Planning and Zoning Commission - Regular Meeting

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e e e yeah nice me you joher same as my wife s Christie don't have time you probably know her yeah been so here's because that's the way we've always done it Mar you can just click on that there's the agenda there's the minutes so if you want to skip around just keep going back to oops go back to bookmark and you can skip around between there you have help like to call the meeting to order I see we have a full board here today which is really nice uh Pledge of Allegiance

please I pledge allegiance to the flag of the United States of America and to the for it stands one nation God indivisible liy and justice for all this is a business meeting of the Planning and Zoning commission the town values and welcomes public input please address the commission as a whole and not individual commission members do not address staff or members of of the audience commission action on items brought up in call to the public is limited by the open meeting law the commission may direct staff to study the matter and reschedule for further consideration at a later date items on the agenda will not be heard or discussed in call to the public individuals are limited to 3 minutes C1 consider approval of the minutes of the regular meeting of the Planning and Zoning commission held on October 10th 2024 I have a motion I move that we accept the minutes as presented I'll second second all in favor I I eyes have it d new business public comment will be taken at the beginning of each agenda item after the subject has been announced by the chairman and explained by staff any citizen who wishes to speak one time for five minutes on each agenda item before or after commission discussion questions from the commission members however may be directed to staff or a member of the public through the chairman at any time

I have an Edith Weber good evening uh can you state your name yes it's Edith Weber anything else you need to know address please 6494 Pine Cone Lane in Pine toop okay thank you okay thank you Mr chairman and members your department is one of the most important to the residents of this area managing Planning and Zoning is critical not only to the residents but to the city as well since revenues is what keep cities viable good planning is creating buffer zones between critical commercial Endeavors and residential structures and needs the trick is to balance both in a fair and Equitable way so that managing growth is the fulcrum that keeps it all balanced including of course the need for INF infrastructure growth is not a dirty word in my dictionary but unbridled growth without managing it is unmanaged growth fails the community as well as interests of Commerce it creates divisiveness and slow and rational growth is the only way out it's the ticket do not Place black blind blinders on bad management that fails the residents declining Commerce and lack of business for whatever reason does not mean we have to increase density we do need to increase smart planning which leads to Smart zoning and that leads to less animosity all the way around thank you very much for taking the time to listen to me thank you Mrs Weber thank you next is Mr Eng Les

thank you Robert Eng Les I actually changed it not to address you but I do feel it's important um I live at on pen rod Lane 2117 in pintop um the reason that I did think it was important to address you is some of us uh have left the previously great state of California um many decades ago and to see what's going on there and to ATT attend local meetings and realize that our fire risk is at a 4.7 out of a a uh rating of one to five we have some of those very same concerns and again planning yes we're going to change we're going to grow but our government has a responsibility as we grow I feel to come up with a evacuation plan some more awareness to the citizens of this community how we would be responsible and what we should do if we were to face any sort of similar situation as what's gone on in other places in our country our homeowner insurance fortunately will be renewed but it's substantially higher again this year and there'll come a time maybe where that won't be a possibility for our citizens as the density increases and the Wildland interface problems get worse so uh just an encouraging as a Planning Commission look ahead the decisions you make up there regarding what is going to come into our community in the future and think of the health safety and Welfare of the citizens of our community thank you thank you Mr

Engle Mrs hendris or Mr I'm sorry I'm sorry good evening chairman Commissioners address name and address my name is uh derck Hendrick I'm with white Mountain Family Fund Park here in Lakeside um regarding I think it's D1 we haven't talked about it yet but I think he has it up on the screen um we have two concerns um that we'd like to bring to you guys the first concern that we have chairman uh point of order this is an agendized item so the appropriate time would be after after this afterwards so if you have something else to speak on that's not on the agenda okay he D1 we got another D1 okay we're going to move on here okay Jeremiah good evening uh chairman kenick and members of the commission members of the community I'm just going to briefly go over my staff report and then we'll go in we'll uh I believe the applicant also has a presentation and then we'll open it up for public comment at that time he didn't introduce the item oh can we introduce the item uh yes discussion and legal action regarding a site plan review spr 24-26 for The Rustic Pines development thank you um so tonight we have before you for discussion uh as indicated rustic Pines uh it is a site plan review the parcel is not being divided there's a single owner interest and Alison needs to recuse herself right yes Alison this now I'll be recusing myself from item D1 as I have a conflict of interest thank you thank you sorry all right so uh

