Planning & Zoning Commission - Regular Meeting

on here. I now call to order the City of Cottonwood Planning and Zoning Commission regular meeting, Monday, March 16, 2026 at 6 PM. Roll call, please. Commissioner Kennedy present. Commissioner Camello present. Commissioner Gverson present. Commissioner Glascott present. Commissioner Helman here. Vice Chairman RothroRock here. Chairwoman Matson

present. Our first order of business is the election of a new chair and vice chair. Both are elected by a vote of membership. We will vote to elect the vice chair first, then the chair. The vice chair is traditionally responsible for making the motions for agenda items, including new motions added by the commission during the meeting and serving in the chair's place if the chair is absent. The chair is responsible for running orderly, effective meetings per legal requirements and additional pre-aggenda review meetings. Would any of the commissioners like to nominate themselves or another commissioner for the position of vice chair? I would like to nominate Commissioner Camila. Commissioner Camila, do you consent to this nomination?

Yes. Thank you. Uh Commissioner Camila has been nominated for the position of vice chair. Are there any further nominations? Yes. I'd like to nominate Commissioner Garrison. Uh Commissioner Garrison, do you consent to this nomination? No. Thank you. Thank you, Commissioner Garrison. Uh are there any further nominations?

All right. I am closing the nominations for vice chair. Is there any discussion? I don't see any discussion. I am closing uh discussion for vice chair and we are now voting. All those in favor? I. Any opposed? Motion carries. Congratulations vice chair Camila. That will begin next meeting. Now we have to elect the chair. Uh, if any commissioners would like to nominate themselves or another commissioner for the position of chair, now is the time. I would like to nominate Commissioner Garrison for chair. Thank you.

Commissioner Garrison, do you accept the nomination? Yes, ma'am. All right. Are there any other nominations for chair? No one else is coming forward. Any discussion? No discussion. All those in favor? I I Any opposed? Unanimously carried. Congratulations, Mr. Chair. That will begin next meeting.

Tada. And as a little uh bookkeeping, uh I am uh going to let my uh participation in the commission end at the natural end of my term, which is in April. Next order of business are informational reports and updates from staff. For this, we are welcoming a new community development director, Sammy Rial. I hope I pronounced that correctly. Uh we're happy to have you. It's the smaller button at the bottom. Thank you very much. Happy to be here.

Um I do have a few announcements uh for the planning and zoning commission. The first is that the subdivision ordinance amendment that you previously heard on uh prior to March 3rd was approved by the city council on March 3rd and will be effective on April 2nd. And then the design standards that you also previously heard are being presented to the city council tomorrow on March 17th. And if they are adopted and approved, they will become effective on April 17th. And then lastly, there was a conditional use permit that was approved by uh the commission on January 26 for the Vortex ATV UTV rental. That application, the approval of it uh was appealed and it is scheduled to be heard by the city council uh to at tomorrow's meeting.

Thank you very much, Mr. Director or Mrs. Director. I'm so sorry. That is a real old habit. Don't worry, I'll be gone soon. Uh now we have call to the public. If anyone from the public who's present tonight would like to address the commission on any planning and zoning related item that was not on this evening's agenda, this is your opportunity. If you would like to speak, you must fill out one of the forms uh located near the door. Speakers will be granted three minutes each. Uh note that there was a typo in the printed agenda and speaker time is three minutes and not five minutes. Would anyone like to come forward? I am not seeing any movement from the public. So, we are going to move on. We have five items of new business tonight. Items one, two, and three are being presented together, but there will be three separate motions voted by the commission.

Uh, chair, just a moment if you may. Um, did you guys do approval of minutes? Did I? No. I apologize. I got so excited about the vote that I missed the approval of minutes. Second order of business, which I skipped, is to approve the minutes for the meeting held Monday, January 26, 2026. Do any of the commissioners have any corrections or additions to the minutes? I do not see any additions or corrections. I move to approve the January 26, 2026 minutes. Do I have a second? Second. Thank you very much, Commissioner Rothrock. All those in favor? I I unanimously carried.

Thank you, council. That was very helpful. Now to uh items one, two, and three. The first of which is GP-26-00001. Request for a minor general plan amendment to change the land use designation from PLLD to HR.

Thank you, Madame Chair, Commission. and I'm Tina Hayden, senior planner for city of Cottonwood. Uh I will be presenting items one through three in one presentation here. Uh we will need separate motions for each of the individual items. Uh so we have a uh concurrent general plan amendment, zone change and design review request. So just a breakdown of those requests. the general plan amendment as a request to uh for recommendation of approval to council to change the land use designation from PLLD plan development to HR highdensity residential. The next request is for zone change another recommendation of approval to council for the zone change from R1 single family residential to R3 multiple family residential. The last request is design review approval of the site plan and building design for an 18-unit apartment complex. We ask that you consider the applicant submitt staff reports with recommended findings and stipulations. And this is a public hearing process for the general plan amendment and for the zone change process. First, I'll break down the vicinity. Uh this is our subject site here. Uh, I'd like to note the north arrow here, the location of the roundabout of Willard and Mingus Avenue. Uh, all this light tan color here is R1 zoning for single family residential. So, you can see it to the north here, east and south. And then this darker brown here is P A planned area development. There is multifamily residential currently here. Uh to the south and east is one parcel with a church campus on site. To the north is vacant land. Uh going into our details, this is 1.14

acres. Applicant is proposing 18 dwelling units. Uh they do propose sufficient screening for the south and east adjacencies to the R1 zoning district. Uh they are proposing two two-way access points on Dominguez Avenue. One is existing with the multifamily development. Here they are proposing one right here. For the general plan amendment and the zone change, uh state law indicates a requirement for resoning ordinance to conform with the land use element of the general plan of the municipality. At this point, uh the land use designation is PL which does not conform to a zone change to R3. The next slide has some additional justifications regarding that general plan amendment. Uh last item here is to date uh there's been no concerns from adjacent property owners because of a zone change. Applicant was required to hold a neighborhood meeting 30 days prior to this hearing. uh notifications were sent out to owners of property within 300 feet for that neighborhood meeting as well as this public hearing and the con executive council hearing next month regarding the general plan amendments. The proposed land use designation changes supported by the following general plan objectives. The first one is objective 15 regarding mixed use for both medium and highdensity residential and neighborhood designations. General plan says that we should locate multifamily residential uses adjacent to NC neighborhood commercial designations and multimodal service areas. Staff's analysis the parcel is located within a quarter mile of educational, recreational, health and transit facilities. Uh the second justification is objective 21 regarding info growth area 3, the

Clemenso growth area. Uh this just included uh multifamily residential development as part of the plan which would require a zone change to P A or R3 zoning district. Staff's analysis, the proposed 18 dwelling unit apartment is part of that Clemenso growth area and the proposed use align with the planned uses. The current R1 zoning would constrain development to a maximum of six single family residences. Since this is a design review application as well, I have the site plans uh and other development proposals here for review. Uh again noting the north arrow here, we have Mingus Avenue here. Uh right, just breaking down the site for you. This is that existing access point that's adjacent to the sink apartments here. This is a new proposed access point. Applicant proposed three identical sixlexes here, here, and here with sufficient parking all throughout trash enclosure. And then on the next plan, we'll look at the landscaping here. Applicant meets the requires for a 10-ft landscape yard along the street frontage. Uh they have a six foot tall seam block wall uh for buffering between the R1 zoning to the east there and then they have a 10-ft landscape yard for buffering to the south. Applicant has provided some elevations for us. They do indicate a maximum height of 25 feet. U but did want to point out that these elevations are the same for each of the three buildings where the north elevation will be facing Mingus for all three buildings.

