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Keystone Canyon PUD Amendment

At a glance

Based on the posted agenda and auto-generated captions; names and numbers may be misheard.

  • What: LDC27-00031, an amendment to the Keystone Canyon planned unit development (about 101 acres) raising the unit cap from 745 to 850 and allowing residential on the village commercial parcel. Separate from the Keystone Avenue data center permit.
  • Where it stands: the Planning Commission voted unanimously on 2026-11-05 to recommend City Council approval, with two added conditions. A recommendation is not appealable.
  • Next: City Council consideration; the new Council's first official meeting is November 18.

Discussion

  • Grace McAdan presented: the northwest parcel and the village commercial parcel are affected. An illustrative split of about 70 and 35 units is not binding; the 850 total is. The 745 cap dates from a 2001 amendment based on sewer and traffic capacity then; a traffic signal was added in 2025 and downstream sewer upsized. A 2018 map for 70 townhomes expired, and an approved 18,000 sq ft commercial building found no tenants in about two years.
  • Traffic: the study estimated 36 added peak-hour trips (conservative, no credit for lost commercial use); Doug Beck noted a full study is required at 200 peak-hour trips. Regional road impact fees apply.
  • Fire safety: wildland-urban interface standards apply and a recorded emergency access easement is required. Manny Bera asked about evacuation time and backup power.
  • Lighting: the PUD requires shielded, downward fixtures; city code is 4,000 Kelvin. Public speakers raised lighting, trail access and repeated density increases.
  • Disclosures of applicant contact by five commissioners; Sean McCoy questioned the loss of mixed use.
  • Motion by Alex Belto, seconded by Sean McCoy: recommend approval with staff conditions plus (1) the access easement recorded before grading and (2) PUD goal two reading "provide a residential and commercial environment, subject to market conditions". Carried unanimously. David Jockman asked that Council materials show the traffic reduction from lost commercial use; Commissioner Bera urged Council to weigh public safety and fire response.

Sources

Discussion time

About 78 minutes across 1 meeting (from transcript timestamps; approximate).

Meeting Minutes
2026-11-05 - Planning Commission 78

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