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Planning Commission approves Tustin Ranch GP amendment and PAD rezone for 76‑lot single‑family project
Summary
TriPointe Homes’ Tustin Ranch application to change a 39.95‑acre site back to low‑density residential and rezone for single‑family with a PAD amendment passed the Planning Commission after staff and applicant agreed revised conditions about roadway work and design; the commission approved both the general‑plan amendment and the rezoning.
Planning staff presented a request to amend the general plan and approve a PAD rezoning for a roughly 39.95‑acre property at the southwest corner of Greenfield and Pecos Roads. The applicant, TriPointe Homes, proposed to change the property’s general plan designation from General Office/General Commercial back to Residential 1–2 dwelling units per acre and to rezone the site to permit a gated, single‑family development with private streets and 76 lots.
Project details and changes since study session
The applicant explained the proposal retains 76 lots but adds a 1.5‑acre outparcel along Greenfield Road; because acreage increased while lot count stayed the same, the overall density actually decreased slightly (from about 1.97 down to roughly 1.9 homes per acre per the applicant). Homes will be single‑story only, the applicant said, and the project shows larger average lot sizes (smallest lot ~10,800 square feet). TriPointe told the commission it responded to study‑session feedback by adding a second access (a new Columbus Road connection to Pecos) and by increasing setbacks and open space in several locations; the developer also agreed to add a right‑turn deceleration lane into the Greenfield entrance and to construct the project’s north‑side improvements on Bonanza.
Staff conditions and neighborhood concerns
Staff recommended approval conditioned on the report’s standard language and a revised Condition F negotiated between staff and the applicant that requires the developer to construct its half of Bonanza and to use best efforts to work with the town to coordinate completion of the south half (including a possible reimbursement agreement). Staff said the applicant had agreed to revised Condition F. Neighbors in Town Meadows and Somerset raised concerns about traffic patterns at Greenfield/Pecos and the desirability of a Pecos median opening to allow full left‑turn movements from the new subdivision; neighbors also asked for assurances about Bonanza Road improvements and emergency access.
Commission action and outcome
Commissioner Gage moved and Commissioner Davis seconded a motion to recommend approval of the minor general‑plan amendment. The motion passed. The commission then separately moved to recommend approval of the PAD rezoning (Z24‑12/Tustin Ranch) with the staff conditions including the revised Condition F; the rezoning motion carried 7‑0. Commissioners emphasized the project’s larger lots, single‑story commitment and the applicant’s cooperation on access and street‑improvement commitments in support of their approval.
Next steps
Staff will forward the Planning Commission’s recommendation and the project record to Town Council for final action; the applicant will continue coordinating engineering and preliminary plat submittals with town staff.
