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Planning commission approves 80‑lot Hopeman Ridge preliminary plat in Smith Farm PUD
Summary
The commission approved a preliminary major subdivision plat for an 80‑lot townhouse section (Hopeman Ridge) inside the Smith Farm PUD. Staff said the plat meets the PUD code of development, includes open‑space and greenway trail elements, and requires turn‑lane improvements as part of phase 1.
The Planning Commission voted on March 18 to approve a preliminary major subdivision plat for an 80‑lot townhouse development called Hopeman Ridge, a development area inside the broader Smith Farm planned unit development (PUD).
Staff said the preliminary plat covers 28.396 acres and complies with the PUD’s code of development and the city’s zoning and subdivision ordinances. The code of development for the PUD contains a mixture of clustered development areas and protective open space; the overall Smith Farm property is about 147 acres and the approved PUD includes a maximum unit cap for the whole site. The Hopeman Ridge plat submitted to the commission covers one development area within that PUD and shows lots that meet the townhouse minimum lot size requirement.
Key features staff highlighted include required improved open‑space amenities (community trails, a playground, picnic area and green), approximately 0.62 miles of greenway trail to be built with this phase, and public street design that will provide 52‑foot rights‑of‑way with about 27 feet curb‑to‑curb travel width, five‑foot sidewalks and six‑foot planting buffers. The plat shows townhouse lots sized between 2,000 and about 6,400 square feet (the plat meets the zoning minimum of 2,000 square feet for townhouse lots) and anticipates on‑lot garages plus shared parking areas; staff said parking and loading will be reviewed again during public improvement plan review.
Traffic and infrastructure items noted by staff include a hydraulic review showing public water and sewer are available and turn‑lane warrant analyses performed during the earlier PUD rezoning that identified left‑turn lanes warranted on Hopeman Parkway; the developer will construct specified turn‑lane work as part of phase 1.
A resident, Lydia Peterson, spoke during the public hearing to express concerns about traffic, visual impacts from new multi‑story townhouses and the pace of development; staff and the applicant answered several neighborhood questions about phasing and demolition timelines for structures on other parts of the PUD.
After closing the public hearing, the commission voted to approve the preliminary plat. The approval is the procedural preliminary plat step; final public improvement plan review and permitting will follow before individual permits and occupancy.
