Three Lakes Estates Phase Two PUD Amendment

At a glance

Based on auto-generated captions; names and details may be misheard.

What: a request from Timbercrest Homes (with D.R. Horton as builder and Civil Engineering Consultants as the engineer) for a second amendment to the Three Lakes Estates Phase Two PUD conceptual plan, near 6480 Sweetwater Drive. It would change 16 lots on the south side of the future Sweetwater Drive from semi-detached (twin) homes to detached single-family homes and add new building designs, without basements.
Where it stands: on 2026-10-15 the Plan and Zoning Commission voted to approve staff's recommendation with two changes (below). The vote count was not clear in the captions; the chair announced it passed after a remote member voted yes.
Next: the commission's recommendation moves on to the next step in the city's process (not stated in the meeting). Staff and the builder are to work on designs that meet the quality standards.

The PUD covers a little over 100 acres, partly built out. The amendment area is about 5 acres, a new Sub Area E split out of Area A. The 16 lots on the north side of the future street stay twin homes with one added building type.
The 16 detached lots stay on narrow lots (about 45 feet). Five new house plans, 1,166 to 1,657 square feet, all slab on grade with no basement.
It would drop design standards for Area E: variety in adjacent facades, basements, and a front porch or masonry on the front facade. The existing minimum for one-story homes is 1,250 square feet.
Zoning history: PUD established May 2001; first amendment in 2019 set the street layout and design standards.

Staff supported the change from attached to detached homes, but wanted the existing design standards (basements, materials, sizes) kept, partly because the PUD is half built and buyers relied on its vision, and because current city code sets expectations for new suburban development.
Recommended conditions: Area A follows all applicable building design standards; additional building designs may be used if the planning and urban design administrator finds them comparable in quality.
The applicant held a neighborhood meeting that no neighbors attended; no comment cards were received.

The builder said slab on grade saves roughly 30,000 dollars per home (about 10 percent), allowing sale prices under 300,000 dollars for first-time buyers and downsizers, versus roughly 350,000 for the twin homes. Sloped site and unstable soils make basements costly. A comparable slab-on-grade townhome area in the PUD (81 units) has nearly sold out.
The builder offered to work with the city on siding, landscaping and other design elements.

Three residents of the area spoke in opposition and one more recorded opposition. Concerns: tornado and derecho safety without basements; slab-on-grade homes elsewhere nearby being investor-owned rentals; lost views from two-story homes behind the existing twin homes; effects on property values and on a single homeowners association; inconsistency with the rest of Sweetwater Drive.
The builder replied that investor purchase of 16 homes is unlikely, and offered ranch-style (one-story) homes behind the existing twin homes.

Most commissioners supported removing the basement requirement, citing the need for starter homes among roughly 400 units in the development. One was not in favor of removing the garage-related requirement but would not oppose the majority.
The motion approved staff's recommendation with two amendments: the basement provision is excluded, and the five westernmost lots on the south side of Sweetwater Drive within the amendment area must be one-story.
Clarified in discussion: lot widths of 45 feet remain allowed; plans must meet the minimum square footage (one ranch plan was 34 square feet under and would not comply); repeated house plans should use different elevations and materials. Homes in the separate, earlier PUD to the northwest are not affected, and the commission could not guarantee views there.

About 64 minutes across 1 meeting (from transcript timestamps; approximate).

Meeting	Minutes
2026-10-15 - Plan and Zoning Commission	64

2026-10-15 - Plan and Zoning Commission — staff presentation, applicant and four residents in opposition, then approved with two amendments (no basement requirement; one-story on the five westernmost south-side lots).
2026-11-02 - 2026-11-02 - City Council: council set the public hearing on the second amendment (6480 Sweetwater Dr, 16 lots) for 2026-11-23 (2026-11-23 - City Council).