Here's the renderings the applicant has provided. Uh so in the chap these three renderings you could see where that front that north elevation is going to be facing. Now looking at adjacent properties and streets. Uh again just note my north arrow here who will help you orient yourself. Uh this is looking westward at the adjacent apartment complex there. You can also see Nus Avenue. Uh the vacant land to the north they didn't indicate in photos is adjacent just because it's vacant. There's not much to see there. Uh and then this bottom right photo here we can see Mingus Avenue. We're looking towards that Willard and Mingus roundabout at you can see the adjacent church property here. Now looking at the subject site, we've got Mingus to our side and rear here. You can see the adjacent church property here as well as the access point to the multif family residential here. We're looking uh southeastward. Again, you can see the multifamily there uh site here and church building there. Uh if commission desires to approve this design review, staff proposes six stipulations. They're indicated in the staff report. I'll just summarize the stipulations for you. A first one is that the project developed in conformance to what's reviewed at tonight's meeting. Second is that the project is uh conforms to the code review comment letter that was provided to them. Third stipulation, the project complies with all applicable sections of the zoning ordinance. Stipulation four does indicate the requirement for the parcel to be zoned to the R3 zoning district and that ordinance has to be in effect prior to

the issuance of building permits. Stipulation five uh just indicating that lighting and signage is for reference purposes only. And stipulation six that a building permit application is required to be submitted and diligently pursued within 24 months of approval. Uh again, the general plan amendment and zone change are public hearing items. Uh I do have myself and the applicant here to answer any questions you might have. Thank you very much, Tina. Do uh any of the commissioners have questions for city staff regarding the general plan amendment as it's been presented?

Please go ahead. vice chair. Uh it's per we're presently have an R1 zoning there. Correct. That's correct. Uh at what level is an R2 zoning? R2 typically prevent uh allows for multifamily residential ranging from 6 to 11 units per acre. So, this is this is being zoned R3 because it's more than that many units. Correct. Okay. Thank you. Any further questions for staff from the commission?

All right. I'm not seeing any further questions from staff. Uh this is a public hearing. So, if there is anyone here from the public who would like to speak regarding this proposed change, now is the time. Uh if you would like to come forward, please uh uh speak your name into the record and um there is a little sheet that you should fill out. Is anyone here to come forward regarding this proposed general plan amendment? I am not seeing anyone come forward, so I'm closing the floor to the public. Oh, here we go.

Uh you need to speak into the microphone for the record. Thank you for asking. I will. Yes. My name is Jackie Val. Yes.

Um I'm not real good at this, so bear with me, please. Uh we live at the adjacent apartments for the senior living and a lot of us do have concerns with this going up. Uh because a lot of us are handicapped and it's just right there next to us. with families and children. So, um and it's not zoned for that currently. Am I correct in that assumption? Uh policy for meetings is that we don't have uh back and forth questioning. This is really your opportunity to air your concerns.

Okay. Okay. Um us at the Highland Square Apartments as residents are opposed to having this there. Um, we feel that it would cause problems for us was we're walking around in walkers and canes and and and scooters and stuff and the noise that it would bring um and some other concerns. So, what do we need to do? what's the procedures that we need to do to kind of find out more about this not going in. So, just to reiterate, this is not a question and answer period. However, um as general information for the audience, uh the purpose of these public hearings is so that concerned citizens can convey their opinions about projects and potential changes. And that is what we're doing now. So, if anyone else has concerns or opinions that they would like to share as part of the public hearing, now is the time. and then potentially the applicant can address some of those when they come forward and when the commission asks them questions.

Okay. So, I just say I'm opposed to it. Okay. All righty. Thank you for Thank you very much. Is there anyone else who would like to come forward and speak on this? Yes, ma'am. Make sure that you speak your name into the record.

Yes. My name is Kirby Griggs and I live in the same place she does. It's mainly for seniors uh and lowincome seniors and people who are disabled. And the problem here is that if there's a lot of families there have young kids uh making a lot of noise. It's going to be a problem for us because there's some people who aren't doing very well on the physical level and we have enough noise as it is with helicopters and all that stuff. Uh, also we have problems with people walking through the property. We're worried about pe more people coming through the property and trying to keep them away. Um, with the traffic, that's another consideration. It's going to make more traffic in the area. uh in this very high traffic area now. So that's basically my concern with this area.

Thank you very much. Is there anyone else who would like to come forward and speak regarding this potential general plan amendment? I am not seeing anyone come forward. Last chance to come forward. Yes. Hi, my name is Apollo Williams and I also live at Highland Square and we've been there for nine years and we are concerned about the traffic which is increased. People are speeding down Mingus all the time and is what else? just that there's so much going on there now that I think if it families need to be aware of what's around them. Um you can't let your kids out on the street to play and uh we do have a lot of people like you would just heard going through the property itself. So we're concerned about that also. And uh thank you very much.

Thank you very much. Is there anyone else who would like to speak during this public hearing? Yes. Please come forward and speak your name into the record, sir.

My name is Zach Bednar and I am the owner and developer of the property. Uh we will have you come up formally in just a moment. Uh okay. Did you uh want to speak separately as a concerned citizen who locally resides? I'll come up later.

Okay. Is there anyone else who would like to come forward and speak on this proposed general plan amendment change? I'm not seeing anyone. So, at this time, I'm closing the floor to the public. I probably should not have let that gentleman go sit down. However, um now we would like to have the applicant come forward and answer questions for the commission. Before we ask questions, uh, if you have a few words you'd like to share about your project, some context, that is always helpful. Please go ahead.

Yeah, so this is, you know, it's multif family, but it's also workforce. Um, I think their concerns are valid, but also, you know, it's a complete assumption about the noise and what could potentially be going on. There's going to be curb, gutter, sidewalk, so walking shouldn't be an issue there. This is Michael. I'm Michael Barrett. I'm part of the project as well. Please say that into the microphone for I'm Michael Barrett. I'm part of the project team as well on the civil engineering and helping with the management as well. All right. Uh so I assume that the commission can ask you both questions. Yes.

All right. At this time, I'm going to open the floor for the commission to ask the applicant representatives questions. Uh we will begin with uh Commissioner Garrison. Um yeah, I don't I don't know that I have any I don't have any questions about the project itself. I guess to get to some of the concerns from the public that got up and spoke is um this doesn't really look like a child-friendly development. I don't expect that you're expecting to have a lot of families in this unit or or is that a demographic that you do think you're going to have because I don't see any facilities really that lend themselves to, you know, yards and all that?

Yeah. And, you know, it's it's workforce housing. It's they're only two-bedroom apartments, so we don't expect many big families, you know, coming in. Um, we don't know what to expect on who's really going to come rent them, but yeah. And one other concern I had when I was looking through it, there's only two handicap spaces in this whole development. And I don't know if you've been to the grocery store lately, but about half the cars there have a handicap plate. So, it it seems like that may have to be bumped up. Um although I guess you know what you have on site is is expected to be your live living um period. And so even the difference between a handicap space and a regular isn't extreme um especially distance-wise from the units. So maybe that would be adequate. That was the only thing that kind of caught my eye out of all this.

And the the two ADA stalls does meet local code as well. Oh, yeah. No, I I kind of figured that. I just typically it just isn't going to be sufficient. You know, that's that was my only concern. But like I said, none of the spaces are very much further from any of the units than any other ones. So, maybe that won't be so much of an issue is I'm making it out to you. Thank you. Commissioner Camila, do you have any questions for the applicants? And I don't know if this is possible, but uh the entrance uh not the one in the middle, the one at the side, that's an existing entrance, right?

Correct. Is there a way to either do a landscape buffer or something to buffer that to keep that more separate from the senior adult living? Um, so part part of the part of the plan is to complete right now it's just an edge of pavement with gravel, okay,

on on the uh current property. Um, part of the plan is to install new curb gutter and sidewalk um along that edge and all the way around and tie into the existing curb. Um, we do have landscaping trees and what have you um in that in that area. There is one area that we can't landscape. Um there's a three-way joint access to the church and they have a a fence back there. So, we need to leave enough room for them to drive through there. Yeah. I just was trying to see how that entrance is going to be in between them. So, as long as it's it'll have some separation. So, yeah. Thank you.

