(These minutes are subject to correction and or approval on May 6, 2003)
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(These minutes are subject to approval and/or correction on January 4, 2005) MINUTES OF THE WORK SESSION OF THE PLANNING AND ZONING COMMISSION OF THE TOWN OF PINETOP-LAKESIDE, ARIZONA, HELD TUESDAY, DECEMBER 21, 2004, AT 6:15 P.M. IN THE COUNCIL CHAMBERS. 1. CALL TO ORDER AND ASCERTAIN QUORUM Chairman Betts called the work session to order at 6:21 p.m. Planning and Zoning Commission Members Present: Chairman Jim Betts, Vice Chairman Gretchen Forbeck, Luke Smith, Stephanie Irwin, Brian Gilbert and Georgia Dysterheft. mission Members Absent: Tim Williams. Community Development Staff Present: Paul Esparza, Community Development Director 2. DISCUSSION Vice Chairman Forbeck stated the property at Pinecrest and Cottontail is zoned C-1 and asked why they want it zoned PUD. Paul Esparza said under C-1 there are minimum lot sizes, but that is not a requirement for a PUD. He said he thinks that zoning designation would work out well for the adjacent property owners as well. Art Aschauer stated the houses would be very small cottages. He said he just finished a similar project on Larson Road and Woodland Road. Commissioner Gilbert asked about the draft of the Mountainside Ordinance. Mr. Esparza said he just wanted to go over a few things that were suggested by Jack Barker. He said they plan to thtake it to public hearing on January 4 . He said he has given a copy to the developer for their review and also sent it out to the local ...
Voir
(These minutes are subject to approval and/or correction on January 4, 2005)
MINUTES OF THE WORK SESSION OF THE PLANNING AND ZONING
COMMISSION OF THE TOWN OF PINETOP-LAKESIDE, ARIZONA, HELD
TUESDAY, DECEMBER 21, 2004, AT 6:15 P.M. IN THE COUNCIL CHAMBERS.
1.
CALL TO ORDER AND ASCERTAIN QUORUM
Chairman Betts called the work session to order at 6:21 p.m.
Planning and Zoning Commission Members Present: Chairman Jim Betts, Vice Chairman
Gretchen Forbeck, Luke Smith, Stephanie Irwin, Brian Gilbert and Georgia Dysterheft.
Planning and Zoning Commission Members Absent: Tim Williams.
Community Development Staff Present: Paul Esparza, Community Development Director
2.
DISCUSSION
Vice Chairman Forbeck stated the property at Pinecrest and Cottontail is zoned C-1 and asked
why they want it zoned PUD. Paul Esparza said under C-1 there are minimum lot sizes, but that
is not a requirement for a PUD. He said he thinks that zoning designation would work out well
for the adjacent property owners as well. Art Aschauer stated the houses would be very small
cottages. He said he just finished a similar project on Larson Road and Woodland Road.
Commissioner Gilbert asked about the draft of the Mountainside Ordinance. Mr. Esparza said he
just wanted to go over a few things that were suggested by Jack Barker. He said they plan to
take it to public hearing on January 4
th
. He said he has given a copy to the developer for their
review and also sent it out to the local contractors to solicit their comments, as it would definitely
apply to them.
Mr. Esparza stated an RFP was sent out to amend the subdivision regulations and they have
received four submittals. He said they want to organize a review committee with two
commissioners on the committee. Commissioner Gilbert and Chairman Betts said they would be
happy to be on the committee. Mr. Esparza said he would like to move quickly on this.
Mr. Esparza said there would be a DRC on Elk Ridge next week, and a DRC on a piece of
property near Tune and Lube, that is presently zoned commercial, for a Family Dollar Store. He
said he made it clear there is another Family Dollar Store here already. He stated Tim Shaffery
has a piece of property between Show Low Lake Road and the fun park he would like to develop
as office space. There is a preliminary site plan and they will meet next week to discuss it.
3.