let's continue um okay so the request is for the review of site plan for butic Pines roughly 41.1 Acres it's a residential with a little bit of commercial de development um 61 of those units are for sale 163 units are for rent and uh there's two just over 2 and a half acres 2.58 acres for commercial development uh the subject Parcels APN 21201 036 Edward 36 North and 36 quty uh all adjacent uh are the properties in question question the current Zoning for these properties is C1 Light commercial um the project site uh is about 40 just over 40 acres of 41.1 the the ma the development standards for C1 like commercial would default in this case to R3 uh residential maximum coverage is the same as if it was commercial which is that 50% and um they show going at about 16% coverage all the model all the models will be under the maximum height of 35 ft and the setbacks are adhered to I did submit this in early December to Timber Mesa I haven't heard any comments back from them as far as what they want to see but I kind of have an uh an inclination of what they would what they're looking at is for Ingress for access in fire flow and to make sure that there's adequate fire hydrants it appears that there is I can't I can't answer specifically for Timber Mason we'll get comments later from them most likely but um those are the items that they'd be considering I did review the drainage report that they submitted from arura

and it's in a uh FEMA Zone X which is a Min minimal flood Hazard area and um they have submitted a complete package with a uh grading and drainage they have proposed on-site retention uh the argument being that um the way that the site and the lay of a land is it kind of lends itself to the the use of retention I did indicate to them that if they did choose to go forward with that that they would have to show that there's a 36 that it drains down within 36 hours per um state standard and per the adopted town code we made that amendment I think a year or two ago to align with State uh state standards they and I believe that they can do that but they need to show that in the so in the uh final drainage report you need to show per calculations and everything that that's uh feasible and if not then something has to be done with the soil to make that feasible um parking based on the requirements found in 17104 070 C1 278 spaces are required for on-site parking and they've provided 357 spaces including 9 ada8 compliance spaces du to the excess parking provided there is a requirement for 79 additional trees uh it shouldn't be hard because there's it's the site's pretty treated they do have an extensive Landscaping package that's also included as part of the site plan I don't see that being an issue um can be reduced by 50% if they include at least 21 ft of grass and it and it also like I said it can be met with the existing trees on site and one of the other requirements of 1796 requires a a tree survey and they will be submitting that at the time of the building permit package which

would look a little different than so we know that the site was already thinned through dffm um but once you start adding structures it looks a little different and um the requirements 1896 are like offsets from those structures in the three different zones that apply to it I don't think it'll be an issue they're aware of it it um they've noted that that is something that that would take place at the building um application process so uh for traffic access I know this has been a concern of members of the community I've heard it from multiple um areas different Avenues um access to the site is provided by one existing and two proposed entr points the primary interest is located on White Mountain Boulevard and secondary is accessible from White Mountain Boulevard as well that's the current turnout that's it that's already constructed uh the third entrance would be off from Maverick Lane uh traffic impact analysis has not been provided they did provide a statement and that's included we sent that out to the commission and the council and we includ it to everybody on the mailing list if you're on the mailing list you also got that today um so uh basically it indicates that you know the number of units and um right in right out would be the only uh on the existing Ingress there that would be the only option feasible and then uh and also they would have to provide a traffic impact assessment which is a little more uh the analysis is deeper than the statement and that would be forthcoming as well uh okay so we'll probably want to have this conversation a little more I thought that initially the applicant had agreed to work with adjacent developments to provide a traffic light at Shell Lake Road in White Mountain Boulevard because we know that we have the Lake Point Development coming in across the street and uh even if it's not shown