Commissioner Glascott on Zoom. Do you have any questions for the applicants? No questions at this time. Thank you, Commissioner. Uh, Commissioner Helman, do you have questions at this time? Well, so from what I read in the packet, the the apartments are only 900 some square feet, right? They're pretty small, so not really suited for families. Workforce housing. Yes. Or um senior housing even possibly. So, correct. Yeah. Is that is that how you see it? Yes. Yeah. Thank you. Commissioner Candidate, do you have any questions for the applicants?

For staff, staff. We'll call them up in just a moment. Okay. Vice Chair Rock, do you have any questions for the applicants? Yeah. I'm curious about um you have people already living on three sides of the property, correct? Um, one the just just the housing that they're in. Yeah, the the property to the south and to the east is the uh church property. Yes. But the What about to the west?

To the west is the uh the the large apartment complex that the folks here reside in. Okay. then to the east. Um those folks there are they um well what what I'm curious about is there's plenty of people living in there now. There's people living on three sides. Well, there's actually only people living on one side. It's just the people to the west where they reside and then to the east is the church and then the church is also Yeah. the parking lot. And then the church is also behind it. It kind of wraps around it. Wraps around the church. Yeah. Yes.

The church's property is kind of an L-shape. So, the church borders the eastern property boundary of this piece of property. Could we pull up the site plan? That might be helpful. Yeah. Or if you show the site plan, not the landscape plan. I'm so sorry. Either one. Yeah. Here you can really see those. So there you can see the Yeah. So you can see the Highland Square senior apartments to the west and then the church wraps around the east and the south. Yep. So there's a church building right here. There's an abandoned field here and then church parking lot to the west.

Okay. And then there's people living uh behind the property on Ashtrad, right? The only people living adjacent to this piece of property is the Highland Square Senior Apartment Complex right here. I think you're thinking further west. Yeah. So, the church is still going to be there. Yes. Interesting. Okay. I I didn't From what I got in the packet, I I couldn't put all that together. All righty. Thank you.

Thank you. I do not have any questions at this stage in the project. Uh just so everyone knows because we have two public hearings, we will have a second public hearing. Uh so with that, this is a little awkward. Do I just move into the next public hearing? Tina Council. Uh, chair, since you've combined the items, you're welcome to continue the public hearing. Excellent.

All right. At this point, we are now in the public hearing for Z-26-001, request for zone change from R1 to R3. Um, at this point, I am going to give the public one last opportunity. If anyone else would like to come forward, this is an opportunity for new people or new points of view. Only if you have something new to add. Yes, please don't speak from the gallery just because it doesn't go on the record. If anyone would like to come forward, now is the opportunity. Otherwise, I'm going to ask staff to come back so commissioners can ask further questions. All right, we have one person coming from the gallery. You have three minutes. That long. Hi, I'm Paula Williams. Again, after seeing this, I'm kind of concerned uh with the driveway itself, and I understand that that is their property, but that's the driveway that we come into also. So there'll be looks like there'll be more traffic just coming from the street to both properties and the fact that um at night we have havalinas going through and we have a lot of transients because we don't have any gates or anything at Highland Square and sometimes people will use the driveway uh as as an easement to come through. Instead of going to the end of Candy Lane and making a right, they'll cut through the parking lot. Well, this shows that we're all going to be using the same driveway now. So, I was just concerned about that. Is there another driveway here to the

right in between their two buildings? I'm sorry. I don't know how to read this. Oh. Um, I don't know what else to add. I don't want to cut them off, but I don't think I personally don't think after all these years that this would fit into where we are. There's not really that much space between our apartment complex and the church. And then we've got the school behind it. So, thank you very much.

Thank you. Is there anyone else from the public who would like to come forward for the zone change? All right, I'm not seeing anyone come forward. Could I ask city staff to come forward? Oh, I apologize. You guys are quite sneaky.

I'm I'm slow. Um, I have a concern also for the matter that we have the the Christian Academy School would be right behind their buildings and there's kids that go there every day during the school week. Um, my other concern is some of our um residents at at the Highland have a lot of mental stress and mental problems. Um, I perceive maybe that might be a problem also. Um, I just think this needs to be um thought about more. Um, normally wouldn't be against this, but I just feel it's not a good thing. So, that's my opinion. There's lots of there's some pros, but there's a lot of cons on this, too, for myself as far as parking people. Um, there's always wrecks right there, traffic jam trying to get in that entrance right there, as well as Candy Lane. So, I see that would propose more problems also. Um, so I would like that to be considered if that is all possible. Um, and I take it we will have another hearing and this is just on the zoning for this right now. So this public hearing and I'm just this isformational for the gallery. This public hearing is for the zoning in particular because there are two public hearings required. One was for the general plan amendment and one is for the zoning. However, this entire presentation as a whole is for agenda items one, two, and three. So, that uh includes the general plan amendment that we just talked about, the request for a zone change that we're speaking about now, and the uh design

review consideration for uh the apartments themselves. So, this is this is the whole thing. All right. Thank you for your time. Thank you. Is there anyone else who would like to come forward and speak in this public hearing? All right. Thank you very much. I am closing the floor to the public. At this time, I would like to have staff come forward so that commission has an opportunity to ask any clarifying questions that they may have about the project. Commission, do you have questions for staff? Yes, please go ahead. Commissioner Candidate, what is the difference between the residential three and the planned area development density?

I know I saw it in here somewhere, but I couldn't find it again. Uh, thank you for that, Chair Masten, Commissioner Kennedy. Uh, the planned area development is P A zoning. It's typically associated with a master development plan where the applicant would developer would um suggest their own development standards as you know as differs from what's in the zoning ordinance and that uh goes through the commission you know for hearing and then to council for hearing and possible adoption. And is there an existing development plan for the area on the other side of Mingus?

Uh for the Highland Square senior apartment that No, no, on the north side of Mingus. Uh so regarding the land use designation which is PLLD plan development. It supports a zone change to P A. The uh property to the north has a land use designation of PLLD. This property as well has a land use currently has that land use designation of PLLD. Okay. And is there a turn lane on Mingus there? From what I recall, because I've driven this recently, no, I believe it's just uh the turn lane. Is it Candy Lane? Okay. I believe so.

All right. Thank you. Are there any other questions for staff from the commission? I'm not seeing other questions for staff. Uh, really quick amongst the commission, are there any other questions that you would like to ask of the applicants? Make eye contact with me if there are. Uh, Commissioner Glascott on Zoom, are there any further questions that you have? No, not at this time.

Thank you very much, Commissioner Glascott. At this time, we are going to uh have a final discussion regarding all three of these agenda items. This will be the commission's chance to share their thoughts and opinions about this project prior to the vote. And then we are going to vote on each of the three agenda items in order, beginning with the general plan amendment and then the zone change and then the design review approval. Uh I open the floor to the commission to discuss thoughts that you would like to share, Commissioner Garrison.

