Pacific approves Highlands PUD with new lot-size, buffer and road requirements

Pacific’s Board of Aldermen on Sept. 17 approved a preliminary planned unit development for the Highlands subdivision on Oak Ridge Summit Road, adopting Bill 5251 as Ordinance 3426 after several amendments to the developer’s proposal.

The board’s final vote approved three substantive changes to the developer’s preliminary plan: a minimum dwelling size of 1,300 square feet, a minimum lot width of 100 feet and a 30-foot tree buffer along the Sierra Ridge and View Meadows boundaries. The council also directed that the private access road be 26 feet wide with 3 inches of asphalt over crushed rock consistent with the city’s standard for minor streets.

Why it mattered: The developer, Grama Summit Partners LLC, had proposed a low-density layout and asked for pavement and width adjustments to reduce cost and preserve a rural street character. Several aldermen and nearby residents pressed for stronger protections for existing neighbors, including a wider buffer to preserve the tree line between subdivisions and clear minimum home sizes to ensure the development’s character.

Developer presentation and intent A representative for Grama Summit Partners told the board the project would consolidate multiple small lots into a single larger lot plan intended to yield roughly 18–26 lots; the representative proposed a pavement section of 3 inches of asphalt over 10 inches of rock to reduce construction costs. The project petitioner, Doug Wurst, said, “I’m gonna build one house on there for myself and a garage,” and described the application as a lot consolidation that still may go through planning and zoning for final plat approval.

Debate over roads, sidewalks and maintenance Council members debated whether to require curb, gutter and sidewalks and how wide the private road should be. Alderman McLeive and others warned that wider, public-standard roads make later city acceptance more likely; proponents of narrower roads argued the developer’s buyers want a “country lane” feel and that wider streets would increase costs and long-term traffic. City staff and the attorney confirmed that a performance guarantee for required public improvements (notably sewer) would be required at final plat approval.

Neighbor concerns and buffer Neighbor Bill Renko asked the council to preserve a natural separation between the proposed lots and existing Longview Meadows properties; he requested a 100-foot setback. After discussion, the board agreed to a 30-foot tree buffer (plus existing utility easements) to protect the tree line; Attorney Jones noted that a nature easement shown on the plat and accepted by the city would be enforceable.

What the ordinance does next Attorney Jones said staff will draft amended ordinance language capturing the board’s motions and the precise plat notes before the document is finalized for signature. The board recorded the vote adopting Bill 5251 as Ordinance 3426.

The next step is final development and improvement plans. The developer must return with final plats, improvement plans and required performance guarantees before building permits would be issued.