The Plain Planning & Zoning Commission tabled the preliminary plan for Alder Oaks (PUD 25‑4), a Pulte proposal for the western half of the adjacent Converse Crossing area, citing unresolved technical issues including side‑yard divergences, the feasibility of clustered basements and sanitary/grading constraints.

Pulte representatives (including Jim Mills) described the site as elongated and constrained by an electric easement and some trees. The team said they had reconfigured lots to protect open space and to increase the share of lots meeting the 7‑foot side‑yard objective; they noted roughly 26% of lots would be the narrower 52‑ and 62‑foot widths while more than 70% would meet the target side‑yard dimension where possible.

The engineers cautioned that offering basements across mixed lot types creates major grading and sanitary sewer complications. As Tyler Jackson, civil engineer with Kimley Horn, explained: switching between slab and basement products in adjacent lots creates construction and grading challenges and typically requires deeper sanitary sewer runs, which substantially increase cost. The transcript records engineers estimating that basements increase prices by about $40,000–$60,000 per unit and can force deeper sewer lines in upstream areas.

Commissioners asked whether basements could be clustered and provided as a phase option; developers said phasing could allow some clustered basements but the team needs more analysis. The developers acknowledged a prior commitment at the concept stage to 7‑foot side yards but said the park configuration required by the joint proposal had forced some compromises in lot dimensions.

Outcome and next steps: The commission voted to table PUD 25‑4 and asked the developer to return with additional engineering analysis on grading, sanitary depths and a revised lot/product plan that addresses side‑yard and basement feasibility. The motion to table passed by roll call; staff will coordinate next steps with the developer and council as needed.