Yeah. Well, yeah, I'll I'll share my opinion that um I think you know the personally this is a great use of this space. Um, I remember it wasn't that long ago we had a developer come forward with a rather large multifamily uh development plan for the land across the street. And I believe this space was uh designed or designated to be um storage and you know I wasn't a fan of that. Um, I think this will be a, once again, I think it'll be a great use of the space. Um, I do appreciate when we have the public, especially the public that lives next to the property, come in and talk about a project, but um, I was part of the discussions and decisions that happened to allow that facility to be built. and the the questions and the concerns and the fears were basically exactly the same. Uh when that unit was built as the ones we're looking at now, um it's going to change traffic patterns a little. That's just growth. Um it's open space. It's surrounded by two schools and a church. Um, you know, we thought for a long time that this would become an extension of Highland Square and they would go in and build another sister facility or two and that obviously has never happened. Um, the shared driveway is just part of when you have limited amount of space and you're required to put in the driveways and it was always expected to be a shared use driveway which is why it was designed the way it was on the property line. So, um I I I am uh I understand their

concerns. I understand the the the what they think will be an impact to them. I don't believe it will be as bad as what um I think they think it will be, but um we do need the housing. I think this will be appropriate for the area and and definitely need it for our workforce at the moment. So, I'm in favor of it moving forward. Thank you, Commissioner. Uh, Commissioner Camila, do you have thoughts you'd like to share regarding this project?

Yeah, I'd echo a lot of Commissioner Garrison's thoughts on use of the space. Uh, looking at the design, I think it it fits right in. It looks really good. Uh, you know, and the compatibility, a lot of R3 is around there. This makes it compatible with the area. So, that's uh it's compatible with the area. And, you know, will it increase strap with it? Yes. Uh but I think it'll fit good in that space to get the workforce housing for the community which what what we need here in my opinion.

Commissioner Glascott, do you have any thoughts that you would like to share at this time? No, I'm in agreement with the other two gentlemen and I do appreciate the public's input and I just think it's a good use of the infill there as well as I think it's it's a necessary project to get some what I would deem potentially affordable housing for uh people that are going to be in working in the area which is desperately needed especially down downtown. Thank you very much, Commissioner Glascott. Commissioner Helman, do you have thoughts on this project? I don't have any comments. Thank you.

Thank you very much. Commissioner Canada,

I really don't have any additional comments. I think they've covered it all. Uh, Vice Chair Rothrock, would you like to share your thoughts? I'm still not clear on uh what's happening down on the north side of the uh of these property lines that I see. I see one one of the housing units. Uh I see a deadend road and uh I'm wondering uh what's what life is going to be like for those people who are living on the north side. Are they going to have uh lights shining in their bedrooms? Are they going to have um privacy? Are they going to Will there be a way for them to have emergency vehicles come in?

Um I'll go ahead and uh quickly address that to the best of my ability. Um, thank you. Uh, obviously I can't speak for the applicant, but I can just I can in reading the site plan. I believe that the north is vacant at this time. Uh, that's all vacant. Excuse me. I was speaking about the south. Oh, the south side. My bad. That is a field for that's owned by the church wall. Yeah. Six foot wall.

And a six foot wall. Uhhuh. And what's the uh stuff that looks like uh cordwood on the far uh lower right? Drainage is drainage, I believe. It's all drainage. Yeah. Okay. Mhm. All right. Under the parking lot.

Yeah. I'm definitely in agreement that our community needs workforce housing and um if some of these things that have been addressed by the neighbors can be uh ameliorated uh all the better. Uh now for my two cents. I understand the I really appreciate first of all the public coming forward as they did tonight to talk about their concerns and I think it is so important that the public be involved in these hearings and I know it can be frustrating when the vote doesn't go the way that people would like and I can never predict how the vote is going to go and I only have my own vote. But I will say in this case, I tend to agree with my fellow commissioners that the neighboring uh residents are not going to be um as impacted in a negative way by this land use as they think that they are. In fact, I suspect it's going to improve their lives because the landscaping in particular and the development of new sidewalks is going to improve safety. considerably. And for residents who need uh stable and um consistent walking paths, who may um use wheelchairs or canes um that's going to be a great asset. And also um someone mentioned Havalina and transients. So the development of this space is going to reduce both of those things and increase the general safety of the area. I also want to make a general comment about some of the concerns about family. The term multifamily in construction and development does not necessarily refer specifically to construction that is

meant for large family uses. Multifamily is really just referring to um town homes, apartments, condominiums, different kinds of building uses where you have multiple people living together. And when you actually look at this site, what it is showing are only 18 units and they are effectively designed as town homes. It is not really a dense use at all. It's actually quite open. um considerably more open than the Highland Apartments if we are comparing the two next to each other. Um it is much less dense and much more like traditional housing. And for that reason and the reason that I have been in favor of town homes in Cottonwood for many years, um I feel like this is a really good land use that will improve the lives of not only its future residents but also its immediate neighbors. And um I feel strongly that uh I am correct on that and I hope that the neighbors um uh come to see that soon. Uh and with that uh it is time to um take a vote. I am ready for a motion. Uh vice chair I I'll do it. Um uh I'm going to do the first motion and we'll vote on that and then the second motion and we'll vote on that and the third motion we'll vote on that one after another. I move to recommend approval to council for GP-26-001 to change the land use designation of the subject parcel from PLLD plan development to HR residential high density. Do I have a second?

Second. All those in favor? I I Any opposed? Unanimously carried. I move to recommend approval to council for Z-26-001 for a zone change to the R3 multi multiple family residential zoning district. Do I have a second? Second. Commissioner Helman. All those in favor? I I unanimously carried.

I move to approve DR-25-022 for the 18 unit multifamily residential project presented today subject to the stipulations indicated in the staff report. Do I have a second? Second. Thank you. All those in favor? I.

Unanimously carried. And with that, we are moving on to DR-26-00001, consideration of design review approval for two-tailed brewery. Thank you, Madame Chair, Commission Tina Hayden. Again, uh before I get started on this, I'd like to note that the address for this parcel uh indicated in the staff report and then on the agenda of 532 West Mingus is incorrect. It's 529 West Mingus Avenue. So, all uh this design review proposal is for 529 West Mingus Avenue. Um another fun fact, you'll notice that every project I'm presenting on is on Mingus Avenue. So tonight we are uh requesting approval of the site plan and building design modifications to existing development for a tasting room and brewery. Uh the considerations would be the applicant submittal and the staff report with stipulations. Uh so another breakdown of the vicinity. Uh the area highlighted in blue is the subject site. Uh all of this pinkish red is C1, light commercial zoning district. Uh the beige color here is R1, single family residential zoning. And then to the south we have brown PAB plant area development zoning. Uh note my north arrow here at Ningus Avenue as it's running over to State Route 89A. Uh this parcel is a little under an acre and the C1 zoning district applicant. There are two existing access points on site. Uh the west one here is just one way exit only.

The other one right here about is a two-way access point. Applicant is providing additional buffering and screening along all parcel boundaries as well as the prescribed 10ft landscape yard along the street frontage. There is an existing monument sign uh located within five feet of the lot line that is non-conforming and removal would be required. There is a stipulation indicating that requirement. Uh here's a breakdown of the site plan. Again, we'll just note the north arrow here. Uh the landscape plan will be easier for you guys to see, so I'll show that later. Uh but we have Mingus Avenue right here. We've got the oneway exit only here, two-way entrance point here. Uh the existing building is right here. Applicant is proposing an outdoor patio here and then that new taller metal building to the rear here along with some loading area. Uh there is existing ashvault here. Uh the remainder of that would be gravel surfacing. Now looking at the landscape plan here. Uh you'll notice the orient orientation shifted just a little. So north arrow is approximate here. Uh this is that oneway exit only portion. This is the two-way access here. You can see a 10-ft landscape here and sufficient buffering and screening all alongside all property boundaries. uh as long as well as a detention basin here towards the front. Applicant provided us with some elevations. This is also a maximum height of 25 ft. The peak here uh this north elevation is what would be viewed from Mingus Avenue. We also have some colored renderings.

