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Developers present revised 480‑acre concept with 200‑acre golf course; commission raises slope, trees and utility questions
Summary
Developers for the Ingenuity (game development) concept presented a revised plan for roughly 480 acres that includes a 200‑acre golf course, about 450 housing sites and 14 duplex lots. Commissioners expressed general support but asked for further details on road grades, variances, tree removal, water supply and traffic analysis.
Developers presented an updated concept plan for a large mixed‑use subdivision and golf course on approximately 480 acres in the village’s extraterritorial area at the Planning Commission meeting.
Jeff Hayne, representing the project team, described a revised layout that reduces a previously proposed 12 percent road grade connection, consolidates the clubhouse and golf amenities on roughly 40 acres, and shows a continuous interior road with multiple exits to provide emergency access. Hayne said the team intends to begin work on the northern 80‑acre phase first and "we are committed to the North 80 to get going as quickly as possible." He also said the team is prepared to request variances and a conditional use permit related to road slopes, hillside/hilltop protections and tree removals.
The team showed that about 615 linear feet of road would be at a 10 percent grade (roughly 3 percent of the total roadway length) and estimated approximately 6.3 acres of steep‑slope disturbance on the proposed golf course (about 9 percent of a 72‑acre portion referenced on the presentation). The developers said the design attempts to preserve mature trees where feasible, but that some removals are necessary for roads, lots and golf‑course features. The team also proposed 14 duplex lots to provide lower‑density multifamily options.
Commission feedback: commissioners and attendees generally praised the intention to retain natural features and said the concept could be a local economic amenity. Several commissioners flagged technical issues to be addressed before formal applications: a traffic study revision reflecting the updated road connections (staff said a traffic study exists and will be updated), detailed grading and cut/fill graphics for any slope variances, a tree‑removal plan, and assurances about water service to upper elevations (reservoir issues were raised as a significant infrastructure matter).
Next steps: developers said they will pursue annexation, rezoning, preliminary plats and conditional use permits as needed; the commission did not take a formal vote but provided the presenters with guidance on the major concerns they should resolve before submitting formal applications.
