Drees seeks R4 zoning for 16.7‑acre Briarwood site; neighbors cite traffic and drainage, petitioner requests continuance

Drees Homes presented a zoning amendment (CA 2413, “Briarwood”) to rezone roughly 16.65 acres on County Road 900 from Agriculture to R4 to allow a proposed 49‑lot single‑family subdivision. Staff recommended an unfavorable recommendation to Town Council because the proposed single access onto County Road 900 would be 200 feet from the Eden Gate entrance across the street and does not meet the town’s 300‑foot separation standard for a full‑access intersection; the petitioner asked for a continuance and the commission granted a 30‑day continuance.

Why it matters: The site sits between existing subdivisions and County Road 900 is a collector road with documented safety complaints and recent increases in collisions noted by residents. The proposal would create up to 49 lots with minimum lot sizes committed by the petitioner; traffic engineers and neighbors raised concerns that a single right‑in/right‑out access could encourage unsafe U‑turns or mid‑block maneuvers on County Road 900.

Staff analysis and concern: Staff said the comprehensive plan’s future land‑use cluster map recommends “specialty housing” for the site (varied housing types), but the petitioner is proposing single‑family detached homes. Staff highlighted the site’s constrained frontage (about 250 feet on County Road 900) and noted Town standards require 300 feet of separation for a full‑access intersection; the petitioner’s proposed full access would not meet that standard, and a right‑in/right‑out would only meet 200 feet separation. Staff recommended waiting to consider more than a few estate lots unless additional frontage or a different access alignment can be achieved.

Petitioner presentation and market case: A Drees Homes representative described the product as single‑story, “empty‑nester‑targeted” ranch homes with five floor plans (1,500–2,700 sq ft) and committed a maximum of 49 lots, a minimum lot area of 6,600 sq ft, and minimum living area of 1,500 sq ft. The petitioner said market data show few new single‑story homes are available in Avon and argued the product meets an underserved market niche; petitioner’s traffic consultant submitted counts and said site traffic falls below thresholds that require a full traffic study at the offered lot count.

Public comment and concerns: Several nearby homeowners (Prairie Manor, Prairie Trail and others) spoke in opposition, citing observed increases in crashes on County Road 900, speed enforcement reports and concerns about drainage and loss of mature tree buffers. Speakers asked the commission to delay action until access, drainage and tree preservation matters are resolved.

Action taken: With those concerns on the record, the petitioner asked for and received a 30‑day continuance to work with staff, neighbors and county officials on access and drainage solutions; the commission continued CA 2413 to its February 24 meeting.

Ending: The petitioner will return with revised entrance options and drainage analysis after meetings with town staff and the county surveyor/engineer; the commission deferred any recommendation to Town Council until that work is complete.