The Sunrise Manor Town Advisory Board voted May 29 to approve a suite of applications from Mosaic 9 LLC and developer Richmond American Homes for a 4.49‑acre, 44‑lot single‑family subdivision at the southwest corner of Cary Avenue and Campbell Street, approving a plan amendment, zone change, vacation of right of way, waivers and a tentative map while adding a clear cap of 44 lots on the project.

Chris Thompson, representing the applicant, oriented the board to the site, described prior uses and explained the developer’s plan for 44 single‑family detached homes with 1,700–1,900 square‑foot floor plans, a private internal street, detached sidewalks and landscape parkways. Thompson said the subdivision will provide three elevation options for product variety and submitted a drainage study and boundary line adjustment as part of the packet.

Staff recommended denial of the master plan amendment to a 'compact neighborhood' land use because that classification permits up to 18 dwelling units per acre and staff judged the requested change inconsistent with surrounding densities. Staff supported the requested RS 3.3 zone change, the vacation and other items. Thompson and the developer argued the project’s density would be 9.79 units per acre (44 units on the parcel) rather than the maximum 18 allowed by compact neighborhood policy, and they offered to accept a condition limiting the development to 44 lots.

Board members debated the risk of speculative entitlements and of later resubmittals seeking greater density, and some said they were troubled by the possibility of future owners flipping approvals. Multiple board members asked whether the commission could place a binding cap on lot count; staff advised that conditions limiting lot count may be placed on the current application but cannot bind future, separate zoning applications by other parties. The board ultimately moved to approve the plan amendment with the explicit condition that the project be limited to 44 lots; the board then approved the zone change, the vacation of right of way, the waivers of development standards (with a condition requiring the developer to implement the frontage landscaping plan and the HOA to maintain the Parkway frontage per Title 30) and the tentative map subject to the same 44‑lot cap.

Discussion of the waivers focused on tree placement and whether the homeowner or HOA would be responsible for trees immediately behind the sidewalk; the applicant said the landscape plan provided with the entitlement package complied with Title 30 and that the developer would work to ensure trees remain as required. One board member asked for potential green space but acknowledged adjacent parks and athletic fields provide open space to the neighborhood.

The board’s final approvals were recorded by roll; motions passed with board members responding “Aye.” The approvals now move to county processing and will require final engineering and CC&R documents that reflect the conditions discussed by the board.