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(These minutes are subject to correction and/or approval on March 1, 2005) MINUTES OF THE WORK SESSION OF THE PLANNING AND ZONING COMMISSION OF THE TOWN OF PINETOP-LAKESIDE, ARIZONA, HELD TUESDAY, FEBRUARY 15, 2005, 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 6:15 p.m. Planning and Zoning Commission Members Present: Chairman Jim Betts, Vice Chairman Gretchen Forbeck, Luke Smith, Stephanie Irwin, Tim Williams, Brian Gilbert, and Georgia Dysterheft mission Members Absent: None Community Development Staff Present: Paul Esparza, Community Development Director 2. DISCUSSION Vice Chairman Forbeck asked what the list of homeowners that was included in the packet, and Mr. Esparza explained that was the mailing list of homeowners within 300’ of the proposed subdivision. Mr. Esparza listed the changes that had been made since the first time the Yeager Lane Subdivision was presented, and stated that he had met with John Murphy (the engineer), Town Engineer Jim Matteson, and Tom Thomas, the Superintendent of Streets and Roads. Chairman Betts reiterated that the matter before the Commission tonight is dealing with the zone change and although there are concerns regarding the roads, density, etc, those issues will have to be addressed at a later time. Concerning the minutes from the February 1, 2005 meeting, Chairman Betts questioned whether Mr. Esparza ...
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(These minutes are subject to correction and/or approval on March 1, 2005)
MINUTES OF THE WORK SESSION OF THE PLANNING AND ZONING COMMISSION OF
THE TOWN OF PINETOP-LAKESIDE, ARIZONA, HELD TUESDAY, FEBRUARY 15, 2005,
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 6:15 p.m.
Planning and Zoning Commission Members Present: Chairman Jim Betts, Vice Chairman
Gretchen Forbeck, Luke Smith, Stephanie Irwin, Tim Williams, Brian Gilbert, and Georgia
Dysterheft
Planning and Zoning Commission Members Absent: None
Community Development Staff Present: Paul Esparza, Community Development Director
2.
DISCUSSION
Vice Chairman Forbeck asked what the list of homeowners that was included in the packet, and
Mr. Esparza explained that was the mailing list of homeowners within 300’ of the proposed
subdivision.
Mr. Esparza listed the changes that had been made since the first time the Yeager Lane
Subdivision was presented, and stated that he had met with John Murphy (the engineer), Town
Engineer Jim Matteson, and Tom Thomas, the Superintendent of Streets and Roads.
Chairman Betts reiterated that the matter before the Commission tonight is dealing with the zone
change and although there are concerns regarding the roads, density, etc, those issues will have
to be addressed at a later time.
Concerning the minutes from the February 1, 2005 meeting, Chairman Betts questioned whether
Mr. Esparza meant “
MAY”
rather than “
WILL”
when referring to bringing Yeager Lane up on
the road rehab list. Mr. Esparza stated that “
MAY”
would be correct. Commissioner Irwin stated
that “
AESTHETIC
” is the correct spelling (rather than “esthetic”).
Mr. Esparza stated that the anticipated costs associated with the Mountainside Regulations would
be examined prior to the Public Hearing before the Town Council, set for March 3
rd
. The section
regarding the documentation requirements would be looked at closely to see exactly what is
going to be required. The recommendation is going forward. Mr. Esparza agreed to let the
Commission know when the meeting will be held.
3.
ADJOURNMENT
The Work Session was adjourned at 6:30 p.m.
/s/ Chairman Jim Betts
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING
COMMISSION OF THE TOWN OF PINETOP-LAKESIDE, ARIZONA, HELD
TUESDAY, FEBRUARY 15, 2005, AT 6:30 P.M. IN THE COUNCIL CHAMBERS.
1.
CALL TO ORDER TO ASCERTAIN QUORUM
Chairman Betts called the meeting to order at 6:30 p.m.
Planning and Zoning Commission Members Present: Chairman Jim Betts, Vice Chairman
Gretchen Forbeck, Luke Smith, Stephanie Irwin, Tim Williams, Brian Gilbert, and Georgia
Dysterheft
Planning and Zoning Commission Members Absent: None
Community Development Staff Present: Paul Esparza, Community Development Director
2.
PLEDGE OF ALLEGIANCE
3.
