Planning commission recommends 5-year extension for Top of Paradise master plan (38 lots on 40.69 acres)

The Woodland Park Planning Commission on Aug. 14 recommended city council approve a five-year extension of the Top of Paradise amended master plan to Aug. 4, 2030. The extension covers 40.69± acres currently planned for 38 single-family dwelling units; the commission’s vote was unanimous, 5–0.

Planner CJ Gates summarized the project and its history: the larger Top of Paradise area was annexed and planned in phases dating back to the 1975 annexation (Ordinance No. 6, Series 1975) and subsequent preliminary plats. The parcel before the commission is a 40.69-acre portion of that master plan that staff said has been approved previously for up to 38 single-family lots. Gates told the commission Title 17 (subdivision regulations) provides no specific criteria for master-plan extension requests, so staff applied a practical approach and received only one referral comment—from the city utilities department, which told staff it had planned for 38 water taps at this location.

Applicant Frankie Valenzuela of Ventus LLC said the request is a straightforward timing matter: “We’re just looking for a 5 year extension,” he told the commission. Valenzuela said the developer completed an earlier phase (Hidden at Paradise) and now seeks time to begin work on the upper portion.

A nearby resident, who gave his first name as David and declined to give his address in the public record, spoke during public comment to raise traffic and neighborhood-impact concerns tied to construction and future vehicle trips on local streets. “I’m afraid that it’s gonna reduce the quality of life on our in our neighborhood,” he said, describing increased construction and daily traffic on Paradise Valley Drive. Commissioners and staff responded that the master-plan-extension step is not the final plat review and that detailed engineering, lot lines and traffic impacts would be addressed at preliminary-plat and final-plat stages, which carry separate public hearings.

Commissioners discussed the relationship between the master plan, earlier filings in the same area and water-tap allocations. Gates and staff emphasized that utilities have accounted for 38 taps for the 40.69-acre area and that any changes to lot counts or layout would come through a preliminary-plat submission and possible master-plan amendment. Commissioner discussion also clarified that the extension being considered applies to the undeveloped portion described in the application and noticed materials.

Chair Lee Brown made a motion recommending that city council approve the five-year extension by reapplication and that the commission’s recommendation note the extension applies to 38 single-family lots on the undeveloped 40.69 acres. The motion was seconded and passed 5–0 (Ken Kennedy — yes; Don Hoang — yes; Don Dezellan — yes; Larry Larson — yes; Lee Brown — yes). Staff recorded no formal recommendation on the extension itself and will forward the commission’s recommendation and the application to city council for final action.

If the developer proceeds, city review of any preliminary plat will include detailed review of lot configuration, open-space and trail access, utilities and traffic; staff noted the parks and recreation advisory board will also review public-access and trail elements when they come forward.