Planning commission recommends rezoning to R-25 with 25-foot buffer, asks council to abandon short Vine Circle segment

The Social Circle Planning Commission on July 28 voted to recommend rezoning several parcels (case REZ2026006) from Agricultural to R-25, attaching conditions aimed at addressing safety, traffic and neighborhood compatibility.

City staff introduced the application, saying the concept plan shows 61 single-family lots (ranging roughly 15,002 to 19,954 square feet), about 6.69 acres of open space (just under 20 percent of the site) and a single access point to East Hightower Road. Staff noted runoff concerns and said a short municipal section of Vine Circle would need to be abandoned by mayor and council for the concept plan to work. "Staff does recommend approval of the request to rezone from agricultural to R‑fifteen with the following conditions," the city representative said while reading the staff report; staff listed a path dedication and an undisturbed buffer in the written recommendation.

Neighbors and nearby residents who spoke at the public hearing urged greater limits and protections. Valerie Walhart, a longtime resident at 429 East Hightower, said the initial site plan showed only one entrance and asked the commission to require a second point of ingress/egress or reduce the number of lots to stay below the 31–150 homes threshold that generally requires two access points under UDC Table 8.2.2.c. "On the initial site plan there's only one entrance and exit point for the neighborhood," Walhart said, urging either a second entrance or tighter limits on homes.

Commissioners discussed those concerns and the plan's conceptual nature before making a motion. Commissioner Michael Davis moved to deny rezoning to R‑15 and instead recommend R‑25 with additional conditions; the commission settled on two principal conditions: a 25‑foot undisturbed natural buffer around the perimeter where it abuts adjacent subdivisions, and a deceleration lane or other roadway improvement on East Hightower to meet sight‑distance and speed‑transition standards. The commission also included a separate recommendation that mayor and council consider abandoning the short portion of Vine Circle that crosses the parcels so the proposed subdivision layout could be feasible. "I make a motion that we deny the R‑15 and go with an R‑25," Commissioner Davis said as he initiated the motion.

The motion passed by voice vote with all members voting in favor. The commission's recommendation goes to mayor and council; any required preliminary plat, engineering review, development permit and final plat would follow before any homes are built.

Provenance: Staff presentation and the public hearing on REZ2026006 (topic introduced in staff remarks; recommendation and vote concluded during the commission motion and vote).

Next steps: The mayor and council will receive the commission's recommendation; additional engineering review and a preliminary plat process are required before construction.