Littleton Planning Commission approves preliminary plat to split 2410 West Ridge Road into four lots

The Littleton Planning Commission voted 7-0 to approve a preliminary plat for 2410 West Ridge Road, allowing a roughly 1.06-acre vacant parcel at the southwest corner of West Ridge Road and Prince Street to be subdivided into four single-family detached lots.

Andrea Vaughn, senior planner in Community Development, told commissioners that the application includes one drainage easement and about 2,400 square feet of right-of-way dedication for a conceptual roundabout and bike/pedestrian improvements. Vaughn said staff found the plat consistent with the city’s comprehensive plan and the Unified Land Use Code, and recommended approval of the resolution to authorize the subdivision and the right-of-way acquisition.

The commission’s approval comes after three years of work by the applicant. Tom McHale, the developer, said he and his sons Connor and Neil acquired the lot with the expectation they could build a higher-density “cottage court” and that changes in code interpretation reduced the number of units they could pursue. “We’ve been at this now for three years with the city of Littleton,” McHale said, adding the family intends to build “a high-end project” now that the proposal has been reduced to four lots.

Why it matters: Commissioners and several residents framed the decision as an example of how Littleton’s development code and process shape the form and price of housing. Commissioners cited consistency with zoning and the land-use code in voting to approve the plat; several speakers and at least one commissioner argued the sequence of code decisions and public opposition had pushed the project from a higher-density, lower-price proposal to a smaller number of higher-priced homes.

Key details and debate - Parcel and zoning: Staff said the property is approximately 1.06 acres, designated Suburban Residential in the comprehensive plan and zoned Medium Lot Residential (MLR). The plat divides the lot into four single-family detached parcels and includes a required dedication of public right of way along Ridge and Prince. - Right-of-way and roundabout: The dedicated right of way is intended to accommodate a conceptual roundabout identified in the Transportation Master Plan (TMP). Vaughn and public works staff clarified the roundabout is only a concept in the TMP, is not currently funded, is not in the five-year capital improvement program and has no active design or construction schedule. The right-of-way dedication preserves the land needed should the city decide to build the roundabout in the future. - Private access and maintenance: The subdivision will use a private access drive and a cul-de-sac; the city confirmed the private drive will not be maintained by the city and that an HOA will be required to maintain shared drainage and access easements. Staff said the small triangular strips of land between the sidewalk and access drive will remain privately owned by the adjacent lots (lots 2 and 3) and will be the responsibility of those owners unless an HOA covenant provides otherwise. - Drainage concerns: Multiple residents, including Pam Chadbourne and Kathy Houston, raised concerns about stormwater drainage and potential impacts to a nearby cemetery. The applicant and staff responded that the site meets the city’s drainage code requirements; staff said there are engineering studies on file and that the site drains downhill to the west. Commissioners noted cemetery ownership of the parcel downslope and said there are no identified gravesites on the immediately adjacent property discussed in comments. - Housing and affordability: Commissioners and public commenters framed the project as illustrative of broader housing and affordability challenges in Littleton. Several speakers recalled earlier proposals for higher-density cottage‑court housing on the site that would have yielded more, lower-priced units; those versions were not approved under current code interpretations, and the applicant said the resulting reduction in unit count raised the expected price per home.

Public engagement and notice Staff said notifications included mailed postcards to properties within a 700-foot radius (46 postcards) and two signs posted on the property, plus newspaper notice. Several residents who live near the site attended the hearing and expressed support, opposition or questions about traffic and neighborhood impacts.

Formal action and next steps The Planning Commission approved the preliminary plat by a 7-0 vote. Vaughn explained that approval of the preliminary plat is followed by a final plat review, during which more detailed elements will be reviewed administratively by staff before building permits for individual homes are pursued.

What remains uncertain Staff and the applicant said building designs and final home prices are not yet available; building permits for the houses had not been submitted at the time of the hearing. The future of the roundabout remains conceptual and would require funding and design work by the city before any construction could occur.

The commission closed the public hearing and moved the matter to a vote; the motion carried 7-0.