necessarily that this is warranted for this single development with the two combined I think that there's definitely a need for um traffic control at least a further study to to show whether it's warranted or not and we may want to consider that in further detail tonight and uh the the commission may require as a condition of approval other studies and and um but they have agreed to do the traffic impact analysis for their email I received the other day with the with the statement for building design all the all the structures are subject to 1788 design review guidelines and the building materials meet the requirements for landscaping they like I said they did submit a pretty substantial Landscaping regulation or Landscaping package to that meets the requirements of 1792 um there was one concern I had with the um exterior fencing and specifically along the eastern boundary with the fun park the code requires that um there's additional screening provided there um and because the commercial development was already in place the frun park um it would fall on the residential development to provide that there is an option for uh trees if they didn't want to do uh uh if they didn't want to beef up the fencing in there it's kind of a a see-through privacy screening that they have detailed in the plans so I think that um that option if the applicant's willing to consider it would be a it would match up with a code if that's if they want to do this the screening trees so there isn't a requirement on this one like in C2 that I think commissioner Stewart pointed out several years ago for um for the CMU it's it is an option um and then let's see for

exterior screening must be I so I just went over this with the 6ot fence it could the so the 6ot fence could be approved tonight at the site plan level um the code does say 3 and 1/2t solid or 5 foot see-through but if it's approved from the commission as part of the site plan review they could do a six foot fence up front which is what they're proposing and it looks pretty decent similar to what we have over at Mountain Gate across the street not identical but similar there they have a lighting uh pack U the lighting plan a photometric study that shows where the lighting would be and it looks and it appears to meet all the requirements of 17104 the outdoor light Control Ordinance uh the signage they have shown uh well they need to they need to show exactly where that's going to be but there is a permissible square footage for all signage as long as it's not doesn't exceed 150 sare ft they have requested a diver sub mittle and staff is in agreement with with that for the um sign package as long as it doesn't exceed to 150 so um with that I'll go ahead and open it up for the applicant to your presentation unless you have any questions for me or you'd like to see some more if I I could go through some of the plans I have the complete package available for display to the public or we can just jump into there I just have one question um Jeremiah when was the traffic study uh completed in 23 when was it do you have any idea was it the beginning the end the middle and how far do they have to go back for approval so in other words could you have a traffic study three years ago and it would still be if conditions haven't changed it may still be valid um so there was a study done for uh James Gat me's property and that's why they submitted that to ADOT for the construction of that turnout I don't think this is the same uh traffic impact statement that they've submitted

here today that I saw earlier I don't I think it's the same statement but if the conditions haven't changed yeah it's still valid if the conditions have changed then no it's not valid okay thank you yeah now I would oh go ahead go ahead okay good evening uh chairman and commission um my name is Greg Rowan and I'm a principal at Norris design our address is 6 East Aspen Avenue in Flagstaff Arizona ZIP code 86001 I'm speaking tonight on behalf of AOK Builders to request site plan approval for the future rustic Pines Community located at White Mountain Boulevard and chilo Lake Road um the subject property is approximately 41.1 acres in size and located along the south side of West White Mountain Boulevard there are several existing commercial uses adjacent to the property including the White Mountain Family Fun Park a restaurant Ashley homes Furniture Store a real estate office and a nursing home to the east along Lockwood Drive there is also an existing summer camp located to the northwest of the subject property there's also an existing traffic signal that is located at the intersection of White Mountain Boulevard and Lockwood Drive it is understood that the property immediately South in the

subject property to the north of White Mountain Boulevard will be developed as future single family residential communities do you want the keyboard instead all right the property is currently undeveloped with the exception of an existing Wastewater station which is proposed to remain there's also an existing driveway along White Mountain Boulevard South of the the Wastewater station the existing driveway lines with a 60-ft access easement along the Eastern and Southern boundaries of the property the access easement is also proposed to remain rustic Pines will include a mixture of for sale and for rent single family homes a total of 224 units are proposed throughout the community a 2.63 acre commercial parcel will also be located at the main entrance to the community along White Mountain Boulevard it is envisioned that this may be the future location of a restaurant or some St house the alignment of sholo Lake Road the location of the existing driveway and the existing 60ft wide access easement influenced our design for the future access points to Rustic Pines Community the main entrance to the community will be located at the intersection of White Mountain Boulevard and sholo Lake Road a secondary entrance will also be located along White Mountain Boulevard in alignment with the existing driveway and the existing access easement primarily intended to serve the commercial use um um this secondary roadway will

