Commission approves Meridiana GDP amendment, preliminary plats and detention-pond plat with conditions amid traffic concerns

The City of Manville Planning, Development & Zoning Commission voted 4–2 on July 29 to recommend approval of a General Development Plan (GDP) amendment for the Meridiana master-planned community and to approve two preliminary plats and a detention-reserve plat, each with conditions. The approvals add land designated for garden homes and advance a detention pond needed for later phases.

The GDP amendment covers a 3.35-acre tract that the city council rezoned and designated for garden homes on July 7, 2025; the commission’s recommendation includes a condition that the project complete the modernization process identified by staff. The commission also voted to approve Meridiana Section 28C, a new residential section that subdivides a 29.6-acre tract into 104 lots identified as garden homes, and a preliminary plat for a 9.25-acre detention-reserve tract (detention reserve Phase 2), each subject to conditional requirements, including matching the recorded drainage plan, providing a tree survey, and supplying any required recorded documents from affected property owners.

Why it matters: The Meridiana approvals advance roughly 100 new homes and related infrastructure in one of Manville’s largest master-planned communities. Commissioners and at least one nearby resident said traffic flow on Masters Road and Meridian Parkway — and emergency response access — should be examined as construction progresses.

Most important facts - The GDP amendment concerns a 3.35-acre addition previously rezoned and designated for garden homes by City Council on July 7, 2025. Staff recommended conditional approval; the commission recommended approval 4–2. - Meridiana Section 28C subdivides a 29.6-acre tract into 104 residential lots (garden homes, now shown as 50-foot lots). Staff recommended conditional approval; the commission approved 4–2. - The Meridiana detention reserve Phase 2 plat covers a 9.25-acre tract. Staff recommended conditional approval tied to drainage-plan consistency and recorded documents; the commission approved 4–2.

Discussion and concerns Resident traffic concerns: A nearby resident described the addition as “a 100 homes” and said the development will increase traffic on Masters Road, a route the speaker said is not likely to be widened quickly. The resident said the traffic analysis understates vehicle trips and raised emergency response concerns: “I just don’t want it to have be on the presumption that Masters is going to become a 4 lane overnight because it's not,” the resident said.

Applicant response and traffic analysis: Brad Schweitzer, director of planning at EHA Engineering, representing the applicant and RISE Communities, said the traffic impact analysis uses a standard trip-rate assumption of about 10 trips per day per house and that the model projects most new trips would route to Meridian Parkway and Meridian Parkway/Highway 288 rather than primarily onto Masters Road. Schweitzer offered to arrange a follow-up meeting between the resident and the project’s traffic engineer to address specific concerns.

Emergency access and design options: Commissioners and a staff member raised emergency-access concerns, and one commissioner suggested limited vehicle egress or gated/emergency-only connections as a potential mitigation. Schweitzer said specialty solutions (for example, an emergency-only lane) have been used elsewhere but would require additional design work.

Conditions of approval and outstanding items - Modernization steps identified by staff must be completed before final approval. - Drainage- and detention-pond plats must be revised to be consistent with the approved drainage plan. - Recorded documentation is required to formalize temporary access arrangements, and written consent is required from any property owner whose existing access easement will be abandoned. - A tree survey and additional clarifications on water capacity must be provided for the residential section.

Decisions and votes - Motion to recommend approval of GDP Amendment No. 24 with staff conditions: passed (4–2). - Motion to approve Meridiana Section 28C preliminary plat with conditions: passed (4–2). - Motion to approve Meridiana detention reserve Phase 2 preliminary plat with conditions: passed (4–2). The transcript records counts and outcomes; individual commissioner votes were not recorded by name on the public audio.

Background and context Meridiana is a large master-planned community being developed by RISE Communities with engineering and planning by EHA Engineering. The commission heard repeated references to “garden homes” and to changes in lot width (the garden-home product in question was referenced as 50-foot lots). The plats and GDP amendment are part of a continuing, multi-section buildout where future sections are expected to provide permanent access routes and additional infrastructure.

What’s next Staff must confirm completion of the listed conditions — modernization items, drainage-plan reconciliation, recorded access documents, tree survey and water-capacity clarifications — before final plats are recorded. The applicant offered to schedule a follow-up call with the traffic engineer to address resident and commissioner questions about traffic routing and emergency access.

Ending The commission advanced multiple Meridiana items with conditional approvals; outstanding technical items and resident traffic concerns will be addressed through the conditions and follow-up coordination between applicant, staff and the traffic engineer.