Lutes residents oppose Meritage plan for clustered 60‑ft lots; dispute community plan fit

Meritage Homes sought approval of a revised Planned Development (PD26‑0560) to build up to 86 single‑family homes on a 45.9‑acre parcel south of I‑275. The applicant reduced an earlier 130‑lot plan to a clustered layout of 86 lots with a minimum 60‑foot lot width and emphasized wetland preservation and a semirural density of about 1.8 dwelling units per acre.

Residents of Lutes and adjacent neighborhoods turned out in large numbers to oppose the rezoning. Speakers argued the site lies within the Lutes Community Plan area, which they said intends semirural lot sizes (often one acre) and that the proposed 6,000‑sq‑ft lots are inconsistent with local expectations. Allan, a neighborhood spokesperson, said there is “no precedent in this immediate area for 6,000‑square‑foot lots” and urged denial. Others raised traffic and safety concerns about the proposed northbound left‑turn lane onto Livingston Avenue and potential for cut‑through traffic using a gated emergency access at Currie Road.

The applicant’s planner and county staff countered that the site is within the county’s urban service area and that clustering to conserve wetlands is consistent with county policy; staff said the proposal remains below the maximum density allowed by the future land‑use map, and Development Services recommended support subject to conditions. Transportation staff noted the county’s corridor plan identifies Livingston Avenue for eventual four‑lane preservation and that the application includes right‑of‑way dedication and design features such as a future left‑turn lane and a gated emergency access (locked, with fire access) to meet safety requirements.

Hearing Master Luis closed testimony and will forward a recommendation to the BOCC. Neighbors said they will press the county for adherence to the Lutes Community Plan and for enforceable site‑specific conditions if the BOCC moves the rezoning forward.