provide access to the existing commercial to the East and future residential Community to the South the main driveway entrance terminates with a focal point in the community a clubhouse and a 1.35 acre Park amenity which are centrally located within the community a looped roadway provides access to the residents the four sale units will be located on the west side of the community with all other units will be intended for rent parking will be provide it as a combination of surface parking and individual garage spaces spaces in addition to the Central Community Clubhouse in amenity area there will be two additional Park amenities within the community one will be located near the northeast corner of the community and because of its adjacency to White Mountain Boulevard the design of the park space includes active amenities including pickle ball courts and half-size basketball courts second Park amenity will be located at the southeast corner of the community and will include a dog park bike amenities and other passive uses there will also be a series of pedestrian paths throughout the community to connect all residents to these amenity spaces and to the Future commercial site the conceptual development plan proposes 224 residential units reflecting a density of 5.6 dwelling units per acre here we look at the landscape plan the landscape designed for rustic Pines includes a mixture of deciduous evergreen tree species shrubs ornamental grasses perennials and ground covers existing trees will be preserved wherever possible and feasible based on firewise requirements rustic Pines will be a gated community the conceptual development plan proposes two gated

locations for Ingress and egress to the community the entry vehicular gate will consist of a swing gates with a solid panel at the bottom to screen head lights and a welded wire mesh infill the vehicular gate will also include featured branding for The Rustic Pines Community there will be a combination of view fencing and Screen walls around the perimeter of the community and the materiality of these screen walls is intended to match the building materials of the architecture um as well as shown in the site plan the main resident Clubhouse is centrally located within the community residential amenities are anticipated to include a fitness center conference room and event or small group Gathering spaces the building elevation features a modern Mount architectural style that includes several materials and textures to create visual interest in the building Design This is a two-bedroom two bath sample floor plan elevation unit the two-bedroom unit is one story and approximately 1100 ft in size the building elevation architectural style for the residential units will be complimentary to the main resident Clubhouse building the three-bedroom unit will be twostory and approximately 1,600 ft in size the three-bedroom unit will also include an individual parking garage the four sale units will consist of a two-bedroom two-story with an optional third bedroom on the second level uh the four sale units will also Al include as you can see an individual parking garage space here we look at the preliminary utility plan new utilities within the community will include an 8 in sore line which will connect with the existing sore lift station on the property and an

8in water line that will connect with the existing water line in White Mountain Boulevard finally in closing we've appreciated the interaction with Town staff and their Fair valuation of the proposed development along with their support and an affirmative recommendation to the Planning Commission while we are mostly in agreement with the staff report and recommendation we would like to point out a few minor elements that we believe were in consideration in your action our team has prepared a sealed traffic impact statement we wish to go on the record um that my client has not anticipated and has not stated to agree for the placement of a traffic signal at the sholo lake alignment based on our experience we anticipate the Arizona Department of Transportation will not support a traffic signal in that location as it is too close to the existing signal at Lockwood Drive the current TI indicates that traffic volumes in the proximity to the existing signal to the East do not suggest a signal would be warranted for our development at the main entry however um with that um we do intend to do a full Tia and AD do will require a full signal analysis um finally the staff recommendations and the conditions of approval um they discuss storage facilities shall not be permitted um while is it while it is not our intent to include public storage facilities on the subject property we would like to contemplate private storage facilities that would be located within the residential structures and attendent solely for the residents of the community as an amenity thank you very much for your time any questions hundreds so just a just one follow call uh followup uh comment if I may chairman coun and Commissioners um I agree with the statement's

