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Residents push back on Avery Crossing revisions, citing density, traffic and Ponderosa impacts
Summary
Avery Crossing concept presented revisions that reduced units and added open space, but dozens of nearby residents urged the commission to insist on lower density, stronger buffers around the Ponderosa Mobile Home Park and thorough traffic studies for Rings Road and Avery Road.
Developer Casto (Dimmit Architects presenting) detailed revisions to the Avery Crossing concept plan — a roughly 127‑acre proposal that rebalances single‑family lots, townhomes, cluster homes, duplexes and a mixed‑use node near Avery and the future Total Crossing Boulevard — and said changes reduced density and increased open space since earlier drafts.
Gary Ogracchi of Dimmit Architects reviewed the quadrants, noting the project retains the existing Ponderosa Mobile Home Park in the center of the site and that the team has increased stormwater ponds and open‑space area. "We've increased the amount of open space," Ogracchi said in his presentation.
Public comment was extensive and heavily critical. Residents from Ballantree, Kramer’s Crossing and Ponderosa said the proposal remains too dense, risks turning Rings Road into a cut‑through for new development traffic, and threatens the character and affordability of Ponderosa — a 55+ mobile‑home community. Christian Cooney told the commission the plan “pushes 1 to 6 all the way to the western part of the property,” arguing that proposed densities do not mirror the 'country lane' character of Rings Road. Multiple speakers asked that any expansion include stronger tree buffers, safer pedestrian connections to Washington Elementary and an unambiguous plan to preserve a large destination park as envisioned in the city plan.
Some Ponderosa residents reported immediate financial impacts tied to private management changes: speakers said lot rent and separate monthly charges for water and trash were recently added, and they fear displacement as surrounding property values rise. Commission members thanked residents for participation, called the changes an improvement from prior submissions and asked staff and the applicant to continue outreach and produce traffic and drainage analyses. Several commissioners said they are willing to support further refinements but asked the applicant to show stronger integration of green space and clearer transitions to adjacent single‑family neighborhoods before returning with a preliminary development plan.