CONSIDERATION AND APPROVAL OF THE MINUTES OF THE WORK
SESSION AND MEETING HELD FEBRUARY 1, 2005
Vice Chairman Forbeck moved to approve the Minutes of the Work Session and Meeting held
February 1, 2005, with the corrections mentioned in the Work Session. Commissioner Gilbert
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.
5.
PUBLIC HEARING/CONSIDERATION/ACTION
RE: PUD 05-014
Planning Commission action with a recommendation to Town Council on a request for a
rezone to (PUD), Planned Unit Development of a 15-acre parcel located on the corner of
Yeager and Summer Haven Lanes. This is located south of the Lakeside Summer
Homes. The current zoning is R1-4. APN 212-29-181. The applicant is Westco
Development Corporation.
Commissioner Irwin recused herself.
Mr. Esparza presented the Staff Report and stated that Staff recommends consideration of this
request for a PUD zoning designation for APN 212-29-181 based on the site plan. The proposed
site plan is subject to a preliminary plat review within one year of a PUD zoning approval by the
Town Council. This request conforms to the Town General Plan Land Use Map for future
development of the 15-acre parcel.
The following stipulations are included in the recommendation:
•
A preliminary plat submittal will be required within the time period stated above.
•
All PUD standards including open space, density, and buffering must be addressed in the
preliminary plat submittal.
•
The developer agrees to participate in a traffic impact analysis and will work with Town
Staff to make necessary improvements where the project connects to Yeager Lane.
Mark Kahlich with Westco Development presented their proposal and explained why they are
trying to go with a PUD. The development started out with 66 units and then they lowered it to
60 units. They also increased the lot sizes bordering Wonderland Acres and included a 15’
walking trail as a buffer. They tried to preserve as many existing trees and also tried to create
little open parcels within the subdivision. He discussed the road issue and stated they would be
participating in a traffic study. Mr. Kahlich gave a presentation of the subdivision, including
examples of some house designs.
Vice Chairman Forbeck moved to go into Public Hearing at 7:05 p.m. Commissioner Williams
seconded the motion. Chairman Betts presented the rules of a public hearing. The motion
carried unanimously.
Chairman Betts read a letter received from Ray Herman, the President of the Lakeside Summer
Homes Association. Inc., a copy of which is attached to the Minutes.
The following people spoke regarding the rezoning:
•
William Decker, 640 Apache Lane: Is against the development because it is too dense
and because of its close proximity to Blue Ridge Schools, it would hinder children
walking to and from the schools. He views the proposal as an unsightly mess of little
buildings, with vehicles parked all over. It would be an eyesore, and is aesthetically
unattractive to the neighborhood. The developer sees a need to do buffers, but the buffer
zones are not needed if it was going to be an attractive development. Mr. Decker stated
that they oppose the rezoning from R1-4 to PUD because of the negative impact on the
area; the negative impact on home values; and the design is aesthetically unattractive.
•
Carl Cox, who lives at the end of Apache Lane: Is concerned with how narrow Yeager
Lane is and that should be considered. He believes the new subdivision will raise the
prices in the area.
•
Anthony Rojas, 860 Navajo Lane: Stated that he is in support of growth and new
developments, but studies do need to be done concerning drainage, density, roads, etc. A
letter from Mr. Rojas is attached.
•
Joe Mahon, 477 Yeager: Is against the development because: 1. The homeowners of
Wonderland Acres would like new development to be similar to the existing
neighborhood. 2. When they bought their homes, it was an existing subdivision and the
minimum lot areas were 10,000 square, with a minimum width of 100’ and maximum lot
coverage of 30%. The proposed development would violate all of these regulations. 3.
The General Plan, approved by voters, calls for R1-4 zoning to remain on that parcel. If
the Commission chooses to pass this on, they would be usurping the will of the people.
4. There are two other points regarding the traffic, the road and weather conditions, but
that is for another time. Mr. Mahon, who works for Rinker Materials and is pro
construction, is not in favor of this plan as presented.
Mr. Esparza explained that the General Plan identifies the parcel as “Medium Density
Residential” (one to four dwelling units per acre). Under medium density in the Land
Use Element, it does allow a Planned Unit Development to be proposed. A PUD allows
up to 20 dwelling units, but it cannot be in conflict with the medium density of one-to-
four. This development does not exceed the medium density.