assessment uh as far as the storage I did make a comment no Public Storage but uh this is if it's for private storage for the um individual homeowners then the the code doesn't is is silent so I don't think it's precluded from them doing that going to be a a guarded gate or every how are they going to have access to get into the gate um so all all residents would have key fobs what about the rentals um they would also have a key fob as well okay and there would likely be a call box and then knockbox for emergency services okay and how far is that going to be set back off of uh 260 um I don't have the exact number off the top of my head I believe though that it is uh roughly about 200 oh je75 to 200 ft off the White Mountain Boulevard oh thank you I I have a I have a question um what's the affordability of the different units like give me ballpark an idea on the different units what the sale price I mean I'm going to hold you down to an exact number but I'm trying to get an idea of the type of residence you're marketing to sell this development to Sure uh going to defer to my client Mr chairman Commissioners my name is Tom Klein with a Builders uh thank you for the opportunity to present our project tonight so to answer your question commissioner there's uh 61 units that are for sale so those 61 units will be two bedroom two bath they're 1499 Square ft with an oversized single car garage that's roughly 13 ft by I think 27 ft deep um it'll have a big covered patio in the back that's 12 by 24 um those units will be roughly around probably 375 to 425 approximately we're able to do that because the whole model on this is those units will be under a long-term ground

lease which will basically encapsulate everything so we don't have to jam the the price of the the dirt the infrastructure on it for sale so if we had to do that now we're pushing 550 600,000 which we think is takes us out of the market a little bit um as far as the rental product we we're labeling this as a build to rant home community so it's basically a glorified apartment structure other than it's not your traditional two and three story building what people get with that is they get a backyard um I'll defer to Greg but I believe the backyards are 9 and 1 half to 10 ft out and they're the full length of the back of the building so essentially if a family rather than living in an apartment they could move in here it's it's just like a single family residence um I believe there's 104 of those units two bedroom two bath the other 54 are three-bedroom two bath units those have a single car garage um same concept other than there there's three bedrooms as opposed to two so uh well he was asking what do you think the price would be for those on the rental yeah the first just yeah rent so we're hoping approximately we're anticipating the two-bedroom two bath to be between 2,000 to 2200 a month on the three-bedroom two bath we're roughly about 2,300 to 2500 so they would be leasing the land from you then no not in the not in the Builder rent that's strictly it's strictly look at it as an apartment building so the units that are for rent are owned by the developer would be owned by us we would have a property management firm uh it'll be annual leases so people it's strictly a rental community on the for sale prod product those are for sale so you'd be just like a homeowner other than you don't own the real estate under your single family home but are they paying leases on that real estate so they'll pay a ground

lease on that which will encapsulate the ground lease as well as their homeowners do it's basically a it's a it's a lock and leave deal your exterior maintenance snow removal everything is encapsulated into one fee and that and that monthly fee will be roughly about $900 a month okay Mr chairman yes under the real estate law then that is what negates you having to do a Subdivision plat for those uh those units is that correct as far as what uh under the real estate law uh you don't have to have a Subdivision plat for those units are going to well plat I'm talking about a plat actually you know so you're not going to be doing a Subdivision plat for this property at all or the individual the individual units correct correct I'm going to defer to my land Planner on that question because he probably can speak better to that okay that would be the intend we not be doing an individual plat so is it difficult to get financing if you don't own the underlying land and you're selling the unit itself as long as it's a 30-year ground lease or longer all day long okay yeah they're doing it down in the valley yeah and they they do it all over it's not Aon by any means they are thank you it just what what it does is it keeps everything beautified because we have control of the whole ground mhm you don't have one guy that's you know not mowing his yard and the next guy is MH you're not going to do a final plant just to map a dedication is that your comment that would be correct so we would not be doing a a final plat subdividing okay but you will do a map edication for all the Ingress eess that's correct all right you ready for more questions yeah go ahead I didn't understand Mr Pence has a few more questions for you yeah to Greg uh I didn't understand your comment on the traffic uh impact to Now traffic study you say you have conducted an extensive fullscale traffic study but we have not not seen it um no we we provided a traffic impact statement which has been provided um at

