The Planning Commission on Wednesday recommended approval of a general‑plan amendment and rezoning for the Willowbrook subdivision (Z‑25‑02), a proposed single‑family project on roughly 26 acres east of Val Vista that would create 91 lots averaging about 7,200 square feet; the hearings drew large public turnout and lengthy comment about traffic safety at 150th Street and Riggs Road.

What staff proposed: Planner Kristen Devine said the request would amend the General Plan land‑use designation from very low density (0–1 dwelling units per acre) to low‑medium density (2–3.5 du/acre) and rezone the site from SF‑43 to SF‑6 with a Planned Area Development overlay. Devine said the applicant proposes minimum lots of 6,600 square feet (averaging just over 7,000 sf) and that 53 lots exceed 7,000 square feet. The plan also includes single‑story restrictions on Lots 76–91 that back to the Marathon Ranch subdivision to provide a transition.

Deviations requested: The applicant sought specific deviations from code for side setbacks (standard 5/10 reduced to 5/5) and an increased lot‑coverage allowance (an additional 5 percentage points); staff noted the developer had reduced other earlier deviation requests after outreach and that the proposal still meets the Santan character‑area density cap of 3.5 du/acre. Devine noted staff’s concern about the number of deviations but supported the rezoning overall.

Public comment and traffic concerns: Dozens of Marathon Ranch residents spoke or submitted letters. Many described long waits to exit their neighborhood onto Riggs Road, reports of frequent speeding, and safety concerns for school pick‑up and emergency egress. Karen Wiggins said on one morning she timed seven minutes to turn left onto Riggs; another resident said it took 22 minutes on a different day. Residents asked for either a lower density, a Rezoning to larger lots, or a traffic signal at the 150th/Riggs intersection.

Applicant and traffic engineer response: Applicant representative (Bridal/Brent) Ray said the project reduced lots from an earlier 116 proposal to 91 and increased minimum lot size; he emphasized a large Phase‑1 open‑space buffer and said traffic impact fees and standard mitigation measures would apply. Traffic engineer Dawn Cartier of CIVITEC reviewed counts and methodology: she said staff used a January 2025 count at 150th and Riggs and that counts were analyzed by highest 15‑minute peak hour; she said the intersection currently operates with long delays and that adjusted signal timing at neighboring signals could create gaps that would reduce conflict at the proposed subdivision access, which the study identified as a mitigation measure.

Commission action and caveats: Commissioners debated density and traffic. Several commissioners said the parcel and proposal now align with the Santan character area and that the applicant had made concessions; Commissioner Davis moved to approve the General Plan amendment and Commissioner DeGravina seconded the rezoning motion. The commission voted to recommend approval for both the GP amendment and the rezoning (one commissioner recused). Several commissioners asked staff to continue to work with the applicant and with transportation staff on mitigation measures and to monitor warrants for a future traffic signal should conditions change.

Ending: The Planning Commission’s recommendations now move to Town Council for final action. Staff and the applicant will continue follow‑up on traffic mitigation, landscape buffers and final engineering.