•
Steve Gates, 882 W. Navajo Lane: Is in favor with the development, but is concerned
with the drainage. He is hoping that the entire open area is available to everyone and not
be restricted to those in the development. He also questioned whether the roads would be
private or not and if it would be a gated subdivision. Mr. Esparza explained that at this
point in time, it would private roads and no discussion has been held concerning gates.
Mr. Gates likes the idea of the walking path and hopes it will not be gated off. He also
suggested that the developer increase the lot sizes that border Wonderland Acres, even if
it means losing one or two lots. He believes it would create contiguity.
Mr. Kahlich stated that they had not addressed any of those issues, but stated that they
would not have gates in the community. There would not be any fences or gates. It
would be common area for the subdivision, but he would check into it both legally and
insurance-wise to see if the open space can be kept open to everyone.
Mr. Gates also stated that Wonderland Acres would need to dig a new well and this
subdivision would affect it.
•
Antoinette Irwin, 937 S. Pineview Drive (and used to live on Navajo Lane): Would like
to see the buffer be wider than 15 feet. The lots are too small and narrow. She also
questioned if the houses would really be for first time homebuyers.
•
Paul Klasner, 576 W. Apache Lane: Stated that he is concerned with the small lot sizes
and wanted to know what a PUD was and what it entails. Mr. Esparza explained a PUD.
Mr. Klasner mentioned that the soils are a lot more fragile in the meadow area.
•
Rob Ingels: He questioned the PUD requiring a two-to-one ratio, which he was unaware
was a requirement. Mr. Ingels questioned the road alignment issues, lot sizes, drainage
issues and the 60’ drainage way that dead ends along Yeager.
•
Vivian McMeneny, 730 Navajo Lane: She stated that the drainage pipe goes under
Yeager and dumps the water into the middle of her backyard.
•
Barbara Teague: Ms. Teague referred to the Staff Report and the Town experiencing
pressure to develop lots that are being served by substandard roads. She stated that
impacts fees and road issues should be developed prior to rezoning large areas for
development.
Vice Chairman Forbeck moved to go out of Public Hearing at 7:48 p.m. Commissioner Smith
seconded the motion and it carried unanimously.
Chairman Betts stated that he wants to make it a little harder to “get up here” and develop a way
for them to “pay their way”. He is for the rezoning to PUD, but when it is time for a preliminary
plat, he will be looking closely at it for such things as pedestrian amenities.
Vice Chairman Forbeck stated that buffering is a benefit, not a bad thing. With the PUD you
would get the same amount of houses and possibly less after engineering, and more open space.
She will be voting in favor of the rezoning.
Commissioner Smith stated that he felt that the rezoning might be violating the spirit of the
General Plan, which is a mandate by the voters. After discussing his concerns, he stated that he
would be voting against the rezoning.
Commissioner Williams stated he would like to see more buffering against Wonderland Acres
rather than Lakeside Summer Homes.
Commissioner Gilbert stated there are concerns regarding road conditions and drainage, but this
is not a final approval for the platting of the subdivision.
Commissioner Dysterheft stated that she was for the rezoning to PUD.
Vice Chairman Forbeck moved to recommend to Town Council the request to rezone to (PUD),
Planned Unit Development of a 15-acre parcel located on the corner of Yeager and Summer
Haven Lanes, with staff recommendations. Commissioner Dysterheft seconded the motion. The
motion carried with a vote of four in favor and Commissioners Smith and Williams voting
against.
6.
STAFF REPORT
Mr. Esparza stated that on Thursday evening the contract and the exhibit for the subdivision
amendments with Contract Planning Services would go before the Council for their approval.
Mr. Esparza stated that the new Community Development Department Planner, Jason Crampton,
would be starting work tomorrow.
The Double B Lodge was to have been on the agenda for tonight, but because of an oversight
they were not included.
Mr. Esparza updated the Commission on various projects around town.
7.
ADJOURNMENT
Commissioner Williams moved to adjourn at 8:15 p.m. Vice Chairman Forbeck 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 15
th
day of February 2005. I further certify that the meeting was duly called
and held and that a quorum was present.
DATED the 16
th
day of February 2005.
/s/ Peggy Opp, Recording Secretary
