Commission backs Ridgeside infill subdivision with reduced setbacks and private-street layout

Planning commissioners recommended approval of Ridge Side, an R-6 rezone/PUD and preliminary plat for a 3.82-acre, 28-lot infill subdivision at Edgewood Lane and Hill Road.

Mike Williams (applicant engineer) and planning staff described the project as a transition product in the downtown planning area that mixes single-family attached units (three duplex/"duet" buildings facing Edgewood) and single-family detached homes with an alley-loaded center block. The plan proposes sidewalks concentrated on one side of certain private streets and a system of internal walkways rather than continuous sidewalks on both sides of every private lane. The applicant requested a set of waivers: reduced rear setbacks for three alley-loaded lots (from 12 to 5 feet) to discourage garage-front parking overhanging alleys, permission for private streets to serve all lots in the loop, and one-sided sidewalks on private streets; staff recommended site-specific conditions to ensure safe pedestrian access and a public-access easement over a remaining natural-surface pathway along the Dry Creek Canal.

Staff also asked the commission to clarify how to treat existing overhead distribution lines that cross or lie within the project boundary. Applicant and staff agreed internal service lines will be installed underground, while distribution lines that serve a broader area may remain in place or be relocated by the utility as needed; the commission amended the staff condition to explicitly allow distribution lines to remain where necessary.

Commissioners voted to recommend approving the rezone, DA, CUP and preliminary plat with the applicant's requested modifications to setbacks and sidewalks and with the clarified condition that overhead distribution lines may remain until or unless the utility relocates them.