I'll just point out that this is the view you'd see from Mingus Avenue. Uh this is a looking I want to say northwestward. Uh and again this is looking south eastward. And then current sites pictures here. Uh this is adjacent properties and streets. Although I will point out this is the subject site here and that is that sign that I mentioned that needs to be removed. Uh so we're looking towards the Willard Roundabout in this top left photo on Mingus here. Uh really you've got a lot of tree cover there that you're not seeing the adjacent lot there. Um down the bottom right here you can see additional adjacent commercial as well as the believe that's the Hampton in and again we're looking towards 89A here. Looking at our subject site photos. Again, just note the north arrow to get your bearings here. Uh this is that first eastern curb cut that will provide two-way access to the site. Uh right here we have that western curb cut that will be for oneway exit only. If the commission desires to approve this design review, staff has six stipulations that they recommend. I'll just summarize them. Stipulation one is the project's developing conformance to what's reviewed tonight. Uh stipulation two, the project conforms to the code review board comment letter given. Stipulation three, the project complies with all applicable sections of the zoning ordinance. Stipulation four, the existing monument sign shall be removed prior to the issuance of certificate of occupancy. Stipulation five, uh regarding lighting and signage, they're here for reference purposes only. and stipulation six, the building permit application submittal within 24 months of this approval.

That concludes my presentation. I'm here for any questions you have. I also have the applicant and property owner here as well to answer any questions. Uh this isn't a public hearing item, but commission can open the floor if they deem fit. Thank you very much, Tina. Do any of the commissioners have questions for city staff regarding this proposed project? Commissioner Garrison, any questions? No, ma'am. Commissioner Camella, any questions? No, ma'am. Commissioner Glascott on Zoom, any questions? No questions. Commissioner Helman, any questions? I have a question about the exit, the the one that was going to be a one-way exit.

Is it It's not going to be restricted to only a right turn. Correct.

Uh, thank you for that question, Commissioner Helman. I will have to review the uh code review board comment letters to see if the city engineer was going to restrict that. The only reason that we it's indicated as a one-way is due to this angle of parking here. It wouldn't render itself um appropriately and also the dimension itself would if it was a two-way access would require for 25 foot wide lane widths. That's the reason we're restricting that. Um, I don't recall that uh left turn restriction was going to be put on this. Thank you,

Commissioner Kennedy. Any questions for staff? No question. Vice Chair RothroRock, any questions for staff? Uh, yeah, I want to thank uh whoever made the uh design plans for this one because this was easy to follow.

That is true. I don't have any questions for staff. Thank you very much. Do we have anyone here from the public who would like to speak regarding this proposed project? I do not see anyone coming forward. So, I'm closing the floor to the public. If the applicant is present, we would like to have the applicant come up and say a few words about the project and answer questions. Please introduce yourself for the record and introduce the project.

Hello. Uh my name is Adam Comtock. I am uh one of the owners. There's four of us in total. Uh and we are just uh looking to open a tap room space space for the community. Uh Commissioner uh Garrison, any questions for the applicant? Yeah, I've got a question. Reading through everything, it it said that the primary use was going to be tap room. Yes. and secondary was production. And it would seem like those would be consistently high uses. And so are you expecting to make product offsite and bring it on site and and only do part of your production here or you

you're going to do all your production everything on site. Everything's in one space. Yeah, we do not plan to distribute at all. It's just going to be uh uh for this facility only. So, we don't really plan if we do end up ever distributing in the future, it'll be self-distribution as opposed to setting up with some distribution company. So, therefore, we'll probably really only it's we're doing a seven barrel system. So, we'll probably brew beer like two or three days a week and that should, you know, support the volume of people that we expect. So, all right, that's all the questions I have. Thank you. Commissioner Camila, questions for the applicant? Uh, no question. I do have Are we comment? Yes. Uh, Commissioner Glascott, questions for the applicant.

No questions. Commissioner Helman, questions for the applicant. Um, is this business already located there? Uh, there is a building located there right now. It's the front building, but the No, I guess. But you're not in it yet. No, we are not in it yet. No. Okay. No, we're we're uh constructing the building that that we're going to produce the beer in uh behind the existing building and uh that will have to go under construction. Okay. Thank you. Commissioner candidate questions for the applicant. So, will you have a lot of semi- traffic when you're talking about production?

No, we No, because we're because we're not distributing. We will not have I mean, we'll have ingredients, you know, come through, but they'll be in like box trucks or just regular trucks, but that's that won't be any semi-traffic at all. Okay. Commissioner Rothrock, any questions for the applicant? No questions. Uh, I don't have any questions at this time. Thank you very much. This is your last opportunity to say something for the record. Uh, well, we hope to be invited to the community. Thank you so much. All right. Thank you. All right. At this time, I am opening the floor for the commission to uh discuss and make comments on this project. Commissioner Garrison.

Um, I I I think it's going to be a great addition in the neighborhood. that's always been a a touchy corner. Um there has been residential in and out of that space. Um the last was commercial use retail and it worked really well. Um it's nice having things on that strip. Um I think you'll see the rest of I think there's only one livable restaurant uh residence left in there. I think you'll see that converted at some point. that um being close to the hotel um it's a small business which is great in our community. I think you've done some really creative things with the design. Um I couldn't quite figure out how you were going to do what you did until I looked at the elevations and and I really like the design. I think it's going to be a great addition to the street. Um, it's going to be very eye eye-catching, which being on that corridor, it tends to go as was stated by some of the ladies earlier, a little faster than probably is is expected or appreciated on that stretch. So, you will catch attention, but I think you're going to be a great addition to the neighborhood and and hope it goes well for you.

Commissioner Camila, thoughts on this project?

You know, what jumped out at me was uh two-tailed. So, I did a little research and I was like, "Ah, what's up with this?" Well, the two tailed butterfly is Arizona's state of Arizona butterfly. It thrives in this area. I'm very ranting in here. So, uh, butter roll pollinates our plants. Uh and then with that the applicant's using existing landscaping according to all the documents, native landscaping which is going to keep that ecosystem going but also providing a buffer between all the existing houses with those trees. Uh good use of the pies lot. Uh grew house will be in the back uh kind of not hidden but not right out front. Uh another good thing I like about this is the use of an existing structure bungalow style structure. Everything they're doing is bungles now. Fits in the areas. Nice patio out there with views. So, I think it's going to be a good addition to the community and I'm glad they worked on the design to to fit to fit Cottonwood and fit surrounding area. So, I think it'll be good addition.

Thank you, Commissioner Glascott. Thoughts on this project? Yeah, I agree with uh the other commissioners that have just uh shared that it's a great addition, especially the location, the proximity to the hotel again kind of feeding into downtown. I I I it seems like a lot going in on Mingus, but it's uh growth and I think it is going to be all good additions.

Commissioner Helman, thoughts on this project? I agree with my fellow commissioners, but I also really love the extra landscaping that you're adding, especially if if you're on the patio enjoying the beer tasting. It gives it that sense of isolation, a really unique space, and I I appreciate that. Thank you, Commissioner Kennedy. Thoughts on this? I really love the look of it, so I think it's a great addition. Vice Chair RothroRock, would you like to share your thoughts?

Yeah, I think it has a terrific look. Um, and I think its location close to the but the new city hall is going to really pay off. I forgot about that.

I also agree that this is a good addition. Um, I would like to echo the thoughts on the landscaping especially. Uh, I also want to say that I think that this is helping with something that we don't talk about enough, which is the need to make our city more walkable. And part of making a more walkable city is having places that are worth walking to and places where you um might hang out in front of and have more people outdoors. It's always very sad to drive around and see absolutely no one outside. And I know that we have a couple of months a year where outside is pretty oppressive, but the rest of the time we have really nice weather. And I'm hoping that your um new facility will inspire more people to spend time outside, walking around on the sidewalk um and help make our city a little more walkable. And with that, um I move to approve DR-26-001 for a tasting room with accessory beverage brewing subject to the stipulations indicated in the staff report. Do I have a second?