this point we have not provided a full traffic impact analysis but moving forward we we intend to and then with that um we also anticipate that a DOT will require a full signal analysis during that time okay and if that signal analysis warrants a traffic light you will install that is correct okay uh did you plan on sidewalks along 26 um right now we are providing sidewalks that access um all the way to the commercial and we're providing a full loop sidewalk around the entire property but is inside of the perimeter fence we're not currently providing sidewalks um all along 260 due to the traffic volumes and just pedestrian experience out there um that is a concern to mind as far as you know down the road pedestrian access all along uh 260 I feel sidewalks uh would be necessary um and I did want to elaborate on the right in right out at the pork chop on the South Western corner there yep by by the the commercial yes um I want to be make it very clear that that is the pork chop will remain and that will only always be right in and right out I think you say that but I just wanted to reiterate that that's correct okay um we did not have Street sections in the plan I didn't see them I don't you have those with you um do not some of them were 24 some of them are 32 it's just a very odd section usually I'm thinking 40ft section with a 24t Improvement uh Commissioners I'm Steve Lewis with our Dura engineering we're the civil engineer for the project uh

I'm at uh 124 in North Alden Flagstaff um we did not provide the cross-sections this uh since it's not really a public street it's inside of a development Resort facility we would have you know intend to provide a typical Street which is uh 20 ft 2 10t Lanes either direction and uh and then we have parking in certain areas for the houses parking um for some of the houses that are in the garage in the house and some parking that's uh off to the side for the uh the rental facilities so you will have curbing gutter for Street drainage we have not curbing gutter everywhere we have Curb um it's called ribbon curb which is flat on the side of the road and one of the reasons for doing that is we're trying to keep the drainage for the site more natural so that we can keep as many pine trees on the site as we can and then with um we will have some curb and gutter in some areas which will be used to collect the drainage and direct it to the retention or detention basins I have a question Jeremiah uh for the what is it the 5-year plan or seven-year plan with a DOT or 260 aren't they planning on putting sidewalks in along the 260 am I mistaken on that answer I think uh I haven't been we haven't been a part of that uh planning there will be sidewalks that will probably be replaced in that stretch but not I don't believe any new sidewalks will be installed okay but if there are some that driveways and sidewalks are in obvious dis you know extreme disrepair

they'll be just like they did in sholo uh couple years ago and they redid uh the paving down there okay Comm chairman I have one comment as far as as far as the streets I would like to see a typical cross-section on that because they still have to meet even though it's a private Street it still has to meet our uh design standards yes so we do meet the design standard and we intend to meet it for all of the requirements the town requirements okay Mr Miller see there's no on street parking whatsoever is that correct if you're going to do a 2 10ft Lanes you won't have any on street parking or no not like adjacent to it like parallel parking parall we do have uh head- in parking in some locations I've seen I saw the parking there but you won't have any on street parking anywhere other than those that are demarked that is correct so one of the things that we did all the units are set back far enough so they can have a car parked in the garage but also a car parked in their driveway so there wouldn't be any on street parking there um it would just be other than the the headend spots and the the stripe stalls that are shown the other question I have is the right turn Dell Lane along White Mountain Boulevard it's not there today but I noticed on your plans you're showing it is that something that you'll be installing as part of this project yes I do agree with the sidewalks along 260 I think uh pedestrian sidewalks are pretty important for the community CommunityWide yes so we have been uh taking sidewalks out to the commercial piece that would also provide access to the um all the other commercial uses to the east um extending sidewalks along 260 and kind of Northern there is not currently any sidewalk shown um adjacent to the camp so they would just they would end as a dead end correct last question uh several dead ends that just come down terminate without any kind of a turnaround looks like they're going down to potentially the future storage for your tenants out there are are those paved and do they just go down and how

