Developers present paired concept plans for 7410 Converse Huff Road; proposals would add roughly 474 homes and shared open space

Gary Smith, applicant and principal at G2 Planning & Design, presented two coordinated concept plans for 7410 Converse Huff Road on behalf of separate builders: Pulte Homes and Arbor Homes.

PulteHomes, Smith said, proposes a roughly 82.6-acre neighborhood of primarily single-family lots with a mix of 52- and 60-foot lot widths, about 240 lots, 24 acres of open space (about 30 percent of the site) and a density of about 2.77 units per acre. Gary Smith said the Pulte portion "is a total of 82.6 acres" and that the plan aims to mix lot sizes, preserve some existing trees and connect to adjacent path networks.

Drew Miller of Arbor Homes described the neighboring parcel as focused on entry-level buyers. Miller said ArborHomes would offer a bridal series on 44-foot lots and an Arbor series on 54-foot lots, totaling about 234 dwellings at roughly 4 units per acre and about 16.65 acres of open space (28.8 percent). Miller said the companyis targeting a "base price for those homes [in the bridal series] of $250,000," aimed at first-time buyers.

Jim Hills of Pulte Homes walked the commission through elevations and product ranges for the Pulte series, noting home sizes ranging from roughly 2,250 to over 3,000 square feet and some ranch options. Commissioners asked whether homes would have basements; Hills said that option had not been decided and that some comparable Pulte neighborhoods do offer basements.

Commissioners and the mayor raised recurrent concerns about: the visual frontage on Converse Huff Road; the long, straight internal street and measures to reduce speed; sidewalk and multiuse-path connections; the mix of lot widths; and how higher-density parts of the Arbor plan would interface with larger Pulte lots. Smith and the builders said they would review street section widths, buffering, landscape mounding, clustering of mailboxes, and stormwater approaches such as multiple smaller retention areas to avoid large sewer mains.

Mayor Harding and other commissioners asked staff to confirm right-of-way and annexation details for Converse Huff Road; Smith said he would follow up with staff. The applicants repeatedly described the presentation as a concept step and said engineering (civil, stormwater, sanitary) had not yet been completed. Smith said the applications would return with more detailed development plans for signage, amenities and engineering once the applicants had incorporated comments.

Commissioners expressed particular interest in front-yard treatment along Converse Huff, the appearance of long runs of house sides facing the road, and the potential for pocket parks or green space along retention areas. The builders said they would attempt architectural differentiation, landscape buffers and connectivity to adjacent developments.

The commission did not take a formal vote on the concept plans; the presentation was advisory to solicit feedback before formal submittals.

Ending

Commissioners asked the applicants to return with revised plans that address lot orientation along Converse Huff Road, street widths and traffic-calming features, detailed stormwater engineering and clearer trail/sidewalk connections. Smith said the teams would work with city staff and return for subsequent formal applications.