Second. Thank you. All those in favor? I I

unanimously carried. Congratulations. Uh next up we have Z-26-00003 request for a zone change from R1 to R3. Thank you, Madam Chair. Commission Tina Hayden with Senior Planner presenting on a zone change application uh for Cottonwood Apartments on Mingus Avenue. Uh the request tonight is just the zone change of recommendation of approval to council to reszone from R1 single family residential to R3 multiple family residential. We ask that you consider the applicant submittal a staff report with recommended stipulations and this is a public hearing process.

Uh breakdown of the site first you know areas highlighted in blue here. Please note the north arrow. Mingus Avenue here. Uh property is zoned R1 single family residential. Just like the properties to the south here. Everything to the east, west, and north is R3 multiple family residential. Uh there is multifamily residential here and here. Uh as well as across the street there's a mix of single and multif family residential and again single family to the south here. uh applic the parcel itself is about 3.34 acres. Uh it is in design in the design of the site is in preliminary phases. Uh we're not showing that tonight. Uh applicant would propose around 96 units. That's the max uh density that this site would allow of 29 units per acre. Uh there is consideration of a development agreement for affordable housing to possibly allow for a bonus a density bonus. Those are still in discussion. That would go through to council in the form of a development agreement if it was to take place. Uh per state law, uh the zone change has to comply with what's in the general plan. Uh the current land use designation in the general plan is HR heightens residential which does support the zone change to the R3 zoning district. So there is no general pro plan amendment required for this site. Uh applicant was required to hold that neighborhood meeting. Owners of property within 300 ft were notified of the neighborhood meeting and of the public hearings both tonight and next month for council. Um at that meeting uh we did have I believe three members of the public attend. Um they voiced concerns regarding the building

height. Applicant is proposing um three stories 35 ft in height. Uh there are additional processes that would take place at that for those heights. Um they have concerns about increased density. Again, this is the max density, 29 units per acre, but if we're doing affordable housing, uh the city can allow a density bonus increase. Um they also were concerned about adequate screening, especially along the southern border here adjacent to the single family residents. Uh there is no design review application associated with this. So, I don't have I believe in your packet you have some preliminary design plans. Again, those are subject to change. Uh I'm just going to get into the uh site adjacencies and current site conditions. Uh so, here we're just looking at adjacent sites. Um please note my north arrow here. Um the top photos here are on the other side of Mingus. So, we do have some multifamily residential and a mix of single family residences as well to the north. Uh then here we're looking eastward there's additional I think it's the Cypress Gardens multif family residential project there and then to the south you can see those various single family residences there uh looking at adjacent streets here uh this is Mingus here 10th street here uh so you can see some additional multifamily residential kind of caddy corner to this site uh along with Mingus here. Uh on the bottom one, we're looking towards Maine. We're on Mingus, looking towards Maine. Um couple things I'd like to note is um I have additional photos to talk about the grade here to

showcase that for you. This is really just a street view. Again, you can see some adjacent single family residents there. And then onto the subject site. So the two photos on the left here, uh, you know, looking at the north arrow here. Here we're looking westward. The top photo we're looking looking eastward. So you can see that subtle green change. As we head westward, it rises higher and then it dips into a drainage area. And then the two photos here on the right, these are to the rear of the well, this top right one is to the rear of the property. Uh you can see some adjacent multif family residential there. All the existing buildings on site will be removed to make room for the apartment complex that's being designed. Uh this bottom right one here, we're looking off toward Mingus. This is a public hearing process. So, uh, you know, staff is here as well as the applicant to answer any questions you have. Uh, you just call us up if you have any questions. All right. Thank you, Tina. Uh, commissioners, are there any questions for staff before we move into the public part of the hearing? Commissioner Garrison, please go ahead. Um, we didn't get an uh like a topographical is is as you showed in the pictures and you you mentioned there's a pretty significant height uh gain between Mingus Avenue and the site. Is is there is that expected to to drop or you know the the church the old church the WCOT funeral home sits on a kind of a a mound of sorts you know is that

expected to be dropped um do you know do you know what's going to happen with the elevation I guess is thank you for that commissioner Garrison and I might actually defer majority of that question to the applicant uh just on the preliminary ary plans. I believe there is an existing driveway here that we all know about. They are trying to propose a secondary driveway um in this area as well, but that might affect the grading um we're again we're in a preliminary stage. So that may be subject to change.

Okay. Okay. And the second question I had is I I'm seeing a 30ft offset from I would expect what would be fairly close if not the back of sidewalk to be fairly close to the back of sidewalk. Is that is that a call out by land use or is there a different reason why we've got a 30-foot front setback and what would it take to to possibly narrow that up to move this whole development closer to Mingus Avenue?

Thank you for that. Commissioner Garrison, are you referring to the um supplemental site plan that was in the packet if is that correct? Well, I'm I'm looking at the probably two pages down from what you're looking at is just the the site plan with the buildings on it. Okay.

And when I was looking at it earlier, that that landscape area between the parking and and what would be the property line is 30 ft. And I'm just wondering if that if if there's a possibility that the applicant would be willing to do that. Would would we be able to move this whole project north? Uh, thank you for that, Commissioner Garrison. Uh, the landscape yard, I believe they're required to have a 15 foot landscape yard maximum, 10 foot minimum. I'll have to double check the zoning ordinance on that. Uh, I think because of the grading, they were a little hesitant to bring the building further north. And again, I'd defer the rest of that question to the applicant and if they're willing to modify.

Thank you. Commissioner Camila, questions for staff? No, not this time. Thank you. Commissioner Glascott, questions for staff? No questions. Thank you. Commissioner Helman, questions for staff. Okay. Commissioner Candidate, questions for staff. So, this catch basin on the northwest corner, that's that's the drainage. That's how you're addressing the drainage.

Uh, thank you for that, Commissioner Kennedy. That's existing drainage at this time. U, from what I recall during the code review board meeting, the city engineer would require a um a great drainage report on this to confirm if there's going to if uh any additional developments going to be needed to address drainage. Uh, so that was something addressed by the city engineer as a requirement. And are there storm drains on Mingus in that area?

Uh, thank you for that, Commissioner Kennedy. Um, I will double check with the city engineer on that. Uh, I believe that they've run there with that drainage area. I believe it runs under Mingus. It's my understanding. I don't know if it's reflected in the attached code review board comments. Uh uh this is an item, you know, right now we're just doing the zone change as it comes to design review. We'll continue to address the drainage concerns, especially with that report being required. Okay. Vice Chair Rock, questions for staff.

The drainage, I believe, runs um under 11th Street and on down the hill. Um, I'm disappointed to see a threestory building going in an area where there's only twostory at the most or single family homes. It just doesn't seem like a very good fit to me.

Did you have any further questions? No. All right, I don't have any questions for you, Tina. Thank you very much. Uh, at this point, we are um opening the floor to the public. This is a public hearing. Um, if anyone has any comments regarding this project, please come forward, speak your name into the microphone for the record, and there's also a form to fill out.

Thank you. Hello, my name is Mara Hulquch and I have big concerns as well as many of the people that are on Ash Drive. Also, um there were many people here tonight that had to leave for other reasons and um so I'm here to speak in behalf of some of them. Um, one of the issues is is that that property is much higher off Mingus and um, I know you said there are twostory apartments there, but if you look to the west, the two stories that are there are way down. So even um, the three stories are going to be looking down on two stories that are to the west. To the um, south we have all single family residences there. And these three-story apartments are going to be looking into people's backyards and into people's homes. To the east, we have duplexes that are one story and they're all multif multi-family, but they're very nicely done and they fit into the neighborhood very nicely. And then I think across the street there might be some multi multifamily, but they're also singlestory. We are all concerned of the impact that this is going to create. Putting 99 units in there is a lot for a 3.34 acre property. Um we're concerned about the lights that are going to be in the parking lots. We're concerned about the parking that is going to be going right up to the fences. were also concerned because they talked about putting um the fence in the in the easement that runs along the back of the properties. Um we're concerned about the amount of people, dogs, noise, and just multiple

things and it's just going to um not improve the neighborhood. We don't believe and we would like to I I do know that you do have to have more housing and more residences, but the impact of three stories. I could see a nice twostory nicely done. There is one at the west area very nicely done and um I just hesitate to see a building that looks like a barrack go in there. Thank you very much.