ADJOURNMENT
The Work Session was adjourned at 6:32 p.m.
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/s/ Chairman Jim Betts
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING
COMMISSION OF THE TOWN OF PINETOP-LAKESIDE, ARIZONA, HELD
TUESDAY, DECEMBER 21, 2004, AT 6:30 P.M. IN THE COUNCIL CHAMBERS.
1.
CALL TO ORDER TO ASCERTAIN QUORUM
Chairman Betts called the meeting to order at 6:33 p.m.
Planning and Zoning Commission Members Present: Chairman Jim Betts, Vice Chairman
Gretchen Forbeck, Luke Smith, Stephanie Irwin, Brian Gilbert, and Georgia Dysterheft.
Planning and Zoning Commission Members Absent: Tim Williams.
Community Development Staff Present: Paul Esparza, Community Development Director
2.
PLEDGE OF ALLEGIANCE
3.
CONSIDERATION AND APPROVAL OF THE MINUTES OF THE WORK
SESSIONS AND MEETINGS HELD NOVEMBER 29 AND DECEMBER 7, 2004.
Vice Chairman Forbeck moved to approve the minutes of November 29 and December 7 as
presented. Commissioner Smith seconded the motion and it carried unanimously.
4.
PUBLIC PARTICIPATION.
ACTION TAKEN AS A RESULT OF PUBLIC
COMMENT IS LIMITED TO DIRECTING STAFF TO STUDY THE MATTER
AND RESCHEDULE FOR FURTHER CONSIDERATION AT A LATER DATE.
COMMISSION MAY PROVIDE LIMITED RESPONSE TO ITEMS THAT ARE
NOT ON THE AGENDA.
INDIVIDUALS ARE LIMITED TO THREE (3)
MINUTES FOR PRESENTATION.
There was no public participation at this time.
5.
DISCUSSION / CONSIDERATION RE: SPR 05-205 PINETOP COURTYARDS
Discussion on a proposed site plan for a master planned office complex to be located
at 325 W. White Mountain Boulevard. The subject parcel is zoned C-1. APN 212-
30-015B. The applicant is John Sullivan.
Mr. Esparza stated this is the old Murphy’s Cabins site, which has been cleared of all the cabins.
Drs. Sullivan and Washburn own the property and it has been subdivided into two separate
parcels. Dr. Sullivan will be developing the western most half. There is a site plan and a
colorized elevation of what the building will look like. He said he likes the site plan as it shows
the building up front and parking in the rear, which emphasizes the building.
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Dr. Sullivan stated the name of the project is Pinetop Courtyards. He said one of the main things
he has been able to do is create an inner courtyard in the project to give a place that is pedestrian
and visitor friendly. There may be a waterfall or stream running through it. The elevation from
the parking area allows them to get away from the concept of parking next to a building with no
trees. By spacing the buildings they will be able to keep the tall trees in the courtyard. The
buildings will be at the height of the sidewalk, which will be 2 feet higher than the parking lot –
to create a waterfall or stream and let the sidewalks meander. He said he wants to create a
friendly office space where people can sit outside. It may also have retail applications in the
6,000 square foot building on the highway, as there is great visibility and great parking. He said
he made agreements for a gravel road at the rear of the property for emergency access. Vice
Chairman Forbeck asked if that would be emergency or general access. Dr. Sullivan said
eventually as Dr. Washburn builds his building it would turn into a paved, curbed, guttered
corridor. He stated he has tried to include more than adequate parking spaces.
Dr. Sullivan stated he has made agreements with Lakeside Summer Homes on fencing. He said
they want to continue the chain link theme so he will be putting that in, and will try to have the
parking lot lighting of low intensity and facing away from them. He said he gave Lakeside
Summer Homes a piece of property in his easement for the installation of a breakaway gate for
an emergency exit.