do you get back out of there once you drive down in that area yeah so so they do have um there's parking stalls on there there so they're not just to serve potential storage units but it's for all the units there that could have parking adjacent to the unit as well be able to pull in there and then back out how wide is that how wide is that uh a 24t drive VI and what is the length of the those streets um they're all under 150 ft so as long as they're under 200 the code doesn't require anything as far as uh 50 foot turning radius for emergency vehicles you think the car can maneuver out of that in parking place and then head back out okay and then the other question real quick uh Refuge containers I've seen a lot of beautiful site plans get destroyed by the planning of Refuge containers I see you have them throughout um your your residents here will have to take their refu uh to the container is that the idea here or do they have individual rolloffs or how's that going to be handled that would be for the The Refuge containers would be for the for rent product where residents would bring them to those Refuge containers um we did try to strategically locate those throughout the community to avoid isour and not have them being focal points along main entry drives and kind of have them out of sight as much as possible and they would also be well screened with vegetation well you put a wall around those Refuge containers with a gate so that you're you're screening them off that is correct yes I got a question for you Jeremiah just if you could remind me on the T Town revenue generated do they generate any rental Revenue when it's a year long I can't so we used to but that just expired to State Statute or the legislator changed it so there's no long-term uh rental revenue generated from anything we do have a short-term rental um license that's applicable for under 30 days I don't know if that's one of the uh mechanisms or if you're having

short-term rentals in that neighborhood that' be the only Avenue for Revenue so that okay so that's so as it stands right now if they year rental there's a building permit and then pretty much there's no economic upside to the town as far as income generated from this directly you know of course there's well the initial construction taxes of course yeah yeah but once that's gone that's pretty much what we're looking at right yeah okay and you're not going to use those as vrbos or anything like that correct or are they no we are not on the on the for sale product though and our cc&rs to the homeowners we will have a clause that says you have to if you rent it out it's a minimum of 30 days we don't want the Weekend Warriors in this place destroying it for all the other homeowners so we're we're basically we're trying to create something for the primary resident people of White Mountains I know that there's a shortage of rental MH property that's available and that's what we're really catering towards but as far as the VRBO know it's going to be a minimum of 30-day rental but that'll be strictly on the for sale product so the 30-day there will be an income for the town am I correct Jeremiah so uh 30-day so anything over 30 day or 30 days or over is is considered long-term and there's no longer anything under 30 days short-term rental yeah there's a short-term rental then we just can't handicap a home homeowner that say runs into a financial crisis or something with the ability not to be able to rent their unit right right Tom what were the primary motivating factors associated with initiating this project uh really what moated is just knowing the shortage of rental property that's available in Pinetop Lakeside and sholo um I really based my search off of three of the larger apartment complexes and I think the newest one was like 16 years old there was a 4 to five month waiting list

so that right away tells me that there's a market um as well as my wife and I we have a summer home here I do a lot of building here and I do a lot of building in Flagstaff but I'm trying to more or less gear here so I'm not on the road all the time so and I I love the area and I just I feel that this is well needed for the community very good thank you occupancy associated with the uh with the complex uh will that take place once everything is completed or is that no so we so our we envision we'll put in the whole horizontal all the infrastructure all going in one phase and most likely with My Equity Partners it'll probably be phased as far as the building end um for the build to rent homes anticipate probably three phases so 50 plus units a phase um the first sale product will be basically geared on market demand so we'll build two models and then we'll just take orders based off when we sell a single family cabin we'll then we'll go to construction do you have an executive U summary of project plan that uh detail the phases that you mentioned the occupancy that will take place and an appreciation for the elapse time for the entire project no haven't really done that but I I anticipate that we're probably a four to 5e buildout is what I anticipate four to five years but I haven't as far as the the vertical build the horizontal build will go in immediately M so as quickly as we can finish working drawings submit all of our plans to town of Pinetop Lakeside then we'll get rolling on that any other questions finding subcontractors to build everything yeah what what do you see as the factors that could elongate that four to five years as far as the buildout I guess just a complete market crash I mean I can't predict that but I mean I've I've seen that happen in

