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Planning commission recommends approval of 271‑lot 'Estates at Miller Farms' with road and waterline conditions
Summary
Planning staff recommended and the commission recommended to city council a rezoning and preliminary development plan (ZM25002 / PDP25003) for a 112‑acre expansion called the Estates at Miller Farms, proposing 271 single‑family lots, ~38.8 acres of open space and several conditions requiring right‑of‑way dedication, traffic improvements, a public access easement, a widened collector road and a waterline loop for fire/water redundancy.
The Planning & Zoning Commission voted to recommend to City Council approval of a zoning map amendment (ZM25002) and preliminary development plan (PDP25003) for the Estates at Miller Farms, a proposed ~112‑acre single‑family subdivision of roughly 271 lots, on July 13.
Staff described the project as lower‑density than the adjacent approved phase to the east in terms of units per acre and noted the applicant increased dedicated open space to roughly 38.8 acres (≈34.5% of the site) while proposing interconnected trails and public access easements along a key Lyle Ditch greenway. The plan groups lots into three typical lot widths (52', 62', and 76' by 125') and requests several deviations from standard development regulations (setbacks, lot coverage and driveway standards) similar to those approved in prior Miller Farms phases.
Key staff conditions recommended for the council recommendation included: (1) dedication of additional right‑of‑way along Hayes Road as depicted on the plans; (2) completion of required traffic improvements following a traffic impact study approved by the city and the Franklin County engineer; (3) a public access easement for open space along the Wild Ditch and west lot line; (4) design of the north‑south collector roadway to be widened to 70' of ROW with 36' pavement to serve as the neighborhood collector; and (5) extension/looping of a waterline beyond its proposed termination to create redundancy and improve emergency reliability for a large number of lots.
Andrew Bowser, representing the applicant Wilcox Communities, asked the commission to continue technical discussion of the collector cross‑section and waterline timing at the civil‑engineering stage; staff and the applicant agreed those details will be refined during final development plan and engineering review but remained appropriate as conditions for the council recommendation. A member of the public raised concerns about drainage and stormwater; staff confirmed the applicant submitted a preliminary stormwater sizing study and that detailed stormwater design will be reviewed as part of later civil engineering submittals prior to construction.
The commission recommended both the rezoning and the preliminary development plan to City Council with the stated conditions; City Council will take final action on the rezoning and PDP following staff review and required engineering confirmations.