Dr. Sullivan said he expects Dr. Washburn to put in some type of office, professional, and retail
space. He may also put in some type of upscale restaurant. There will be no fast food, no car
parts, and no tire stores. As part of Main Street, he, Connie Boggs, and Jerry Croney have talked
about continuing the streetscape theme through to his building. One of the components is to get
the sidewalk off the curb to create a buffer and to make a nice pedestrian corridor. He showed an
artist rendering of what the building would look like. He said he would like to have a corrugated
metal roof with a prefinished rusty look. Vice Chairman Forbeck asked what the look of the
building would be on the side that faces White Mountain Blvd. Dr. Sullivan said it would have
the same components of rock and stucco and the same roof, but may not have as many pillars.
One section of the building will be vaulted and could have a lot of windows for retail or a nice
café. Vice Chairman Forbeck asked if a DRC has been held yet. Mr. Esparza said they did have
one, and he is waiting for comments from ADOT and the fire district. Dr. Sullivan said he
received a letter from Ironside Engineering regarding fire flow. Vice Chairman Forbeck asked if
there is a fire hydrant on the property. Dr. Sullivan said there is not. Vice Chairman Forbeck
asked if one would be required. Dr. Sullivan stated they are requiring 750 gallons per minute for
two hours and the report he just received stated the hydrant on the Lakeside Summer Homes
property right next to his property blows at 550. He said if they sprinkle the building, which he
intends to do, the flow requirement is cut in half. Vice Chairman Forbeck asked how big the
main is. Dr. Sullivan said there is an 8” pipe in Lakeside Summer Homes that comes across the
front. Vice Chairman Forbeck asked about the curb cuts. Mr. Esparza said he is waiting for
ADOT to solicit their comments, as they want to review the plans prior to commenting. Vice
Chairman Forbeck asked if there would be a barrier or free movement between Dr. Sullivan’s
property and Dr. Washburn’s property. Dr. Sullivan said it would probably be a utility corridor.
He said he is hoping to keep as many of the trees as possible in the easement.
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Vice Chairman Forbeck asked how they figure parking. Mr. Esparza said it is based on the
different uses, such as office, retail, or restaurant. He said the parking is somewhat heavy on this
in anticipation of filling future buildings. Vice Chairman Forbeck said it’s nice to see multi-uses
and a pedestrian friendly development.
Dr. Washburn stated he and Dr. Sullivan have worked together very well and said he likes the
idea of the perimeter access they would be sharing which would minimize the impact of parking
to some degree. He intends to coordinate his project with Dr. Sullivan’s.
6.
DISCUSSION/CONSIDERATION
Re: PUD 05-013
Discussion on proposed rezone to PUD of a one-acre parcel located on the corner of
Pinecrest Lane and Cottontail Lane. The current zoning is C-1. APN 211-27-036B.
The applicant is Reality Home Builders, Inc.
Mr. Esparza stated there is a site plan and building elevation before the Commission. He stated
Art Aschauer is proposing to develop six single-family residential lots and then utilize the
remaining property as open space under a PUD. Under C-1 zoning it would require wider width
and there is more flexibility under the PUD provided they come up with the open space, which
they have. This is a great opportunity to minimize any impact to the adjacent residential. This
property is located directly behind the Dollar General store. According to the General Plan this
area is identified as neighborhood commercial so under that scenario they could propose a PUD.
He said there are no issues or conflicts and this would be a win/win situation. It will be a small
PUD but it makes sense for what they are trying to do. There is a public hearing scheduled for
the next Planning & Zoning Commission meeting. Commissioner Irwin stated Art Aschauer is
her client so she won’t participate in any voting.
Art Aschauer stated when he purchased the property he planned to build two eight-plexes,
sixteen units, but that would entail taking all the trees out. He said they have been successful
with the cottage style; relatively low income type of housing around Town. So rather than going
with the condominium approach where they have a bunch of units, they want to go with six units
and came up with the elevations presented. There are three different elevations that change
appearance as they go down the street. This would also blend with the Whispering Pines cabins.
