Planning commission forwards 141-lot Canyon Del Rio Highlands preliminary plat to City Council

On June 25, 2025, Planning staff presented a preliminary plat for “Canyon Del Rio — The Highlands,” a planned residential development proposing 141 single-family lots on about 27.07 acres at 3805 E. Whetstone Drive. Planner Ben Mejia said the proposal is in the MR zoning district and uses PRD (planned residential development) standards; staff recommended forwarding the preliminary plat to City Council with a recommendation for approval.

Mejia described the project as providing roughly 32% common open space (about 8.67 acres) and preserving 54.5% of on-site forest resources, above the required preservation rate. He said the project proposes a gross density of about 5.2 units per acre (net 5.7), which is slightly below the typical MR range but consistent with the development agreement that sets minimum unit totals across the larger Canyon Del Rio development. Lot sizes would range from about 2,000 square feet to roughly 6,396 square feet, with typical product types that could include 40-by-80-foot and 25-by-80-foot lots.

The commission discussed infrastructure and traffic. Staff said John Wesley Powell Boulevard (JWP) now crosses portions of the Canyon Del Rio area; a traffic-impact analysis that considered full JWP build-out showed a roundabout at Whetstone and JWP could be needed in the future. Staff indicated right-of-way for Canyon Del Rio has been set aside and that additional acquisition from nonproject adjacent owners would be needed for a roundabout if it is later required.

Mejia explained stormwater and public-utility provisions: new eight-inch water and sewer lines to each lot and a combination of on-site extended detention basins plus connections to a proposed regional detention basin in a later phase. On subdivision standards he said the plat meets required procedures and improvements and that civil engineering plans will confirm compliance as the project advances.

During commissioner questioning, an applicant representative confirmed that limiting short-term rentals (for example, banning leases shorter than 30 days in HOA documents) is not part of the staff review for subdivisions; board members were told CCR language on rentals would be a matter for the HOA and applicant decisions. Commissioner concerns included PRD point scoring (one commissioner questioned whether small amenities earned full points) and the phase sequencing tied to connections to John Wesley Powell Boulevard.

Commissioner Mary Norton moved to forward the preliminary plat to City Council in accordance with staff findings; the motion was seconded and carried on a voice vote with all commissioners present voting aye. The staff file number provided in the meeting record was PZ24-00015-01. The item will move to City Council for final action.