Thank you. Is there anyone else from the public? Yes. Please come forward and introduce your name into the record. Hi, good evening. Uh we're Jim and Sher Mueller and we actually live directly east of um the funeral home in a brand new build from about two years ago. It's a single family home.

And so the concept of having 96 units next to a single family home that we've come to love here after moving to the community a year and a half ago. Um the quietness of even though we're directly on Mingus, it's still the quietness of the neighborhood. Um, I can see the need. We both see the need within the community for additional housing,

but we also have a property as our previous speaker that sits actually above our home that we live in now. So, to build upon that with the three-story building, um, it just big concern for us being next door. Um, anyone that lives on Mingus knows the traffic adding 96 more units into um a space that's already traffic congested in front of our home. Um, it isn't monitored very often for speed. Um, so all of that plays into our concern living directly next door to what's being proposed.

Yeah. Uh Jim Mueller, thanks for the opportunity. By the way, those three bullets at the bottom uh there are are concerns, the the height, the density, uh screening. I I think that does that that applies to the tenants, I believe. Uh didn't think of that one, but we have uh probably the quietest neighbor you could think of, the funeral home. And uh so we're a bit spoiled, but uh you know, it just seems like it's going to ruin that that corner up there. In fact, we are we back up. We are at the home right on Mingus and then just to the right of us, just to the

west of us, uh is their parking lot. So, it's be really tight. We'll be right on top of those guys. So, uh thank you. All right. Thank you very much. Is there anyone else who would like to come forward and speak on this project? Yes, sir. Please introduce yourself for the record. My name is Oliver Danaran.

I own a property that abuts the property in question here and I'm concerned about the density. Also 99 units is what they told me at the last meeting that they wanted to put in there. I think that's entirely too many for 3 something acres. And they wanted to wrap a a parking lot for that building all around just behind my property. Mhm.

And that's going to involve the movement of many cars in 99 units. That's at two cars a piece is a lot of traffic. And it was is going to be lit. That much I know. Not only by the car lights themselves, which will be shining right into the fence that separates me from them. But there's going to be the permanent lighting in the parking lot. It's going to change the entire character of the neighborhood. And it's quite a nice neighborhood now. And I don't want I really do not want to see that many that density of housing for that property. Thank you.

Thank you very much. Is there anyone else who would like to come forward to speak at this public hearing regarding this proposed zone change? All right. I am not seeing anyone else come forward at this time. So I am closing the floor to the public and now we would like if the applicant is present for the applicant or applicant's representative to come forward. Introduce yourself for the record and please provide us with an introduction to your project. You may also uh respond to any questions although we will not have a back and forth.

Thank you very much. My name is Marty Hall. I represent the applicant and I first like to thank you for the opportunity to be here this evening and I also like to thank u director of planning. She's been very helpful to us and very much appreciative for the time she's provided for us in doing so. Um and also I want to uh express my appreciation for the neighbors who showed up here this evening. we had the opportunity to speak before them uh during the neighborhood meeting very much aware of their concerns. I would like to point out that tonight is a resoning hearing and you may have noticed that maybe in your packets uh the submitt that we brought to your attention the site plan and exterior elevations is is a proposal subject to all kinds of changes. we had the opportunity to address some of their concerns regarding the traffic. Um we actually we felt when we spent time with the architect who will be speaking before you again this evening as well um we took everything into consideration the the land use general plan for this site is HR which is high density residential. So we started with that as a framework by which to entertain how we're going to develop this property and what we submitted is based on our understanding is it meets every code that exists for R3 regarding sideyard setbacks regarding the existing storm drains. It um is a significant storm drain facility that I believe the city actually funded and developed some years ago that's rather significant and yes indeed it goes underneath East East Mingus. Um and that consumes probably about a third of an acre. Um we decided from the parking standpoint we wanted to separate the buildings as

far away from our neighbors as possible. To the east and the west we have um multif family residential. One project is single story, the other project is two stories. And talking about grading, by the way, the grade of the site indeed does sit up above East Mingus, maybe I'm going to guess seven, eight feet. Um the properties to the south, which is a single family residential, are also on the same grade as this particular site. the multif family residential project that is a two-story apartment complex next door to the west I believe that is uh it so happens that it does sit down at a lower grade I don't know what the history is of of this site is but I'm assuming at one point in time that's may have been the natural terrain I don't believe there was any significant grading done in order to achieve that and to address one of the uh inquiries with regards to grading um that has not been a consideration this time going to that expense and doing a serious grade adjustment in order to achieve what we're hoping to set out to do. Um I think what I'm going to do I'm going to pass it on to uh Monica Perez who's the site planner and architect we've been working with to bring to your attention her understanding of the project.

Welcome Monica Perez. Please uh introduce yourself for the record yourself and uh talk about the project a little bit from the architectural standpoint.

Good evening chairperson and commission members. My name is Monica Perez. My firm is the one who designed the current site that you've seen uh taking into consideration prop location environment use as well as needs of the city of Cottonwood and of course budget. So, uh, with that said, uh, we did have the opportunity to speak to some of these owners at the last meeting. We appreciate their involvement this early in the game because, as Marty mentioned, there is opportunity for adjustments. There's opportunity for uh, making arrangements that's going to accommodate them. Thankfully, there's only six private property owners along the south end that we can hopefully accommodate, you know, and we can work together and come to some type of compromise in regards to a buffer. And I just want to hit a couple of points here that were mentioned um and the three bullet points here as well. Marty already touched on the topography. Unfortunately, we don't have any. Well, we we could if we wanted to go ahead and grade the whole lot, but that's that's not feasible for a project of this size. Um, if we talk about parking, the parking creates the buffer around the building. And just to give you an idea of the distance from one of the south residences to the actual new proposed building, we're looking at approximately 70 ft. So, if we think about the property line, think about the 10-ft easement, a 20ft parking space, a 26ft driveway, another 10 foot uh 20 foot parking space, a 5ft sidewalk, a 10-ft buffer, a twoft buffer, and then the building that's approximately 70 ft away. Um, so and that's again around the perimeter of the of the three sides because the north side is Venus. So, to give you an idea, I think that's a pretty good buffer in regards to I mean, again, some good points would be lighting, the other points would be sound. So what we are proposing again is going to be the block wall around the

perimeter along with landscaping. Um and during our own efforts um we've also done our own small exhibits that show headlights. You know we want to make sure that headlights aren't going to interfere and go into the properties along that south end. And a four to five foot tree um shrub would actually take care of that. However, we're proposing to go in for an 8ft tall fence along that end either six to eight in regards to block as well as in addition to some landscaping. So again, not only do we want to accommodate uh sight, but we also want to accommodate sound as well. In regards to lighting and the building height, we are not exceeding the allowed building height. We do have to have three stories, but if we were two stories, we would still be allowed to meet the current height that we're proposing. Um and in regards to lighting for that, what we would what we're proposing is shielded screen lighting, down lighting. Uh we are aware that there are uh properties back there and we are going to take that to cons into consideration because not only is it code compliant, but again we've heard the public and we want to address their needs and concerns. Um other than that, uh in regards to quantity, again, we're open right now. We're looking for we're looking into elderly, we're looking to workforce. Um, affordability is on the table as well. Um, we understand that that's going to be in order for us to meet this density, we might have to take that option, but if we don't, then that density will decrease. So, we're aware of that as well.