This is a better approach for the community because the community needs some less expensive
well-built housing. This would be a nicer approach for the citizens in that area compared to a
commercial strip mall or something like that. Because of the slope there would be staggered
elevations with higher ceilings, and entrances from the back so the garage door won’t be visible
from the front in the steeper area. Commissioner Gilbert confirmed there would be a common
driveway for all of the cottages. Vice Chairman Forbeck asked the percent of the slope. Mr.
Esparza stated it is about 8%. Vice Chairman Forbeck asked what price they would place on
these cottages. Mr. Aschauer said approximately $160,000, but by utilizing the land they are
able to reduce the price. He stated the Dollar General will have a nice fence on the back of their
property and the unit he plans to build closest to that fence will have no windows on that side.
He said he has thinned the property and no trees will be removed from the open area.
Commissioner Dysterheft asked if the units would have the same square footage. Mr. Aschauer
stated the smallest they build is 1,400 and the largest is 2,100 square feet.
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7.
DISCUSSION/CONSIDERATION
RE:
PROPOSED MOUNTAINSIDE
DEVELOPMENT REGULATIONS
Review of a proposed draft regulating mountainside development within the Town
of Pinetop-Lakeside.
Mr. Esparza stated this is basically the codified version. Jack Barker has rigorously reviewed
and didn’t find too many issues. He said the title has been changed from hillside to
mountainside. This document represents what the Commission has been working on. This item
is scheduled for public hearing on January 4 and copies have been sent to the contractors for
review and comment.
Vice Chairman Forbeck asked about the lot definition. Mr. Esparza said it is different than the
other lot definition, but is okay to leave as the other one makes reference to other sections. Vice
Chairman Forbeck said they should look at the fees to see if they need to establish different ones.
Mr. Esparza said they would be looking at the whole fee structure. Commissioner Gilbert said
he would like the diagram on page 14-7 re-configured. Vice Chairman Forbeck asked about the
changes to the paragraph on solar panels. Lu Anne Frost stated that might have been changed by
Jack Barker. She said she would verify that change. On page 14-8 “present to the illegal
disturbance” should be changed to “prior to the illegal disturbance.” Vice Chairman Forbeck
asked about the change to the language contained in #2 on page 14-8. Ms. Frost stated she
would check into that change also. Vice Chairman Forbeck asked about the changes to
driveways and curbs. Ms. Frost stated Jack Barker changed those dimensions. Under Section
H.1 the next paragraphs should be listed as “a” and “b.” In Section 16.14.080 E development is
misspelled. Commissioner Gilbert suggested they round the lot sizes to two decimals instead of
three in Table 2.
8.
DISCUSSION/CONSIDERATION
RE: PLANNING COMMISSION
PROJECT LIST FOR 2005.
After Commission discussion and comments from Councilman Chuck Waldo, the Commission
identified the following as the goals for 2005:
•
Landscape regulations
•
Subdivision regulations
•
SOB Locations
•
Mixed-Use Zoning
•
Sign Regulations
•
Home Occupations
Commissioner Gilbert provided the Commission with information off of a website about “mean
streets” concerned with pedestrian safety. The whole premise is things are getting worse across
the country with some improvement in some communities. He said they spend a lot of time on
codes for private developments, but street development is set and more property development
means more traffic. This is a community wide issue and would require cooperation from the
entire community. It was also stated there is a need for additional crosswalks.
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9.
STAFF REPORT
Mr. Esparza wished everyone a Merry Christmas.
10.
ADJOURNMENT
Vice Chairman Forbeck moved that the meeting be adjourned at 8:10 p.m. Commissioner Smith
seconded the motion and it carried unanimously.
/s/ Chairman Jim Betts
CERTIFICATION:
I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the
Regular Meeting of the Planning & Zoning Commission of the Town of Pinetop-Lakeside,
Arizona, held on the 21
st
day of December 2004. I further certify that the meeting was duly
called and held and that a quorum was present.
DATED the 23
rd
day of December 2004.
/s/ Lu Anne Frost, Deputy Town Clerk
