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Planning Commission recommends approval of Teal Springs PUD amendment to allow smaller homes and per-lot foundation reviews
Summary
The Sheridan Planning Commission on Jan. 12 voted to recommend approval of a major Planned Unit Development amendment for Teal Springs that would set a proposed minimum home size of 1,800 sq ft, remove a blanket no-basement rule and require a per-lot geotechnical report; the recommendation advances to the governing body.
The Planning Commission voted Jan. 12 to recommend approval of a major amendment to the Teal Springs Planned Unit Development, a change staff said would allow smaller single-family homes and replace a blanket ban on basements with per-lot engineering reviews.
City planner Schroeder told commissioners the amendment affects all lots in the Teal Springs subdivision, located south of Brundage Lane and west of Coffeen Avenue, and that staff recommends the commission forward the application to the governing body with a recommendation of approval. Schroeder said all property owners who have bought into the subdivision to date have signed letters authorizing the applicant to pursue the changes and that staff received no written public comments or objections during the notice period.
The amendment would revise the development programming section that currently prescribes home sizes and foundation types. Schroeder said the application proposes a minimum house size of 1,800 square feet. The transcript also contains a likely transcription error listing an earlier size as “2,504,000 square feet,” which appears incorrect; the commission record does not provide a corrected historical maximum figure.
The other principal change removes a blanket requirement that all homes be slab-on-grade with no basements and instead requires a geotechnical investigation for each lot. "A geotechnical investigation report will be required for each lot within the subdivision," Schroeder said, and the per-lot reports would determine the appropriate foundation section design. An engineer for the applicant said that approach allows foundation types — including crawlspaces or basements where feasible — to be decided on a case-by-case basis depending on groundwater conditions.
Tyson Markham, agent for FP Little Goose of Morrison Merley, said the subdivision's covenants already state a 1,800-square-foot minimum, and that the proposal aligns the PUD language with the covenants. "They have their covenants already say a minimum of 1,800 square feet, and so it doesn't contradict it," Markham said.
Schroeder also reported the developer has engaged a consultant (referred to in the record as Phil) to pursue a Letter of Map Revision (LOMR) process intended to remove the affected lots from the FEMA floodplain, which could change foundation feasibility for some lots. Schroeder said staff's internal review produced only minor clarifications and that all comments have been addressed.
On a motion to recommend approval of PL 25-37 (ordinance 2,300-26), the commission voted by voice and the motion passed. The commission did not record individual roll-call votes on the record; the chair declared the motion passed and the recommendation will go to the governing body for final action.
The commission Chair noted that the Jan. 26 meeting is upcoming and staff will circulate the agenda; no other public-comment items were raised at the Jan. 12 meeting.
Next steps: the planning commission's recommendation will be transmitted to the governing body for a final decision on the PUD amendment.
