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Commission approves multiple Harmony Valley rezonings; neighbors press for traffic, school‑capacity and easement clarity
Summary
Officials approved several Harmony Valley parcels' rezoning from PUD to NR3 to enable cottage‑lot and attached housing. Nearby residents raised concerns about power‑line easements, traffic near Allison and school capacity; staff and the applicant said those issues will be addressed at upcoming planning actions.
The Planning Commission approved several rezonings in the Harmony Valley area that remove parcels from the Harmony Valley PUD and reclassify them as NR3 (neighborhood residential, high density). Applicant John Sayers, representing True Grit Land Development, said the changes are intended to allow alley‑loaded cottage lots and attached housing tailored to current market demand and that the developer has no present intent to construct large apartment complexes on the parcels in question.
John Sayers told the commission the developer expects to advance the next plat filings and begin construction soon: “Tomorrow morning, we have a meeting at, BOPU for pre con, so we will start construction on that next week,” and said the plan will add about 196 lots in the next filing and 112 in a recent filing, for about 308 lots across phases. Staff explained NR3 is consistent with the planned high‑density residential use but noted that the mixed‑use business (MUB) zone could be a better fit in some corridor locations; staff nevertheless recommended approval as the NR3 standard meets review criteria.
Several nearby residents spoke during public comment, raising safety and infrastructure concerns. Richard Hammett asked about large overhead power lines and whether easements would prevent building near the corridor; staff replied that those easements prohibit structures under the lines and the applicant would need to verify compliance. Other speakers asked whether the commission would require an updated traffic study or a school‑capacity analysis; planning staff said traffic documentation is typically submitted with planning actions and that the school district’s long‑range plan indicates a declining student population locally, referencing a Mercer study that closed eight elementary schools.
The commission approved the rezoning motions on roll call. Staff and the applicant said more detailed planning actions — plats, site plans and traffic analyses — are expected to come back to commission in May, and those filings will more directly address neighborhood connections, road stubs, and emergency services capacity.
