single Family lots, proposed storm drainage and retention, landscaping, the extension and relocation of water mains, and the extension of sewer mains. Five phases are indicated on the Concept Plan, with Phase 1 encompassing public improvements - including dedication of public roads, extension and relocation of water and sewer mains, storm drainage, and the development of 27 Single Family-Detached lots and the development of 24 Single Family-Attached lots. A phasing plan would be required to be included with Preliminary Plat application.

PROPERTY SURROUNDINGS: The 40-acre parcel is located in an area experiencing active residential development. The Bear Run and Belle Vue Subdivisions are currently under development to the north, while Shoshoni Plains continues to expand to the northeast. In the past, this parcel—like others in the area—was used for winter trail access through an agreement between the City, the previous property owner, and Teton Trails and Pathways. The property’s northern boundary includes a right-of-way that is expected to develop into a future arterial street, which will be considered as part of this application.

PROPERTY HISTORY: In 2021, a previous owner applied to subdivide the 40-acre property as the proposed Rivers West Subdivision. Following public hearings, the City Council unanimously denied the application in April 2022, citing concerns related to transportation plan conformance, code compliance, traffic impacts, park planning, and maintenance details. The applicant requested reconsideration, which Council reviewed in June 2022 and upheld the original denial. More information is available here: SUB21-4 Rivers West Subdivision - Preliminary Plat

APPLICABLE PLANS & ORDINANCES: This application will be processed through the Full Plat Subdivision process (Art. 14.5.6) and considered a Large-Scale Subdivision (Art. 14.5.11) The proposed subdivision is a part of a larger area intended for Development, so the Master Plan will be considered alongside the application.

REVIEW PROCESS: The application constitutes a Full Plat Subdivision (Art. 14.5.6 of the LDC). Full Plat approval is a three-step process. The proposal is a part of a larger area intended for Development, so the Master Plan will be considered alongside the application, and is considered a Large-Scale Subdivision (Art. 14.5.11 of the LDC).

Full Plat approval is a three-step process:

The first step is Concept Plan Review. The Concept Plan application is be reviewed by the Administrator who will advise the subdivider in writing as to the general conformance or non-conformance with the applicable code. The review may include official and unofficial comments on policies and guidelines from the P&Z Commission in the implementation of various development ordinances such as the Comprehensive Plan, Land Development Code, and similar plans or programs. For large or complex proposals the Administrator may, at their discretion, present the Concept Plan to the Planning & Zoning Commission (PZC) for review and comment. As such, this submittal was presented to the PZC during a public meeting on October 8, 2025, where the commission reviewed the proposal and offered comments.

The next step is Preliminary Plat. Per the Driggs LDC, a neighborhood meeting is required. The neighborhood meeting for this application is scheduled for November 17, 2025 from 4PM - 6PM . After the neighborhood meeting has been held, the PZC will consider the Preliminary Plat application at a future public hearing and provide a recommendation to the City Council. City Council will then hold a future public hearing and make a final decision on the preliminary plat application. If a preliminary plat application has not been submitted within 9 months after the Concept Plan Review has been issued, then a Concept Plan Review must be resubmitted. As a large-scale subdivision following information will be required to be submitted with the Preliminary Plat: a quantified analysis of impacts on public services that would be provided to the development, including a traffic impact analysis; estimate public service costs to provide adequate service to the development; estimate of tax revenue that will be generated from the development; suggested means of financing the services for the development if the cost for the public services would not be offset by tax revenue received from the development.

Finally, Final Plat approval is granted from the City Council after all improvements have been installed and inspected. All recommendations and approvals require public hearings except for the Final Plat. (See Article 14.1, Summary of Review Authority). For phased development, such as the proposed Corona Valley Subdivision, the Master Plan of future phases must be submitted with the first phase. Each phase must obtain Preliminary Plat and Final Plat approval independently.

RELATED DOCUMENTS:
SUB25-3 Corona Valley-Concept Plan Application materials - updated 9-25-2025
SUB25-3 Staff Review Memo - Corona Valley Concept Plan - 9-30-2025

Historical applications related to this parcel:
SUB21-4 Rivers West Subdivision - Preliminary Plat - Denied 2022

This project webpage was last updated on October 27, 2025.