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Pine Ridge rezoning draws questions about wetlands, traffic and buffers; commission offers no recommendation
Summary
A proposal to rezone roughly 33 acres at Highway 11 to R2 for 58 lots drew sustained public concern about wetlands, runoff, Highway 11 access and buffering; the Planning Commission took no recommendation, meaning the developer may still seek council action without a commission endorsement.
The Planning Commission on April 27 heard a proposal to rezone about 33.45 acres at 11880 Highway 11 from AR to R2 (Case 20260427004RZ), a plan the presenter said would create 58 homes on 15,000‑sq‑ft minimum lots and reduce a previously‑approved 119‑lot plan by roughly half.
The presenter said the proposed R2 zoning would yield larger lots and larger homes than the earlier approval and estimated average home prices near $550,000. He noted federal and county rules that restrict disturbance of wetlands and that much of the detailed engineering — including traffic studies, hydrant locations and septic versus sewer decisions — would be resolved during the preliminary plat and permitting stage.
Residents raised concerns about wet areas on the property, potential runoff to backyards, access and safety on Highway 11, and how proposed lots would back up to existing estate‑sized lots in Brinley Estates. "I just wanna maintain that privacy," said Melissa Dodson, a nearby homeowner, asking for setbacks and buffer zones along the adjacent properties.
Staff and the developer said the plan would need county traffic review, potential right‑of‑way adjustments and Army Corps permits before wetland disturbance could occur. Commissioners asked questions about green‑space calculations and buffers; after public comment the commission did not make a motion to recommend the rezoning. Staff said the developer could still take the rezoning request to City Council without a commission recommendation.
Because the commission offered no recommendation, the next procedural step for the applicant is to decide whether to present the case directly to council for an ordinance vote or return with conditions and additional engineering information.
