Perry Street Long Plat Update
Nov, 10 Planning Commission Meeting
On Tuesday, November 10, the Winthrop Planning Commission held a public hearing regarding the MHT application for a Long Plat for the lower Heckendorn project.
In addition to giving consideration to the Staff Report, using the Town’s code and standards as its basis for evaluating the application for compliance and alignment, the Planning Commission reviewed public comment submitted prior to the public hearing on the plan.
Following time spent reviewing the staff report and public comment, the Planning Commission solicited public comment from proponents and opponents of the application. Following a series of questions directed at Town staff, members of the MHT staff, and community members in attendance, resulting in further conversation, the Planning Commission unanimously voted to recommend the Town Council provide preliminary approval the Perry Street Long Plat application with two conditions. You can read the Letter of Transmittal from the Planning Commission, Here
Staff Report:
The Staff Report (updated by the Town staff at the request of the Planning Commission to include the two conditions) provided to the Planning Commission by the Town Planner can be found here. [Link to Staff Report]
Public Comment:
Public comment centered around two main points; the proposed access road to the neighborhood off Perry Street, and the currently substandard intersection where Perry Street intersects with Castle Avenue.
A few neighbors expressed concern that the proposed access from Perry St would add too much traffic to the Heckendorn neighborhood and create an unsafe condition and inquired about possible alternatives, including access to the proposed development from Castle Avenue or Durango Drive.
Consistent with the recommendation contained in the Staff Report, we believe that access from Perry Street is the only viable option for these homes. This is partly due to the need to bring water and sewer lines from Perry Street. This is the only feasible connection point. Additionally, access off Castle would require a new road over the irrigation ditch. This would not only eliminate a buildable lot, but it would be both costly in design and construction, and less safe based upon the steep slope of the entry/exit way and limited line of sight. Simply put, our civil engineer has told us that access from Castle Avenue would not be a feasible option.
Access from Durango Drive is not an option. Durango Drive is a private road that neither MHT nor the Town has an easement for. This would also require building over 1000’ of new road required to access the neighborhood - road the Town would then have to maintain. Additionally, because there must be two access roads into the neighborhood, drivers will have an option of using Main St or Perry St regardless.
Planned Improvements to the Perry Street and Castle Avenue Intersection:
The condition of Perry Street was brought to our attention early in the planning process. It was mentioned again during the public comment portion of the meeting. MHT and the Town staff agreed that MHT will widen the road and make the necessary improvements to bring the Perry Street and Castle Avenue intersection up to town standards.
Planning Commission Recommendation with Two Conditions:
#1-Perry Street and Castle Avenue Intersection and Pedestrian Walkway: Per the Planning Commission’s recommendations in support of pedestrian safety, a condition of approval was added, stating that MHT will paint a stripe along the side of Perry Street, creating a pedestrian walkway in proportion to the development.
#2-Vehicle Access to the Perry Street Long Plat Development: The Planning Commission is also recommending that the face of the Plat stipulate that all vehicle access to the lots in the Plat be from the main road that will go through the neighborhood. This condition is intended to prevent a future homeowner from creating a new driveway off Perry Street or Main Street.
Next Steps:
The Planning Commission recommendation will now go before the Town Council on Wednesday, November 18 at the Winthrop Red Barn Hen House at 6:00 pm. During this meeting, the Winthrop Town Council will decide whether or not to grant preliminary approval of the Perry Street Long Plat application.
If granted, MHT will plan to begin infrastructure construction in the spring of 2027. After all infrastructure is completed (roads, water, sewer, etc.) MHT will apply for final approval of the Long Plat which will then be recorded with the county and create new tax parcels. Following final approval, MHT plans to begin home construction in the summer of 2027.
You can anticipate continuing to receive regular updates during each phase of the process.