Planning commission recommends R1 for annexed Dobs Creek after residents warn of traffic and creek impacts

The Benton Planning & Zoning Commission voted to recommend R1 zoning for the newly annexed Dobs Creek parcel after residents raised safety and environmental concerns about a developer’s proposal for hundreds of smaller lots.

Chair Jim Stillwell opened discussion on the item and staff presentations from Hope Consulting identified a scaled‑back project that had moved from as many as 320 proposed lots to 255, with changes intended to remove driveways from Mountain View Road and provide access from an adjacent service road. Consultant Jonathan Hope told the commission the developer proposes 7,000‑square‑foot minimum lots and a 7,000 square‑foot minimum for the project’s lodge; preliminary plat review remains pending.

Residents pressed the commission during an extended public comment period. "If you build 255 houses, each family has two cars," said resident Jackie Dawson, who warned that two‑lane Mountain View Road already carries school traffic and could be unsafe with the added volume. Dawson also asked how the development would affect a creek that runs through the property and whether wet areas would be filled or piped.

Jonathan Hope responded that the design identifies a creek crossing but will not dam the creek, and that the preliminary plat under review shows roughly 2.5 acres of open green space intended as a riparian buffer (staff described the buffer in places as roughly 100–120 feet). He also said a contract for service‑road access exists but the property acquisition was not yet completed.

Commissioner Mark Chilton and others debated whether the annexed land should be R2 (the staff’s initial request) or R1. Chilton noted the city’s existing inventory of R2 lots and argued R1 would better preserve larger‑lot character and reduce the number of lots created. After discussion and the public comments, Commissioner Emily Gibson moved to recommend R1; the motion passed on a 6–0 roll call.

The commission’s recommendation will be forwarded to City Council, which has final authority to set the zoning. Staff noted a council hearing was tentatively scheduled for June 22 to consider the recommendation.

Next steps: the matter goes to City Council with the commission’s recommendation; preliminary plat review will continue at staff level and come back before the commission for final plat consideration.