The Hideout Town Council on Nov. 5 continued consideration of the Shoreline Phase 4 final subdivision plat to its Dec. 11 meeting after hearing a detailed presentation from the developer and significant public concern about drainage, emergency egress and concentrated density.

Justin Keyes, attorney for the applicant, summarized the legal framework the council must apply and emphasized that much of the review is administrative because entitlements were vested under a 2010 master development agreement (MDA). "The vesting rights rule means that an applicant ... is entitled to consideration approval if the application is complete and it complies with the zoning requirements in place at the time of his application," Keyes said, arguing the council’s role is largely to check code compliance for an administratively complete application.

Keyes and developer representatives described Phase 4 as a mixed-density package that could yield between 140 and 232 units depending on final product mix, and showed plans for a clubhouse, trails and an amphitheater. The applicant said the stormwater system is overdesigned to handle current and future phases and that engineers have prepared detention basins and a proprietary oil-separation system.

But town engineer Dennis and several residents flagged unresolved technical items. Dennis said the engineering review found multiple items that were incomplete or not yet adequately addressed and recommended the developer and town staff meet directly to resolve outstanding items before returning. Several residents urged the council not to approve the plat until the Bureau of Reclamation (BOR) reviews and signs off on stormwater discharge criteria to protect Jordanelle Reservoir, which supplies drinking water to a large downstream population.

Residents also raised public-safety concerns about egress in a large wildfire and the concentration of units in Phase 4—requests echoed by the fire district and planning staff. The council directed staff to produce a prioritized checklist of outstanding engineering items, requested weekly updates from staff and the developer, and voted to continue the matter to Dec. 11 so the BOR, town engineer and applicant can reconcile technical items.

What happens next: Town staff and the developer will meet to address the engineer’s checklist. The council directed that revised materials and any BOR criteria be provided well in advance of the Dec. 11 hearing so staff and council can review.