Planning Commission continues Coyote Ridge PUD to Aug. 19 after public comment and commission questions

The Planning Commission continued consideration of the Coyote Ridge Planned Unit Development (PUD 20242058), a rezoning application for about 112 acres at the northeast corner of County Road 13 and County Road 178, to a date certain: Aug. 19 at 7 p.m.

Staff summarized the proposal: a residential PUD with up to 237 dwelling units across six planning areas, approximately 48 acres of open space (roughly 43% of the site), a central park and detention, private roads to be constructed to county standards (proposed Type 3, 50‑foot right‑of‑way), and water and sewer service provided by the adjacent Spring Valley Metro District. Staff described the PUD exhibit as the recorded document that would set allowable uses and design standards and noted that a preliminary and final plat process would still be required if the rezoning is approved.

Applicant representatives (THK Associates) and property owners (David Quattrochi and Bill Hart) presented a project overview, legal‑description clarifications and design elements. The applicants said four parcels north of the rezoning area would remain as 35‑acre parcels, while the south parcel would be the 112‑acre PUD. The development guide submitted with the PUD includes lot‑size ranges, architectural design toolboxes, setbacks and a menu of required architectural features to promote visual variety.

A resident, Siobhan Rotor Cox of Vista Ridge Road, addressed the commission and expressed opposition, citing the PUD traffic‑study estimate that she said predicts about 2,432 additional daily vehicle trips and saying the rezoning is not compatible with surrounding agricultural uses. She also raised wildlife and safety concerns.

The applicant’s traffic consultant said the study evaluated short‑ and long‑term scenarios and identified mitigation measures; the consultant said the project will construct adjacent portions of County Roads 178 and 13 and add a left‑turn lane on County Road 178 where appropriate to maintain acceptable intersection operations in the short term. Staff and referral agencies — including public works, the assessor, health, Colorado Parks and Wildlife and Douglas County School District — reviewed the application; staff reported no fire district concerns and said no public comments had been received prior to the hearing.

Commissioners asked detailed questions about open‑space uses, wildlife mitigation, the architectural guidelines and the duplex (paired dwelling) standards proposed in the PUD. Applicants said primary open‑space uses would be passive (trails and benches) with more active uses in the central park and that they would coordinate with referral agencies on wildlife and trail design. The applicants said a metro district will be formed to finance on‑site infrastructure and that Spring Valley Metro District has agreed to provide water and wastewater service.

Several commissioners raised procedural concerns about the application packet and asked for missing or clarifying documents to be provided to the Planning Commission before a formal recommendation is made to the Board of County Commissioners. After discussion, Commissioner motioned to continue the item to Aug. 19 so the commission could review a complete application; that motion passed on a roll‑call vote, 5 ayes to 4 nays. The commission’s recommendation will be formally recorded at the continued hearing and then forwarded to the Board of County Commissioners for final action.