River Heights planning commission approves Creekside Estates preliminary plat with conditions

River Heights '026-05-26 '026 '026 '026

The River Heights City Planning and Zoning Commission on May 26 approved the preliminary plat for Creekside Estates, a 15.27-acre subdivision proposed by Heritage Land Holdings, with a package of conditions requiring additional engineering and utility confirmations before final approval. The approval was made unanimously and moves the application to the city's Design Review Committee for verification of construction drawings.

The commission's review centered on several technical and public-safety issues. Commissioners asked the developer to supply letters from utilities confirming they can serve the site (including natural gas, electric and telecommunications), a written sign-off or review from the local fire marshal, and a clearer grading/profile for proposed streets rather than only a cross section.

"We need to verify that each lot meets a minimum of 80 feet at the setback," Commissioner Noel Cooley said, noting several curve lots that appeared narrow on the preliminary plat. Commissioners flagged Lot 17 and a cluster of curve lots in phases 2 and 3 as needing dimension verification or redesign so they comply with the city's minimum lot-width standard.

Blaine, who represented the applicant, told the commission the county had granted temporary permission for access to the site and was in the process of turning the road over to the city. "The county gave us permission and they're thinking it'll be turned over and have the city take control of that road," he said.

Commissioners also raised concerns about stormwater and drainage. The commission asked for percolation ("perc") testing for the northern retention area and for the developer to demonstrate how runoff from adjacent school property and existing drain lines will be conveyed into the proposed storm system. They requested the applicant show any existing drain lines that now terminate on Lot 41 and provide the connection details to the proposed drainage system.

Emergency access and easements were another focal point: the plan shows an emergency-access route that crosses church property and includes a gate. Commissioners asked the applicant to show an easement and to call out a breakaway gate and a suitable turn radius for fire apparatus. "We need that breakaway turnaround and clarity on who will maintain it," one commissioner said. The commission directed that the easement, its dimensions and maintenance responsibilities be clarified and, where appropriate, consolidated onto a single lot or recorded easement so future homeowners understand the obligations.

Existing utility easements and power poles were not clearly shown on the preliminary plan, and the commission asked that all existing utilities within the development and 100 feet outside be disclosed on the plat. Staff noted Rocky Mountain Power had submitted a commitment letter indicating service availability, but other service providers had not yet provided documentation.

The motion to approve the preliminary plat was made by a commissioner and seconded by Annalisa Davidson. The commission approved the plat with conditions that will be compiled in writing by staff and transmitted to the developer and the Design Review Committee. Chair Keenan Ryan directed staff to prepare a letter reflecting the approval and listing the conditions.

Next steps: the developer must address the listed items in subsequent design-review submissions; the Design Review Committee will verify construction drawings, confirm engineering items such as profiles and radii, and ensure required letters and tests (fire marshal, utilities, perc) are in place before the city accepts responsibility for infrastructure or records a final plat.