Commission approves Springs at Polo Club (268 units) after debate over greenway access, sidewalks and parking

The Planning Commission approved PLN MJDP 25‑15 (Hamburg East Track 4 / The Springs at Polo Club), a proposed 10‑building multifamily development totaling 268 dwelling units, by an 8‑1 vote with 1 abstention. The plan includes a clubhouse, pool and associated parking.

Staff presented the plan with revised conditions and an EAMP (expansion area master plan) compliance statement. Staff recorded that the plan generally met density and infrastructure requirements in the expansion area but did not, in its initial iteration, depict a pedestrian connection to an adjacent greenway or depict 5‑foot sidewalks in all internal locations. Staff recommended a condition to depict a greenway connection and to depict sidewalks at a minimum of 5 feet in width, citing the city’s pedestrian safety and Bike & Ped planner’s standards.

Applicant representatives (Continental Properties) asked for flexibility in a few constrained locations where topography and retaining walls limit sidewalk width; they said internal sidewalks were ADA‑compliant at 3.5 feet in some places but were willing to expand to 5 feet where feasible. Commissioners debated the 5‑foot minimum at length; some argued 5 feet is important for strollers, wheelchairs and two‑abreast pedestrian movement, while others said many older neighborhoods have narrower walks and this was a practical concern.

Commissioners also discussed connection to a low‑lying greenway that lies in FEMA floodplain/floodway; staff noted portions of the greenway are undevelopable but said the greenway remains an amenity and staff recommended the plan incorporate an access to the future trail. The applicant agreed to add a note committing to connect to the greenway and to coordinate with the city on final trail alignment. The applicant also explained a market parking ratio of roughly 1.7 spaces per unit that informed the proposed surface parking.

After discussion, Commissioner Wilson moved approval with staff’s 20 conditions (including depiction of sidewalks to a minimum of 5 feet) and to accept two waivers (terminus/sidewalk waivers with conditions). Commissioner Nickel seconded. Commissioners amended wording to clarify sidewalks would be depicted at a minimum of 5 feet. The motion passed 8‑1 with one abstention. The commission also accepted the EAMP compliance report and granted the listed waivers by recorded vote (waiver votes noted in staff record).