Planning commission approves Juniper Ridge subdivision despite density and road-width concerns from staff and fire marshal

The O'Leary Planning Commission on March 4 approved a preliminary development plan for Juniper Ridge, a proposed 50-unit cluster subdivision by Ridgewater Ltd. at the intersection of West Ridge Road and Brunswick Drive.

Proponent Bob Yost of 260 South Logan Street described the plan as similar to previous Ridgewater subdivisions and said the proposal would include roughly 50 units, a private 24-foot-wide road with sidewalks on one side, and landscaped boundaries he intends to plant with juniper. He said the development’s lot density is consistent with several earlier Yost projects.

Planning staff and the city engineer flagged technical and policy concerns. Planner Farkas noted the proposed density slightly exceeds the code threshold for cluster developments — "It is slightly over the 5 units per acre. It's 7.2" — and recommended denial on that basis, while also saying the commission has historically approved comparable submissions and that he would support approval for consistency with past actions.

Engineer John Schneider identified plan errors that must be corrected on the final plat and expressed concern about a shown 10-foot utility easement that may be too narrow for water, sanitary, and electric infrastructure. Schneider also said the plan does not explicitly state the proposed private road status on the preliminary plan and asked that necessary easements and a water-main easement for West Ridge Greens be added during final engineering.

Fire Marshal Gull opposed streets narrower than the city ordinance. "As fire marshal, I'll always be against roads that are less than our city ordinance," he said, noting the code standard is 28 feet and that 24-foot streets risk blocking emergency access during delivery or landscaping events.

Michelle Dahl, community manager for Westridge Green Mobile Homes, spoke as an opponent on localized stormwater concerns. Dahl said stormwater runoff from the subject parcel has historically flooded the mobile home park and urged the commission and developer to ensure stormwater design and retention controls mitigate overflow and do not repeat problems from nearby developments.

Yost told the commission the project will include an engineered rear-yard stormwater system and a sized retention basin designed to meet city and state rules; he offered to share the stormwater drawings with Dahl. Planning Director Panowski asked about off-street parking; Yost said the plan shows roughly 16–18 off-street parking spaces in several small pockets.

Commissioner Battle moved to approve the preliminary development plan for Juniper Ridge (case 2025-100013); Director Panowski seconded. The motion carried on a voice vote.