All right. Uh, commissioners, now is your opportunity to ask the applicant representatives questions about the project. Commissioner Garrison, any questions? All right. Commissioner Camila, any questions? Commissioner Glascott on Zoom, any questions? No. Thank you, Commissioner. Commissioner Helman, questions? No questions. Thank you. Commissioner Candidate, any questions? No questions. Vice Chair RothroRock, questions for the applicants? No questions. All right. I do. Um, one uh one of the concerns that we heard was about an easement. Um, this might be a better question for staff, but can you speak on that? Are you within an easement in the in the fence line?

So, we are not building within the easement. Um we we are going to be placing a fence line because the easement is actually on both properties. I believe it's on the private property as well as our property. So we there right there currently is a fence there now. It happens to be a it happens to be a chain link fence I believe is what it is. So we are proposing a block fence. We're now proposing a structure and then our then we'll have our landscaping buffer and then our parking lot or parking I'm sorry parking space. So the only thing is we're replacing the existing fence with a block fence. And we do understand that that is that structure. It's not structure but that fence in the event that the city needs to come and access that area. It's our responsibility to replace it in the event that they need to access utilities.

But an actual structure will not be constructed there. All right. Uh that was my main question. Um I feel like the in the course of your presentation you answered most of the questions. Uh thank you very much. I'd like to also add that you may see in the proposal that we're all we're also suggesting a secondary ingress and egress access into the project as well because we're we're also very um sensitive to traffic and the um circulation of how the site is going to function as far as vehicular access. So we're also we feel that would be a value ad to what we're proposing.

Yeah. And there is a center turning wing there currently. Thank you very much. Uh I have a quick question for staff. Staff could come forward. Thank you chairperson. Thank you. Thank you. Uh so I will let the commission bother you with questions as well. But I my quick question was um so this then would not need if the zoning change is approved a conditional use permit for height or um is this the only requirement is the zoning change?

Uh thank you for that chairwoman Masten. Uh the zoning ordinance indicates that a conditional use permit would be required if the building height were to exceed 35 feet or two and a half stories with the applicant proposing three stories. They would need to pursue a conditional use permit. Uh may also be required if they want to exceed their signed package or there's a couple other provisions in the code that might trigger a conditional use permit process. And um our uh code changed recently. So I'm not sure would that also trigger a design review or is that no design review?

Uh Madam Chair, thank you. Design review would be required. Um and that's we're in the preliminary phase where they've gone to code review board meeting once staff has recommended additional before proceeding to the design review. They also wanted to get the entitlements with the zone change in place before they proceeded. All right. Uh do any of the other commissioners have questions for staff? Please go ahead.

So mine is procedural. Basically leaping off of what you asked. Um, so that would mean that if the zoning change is approved tonight, would the would the design review or the conditional use permit come back to this um commission so that the public would have an opportunity to comment on it or would it go through a a um facilitator the the new I don't know what the new uh statute or whatever that was was put in place. Uh, thank you for that question, Commissioner Helman. Um, if a conditional use permit um, submitt is required, that is a public hearing process that would go before the planning and zoning commission. Um, you know, we're all very well aware of HB 2447, which indicates a requirement for um, administrative approval of design review. Uh I believe we showed you the flowchart and that if the project conforms to our new design standards that we expect to be in effect midappril uh then there's no need to go before the commission. If they do choose to deviate from the standards and not have a development agreement in place, they um are welcome to request in writing the request to go before the commission. Uh, any questions for staff? Uh, Commissioner Kennedy,

questions for staff? No, vice chair. All right. I don't have any question any more questions. I got mine first. Uh, thank you very much, Tina. At this time, uh, I open the floor to the commission to discuss this project. What are your thoughts on this, Commissioner Garrison?

Um, I So, I guess I misunderstood a little bit. um that we weren't necessarily dealing with design review at this point. Um I think by the questions we asked and by the comments that came from the public, I think you can see that there will be a lot of attention paid to whatever design you bring forward. Um so I would take that into account. Um I'm perfectly fine with the change in the zoning. Um, I think we can use more high density, especially in this area. It's a great use of this property, especially in its relation to the city facilities as well as the school. Um, and once again, back to a walkable neighborhood. Um, this does put it in into that path also of making it um much more walk friendly for the residents that would use this space. Um, I also have concerns with the high density or this high of a density. Um, mostly because it's threetory. Uh, I do have cons some concerns about the visibility of the yards and the uh privacy of the people that live around this project. Um, once again, back to grading. I think a lot of those concerns could be uh taken care of by some creative grading on this site. I think trying to put a second driveway in, the first driveway is already very steep as it is. The second one's going to be even worse. Uh, so I think, you know, you're going to have some real challenges when it comes to how you place these buildings and and come back with the design. But as far as the purpose of this hearing, which is to approve high density, I'm fully in favor of that.

Please go ahead, Commissioner Camila. I'll echo a lot of the same thing my fellow commissioner said. Uh I think the biggest thing it's going to come down to is once the design and review and then we make sure that uh it's not imposing on those neighbors. So echo a lot of the same. Thank you. Commissioner Glascott, any thoughts? No, just the same they said. I mean, I it's I approved the zoning change, but you know, look forward to seeing what kind of changes they might uh address, you know, the concerns of the neighbors and whatnot. Commissioner Helman, thoughts you'd like to share on this project?

No thoughts. Thanks. Commissioner Canada,

I would tend to disagree. Um, I feel like there's another project that was put into a similar neighborhood and if you drive by that particular project now, uh, I think it does all of the things that these people are addressing. I think that the third story person is looking down into their yards and into their bedrooms practically. Uh I realize it's in keeping with the general plan and the concept of zoning in that area, but I think that there could be I I just don't know. I I I don't think that it's a good use with that high of density.

Vice Chair Rock thought,

it's too much. There is nowhere near there where there's a three-story building, a threestory property. So, I don't think that's appropriate for this neighborhood. It's It's too much too soon. Um, in my opinion, you already can't I use uh Ted Street to access going further to the west or north a lot and you can barely pull out from 10th Street on Dominguez now. So, I don't believe that what's being proposed uh is correct or right for that neighborhood. So, my thoughts on this project, it's going to be a little bit repetitive, but I want to point out that this is an unusual opportunity for these applicants to revise their site plan and their elevations to be more in keeping with what the neighbors of these proposed project um are concerned about and also the commission. Uh tonight we are only voting on the zoning and it's very important that the commissioners only vote on the resoning although we were shown a little bit more than that. You have to remember as a commission that um and this is nothing um in particular about this project of the applicant, but sometimes zoning changes and particular projects don't move forward, but the zoning change is still appropriate per the general plan and per other changes that have been voted on by the public. um this project or any similar project

on this site that wants to um hit three stories or hit those um various targets that require a conditional use permit will come back before the commission. Um and that will be an opportunity at that point to vote on those facets of the project. vote tonight. Um, we are tasked to vote exclusively on the zone change from R1 to R3 for this parcel. Um, and with that, um, I am going to go ahead and make a motion unless any of the commissioners have further thoughts they'd like to share. All right, I'm not hearing anyone. Not getting any meaningful eye contact. I move to recommend approval to council for Z-26-00003 for a zone change to the R3 multiple family residential zoning district. Is there a second?

Second. Thank you, Commissioner Glascott. All those in favor? I I I I all those against I I

All right, that is Let me count five to two there. I'm always trying to like hear everyone. Five to two carried. Um I encourage the applicant to take this feedback seriously. And with that, I believe we do not have any discussion items this evening. Are there any suggested topics for future meetings amongst the commission? Meetings I will not have to do. So, please discuss whatever you want. All right. No discussion items suggested, no topics. I make a motion to adjurnn. Do I have a second?

Second. Thank you very much, Vice Chair. All those in favor? I I adjourned.