0708 so I mean that really could dictate it but and if there is a market crash um then the you're prepared to assume all the um oh can't predict the future but that's a hard question yeah yeah that's a loaded question yeah exactly exactly any anything else on the board the only the only other question I might from a zoning standpoint we're talking about these siteb built rental and owner occupied units if for some reason there is a market issue are they allowed to do anything else with the can they could they bring in something that may be less desirable to the community and the residents um they would have to come back for a site plan okay and get Amendment approval appr or with if it's approved with conditions then this is what would dictate what they could do until they came back with another modified site plan that was approved by commission okay thank you Mr Stern yeah with respect to the traffic impact statement um the reference in there to Peak traffic hours but those are not defined what were the peak traffic hours sorry but I can't answer that cations tonight I can I'd like to see that I'd like to understand what the duration was that was identified there okay I I also I can mention we we completed a traffic impact statement because we knew from discussions with Jeremiah that a pull traffic impact analysis would be required as a part of the preparation of the construction plans so um we just chose to do the traffic impact analysis and have the cost of that after the the site plan approvement so okay um that's the basis of it also in the conclusion you reference a do guidelines the analysis indicates both right hand uh

right turn and left turn lanes are warranted however there's uh you don't include the a do guidelines I'd like to see that as an addendum okay and and in addition to that with our site plan package we prepared a an exhibit that showed the layout of the off-site turn Lanes okay we would propose as a minimal Improvement um you know if a signal was not uh required as a part of the traffic impact analysis and AD do makes that final the a do makes it yes um you know along with the input from the town okay very good thank you okay uh Derek Hendricks hello again chairman Commissioners once again my name is Derrik Hendrick and I'm with white Mountain Family Fund Park the pro uh business that butts up to the proposed development um we have two concerns that we'd like to bring the first concern is is the noise that we generated at the park I know this has been discussed before with the development that's going across the road um the go-karts are very loud we have very loud announcements that are going I don't think that the people that are going to be purchasing these homes or living there are going to want to hear that all day um um messages going throughout the day go-kart noises throughout the day so um the noise that we generate would be a concern the second concern that we have is the traffic traffic during the summer is very very bad we can't even take a left out of the fun park we have to take a right turn at Lockwood and go back out to the light to take a left um in our opinion there needs to be a traffic light put at sh Lake Road especially with the new development that's going across the road so those are two concerns is the noise that we generate for homes being built there and then the

traffic um in the summertime so that's all I have to say okay thank you Larry McCormick my hearing's terrible so that's okay being redundant with anything my name is Larry McCormack I live in Pint top Lakes 5980 Mark Twain drive I live in the county okay as I'm reminded of quite often but I do care what happens within the city LS so I've got some bullet point here here that won't take long uh on the handout the 108 page um handout that we received that printed out and on one page it has a refers to a staff report under approvals and it says that Timber May sa fire district has not yet commented on the plan and I would hope you would consider as a group that you know this the Myriad of problems that can happen when you're up against the national forest Heavens forbid a fire but being able to get their approval I think is very important and would suggest that you maybe table the measure until you do get that uh the second thing is um un Lockwood just to the south of of the the road of the stoplight itself there's a care facility called The Haven has currently has 108 patients and together with Lake Point the

RV uh proposed and Mr gapm and now rustic Pines I would think that it's going to cause some congestion they have the Care Facility goes all the way to hospice so we're talking ambulatory people and having an orderly evacuation if necessary could be no matter how many stop lights you have two of them in this case uh might be something again to consider um you know I I've attended many meetings where the housing uh issue it comes down to Quality development which has never been given a definition and also the point that you know affordable housing I didn't hear anything that you know and the comeback was well the people from Summit can't afford to live in pintop or Blue Ridge teachers can't afford to live in pintop and I don't think this is a cure for any one of those problems uh Allison you may have a better thought as to what the rents are and I'm not up to dat on them but uh so in any case um the traffic study it mentions it was done in 2023 but what time of the year for the whole year was it done in the summer was it done in the winter I don't know how those numbers uh came up with and if they're valid we all all the residents even our two new members of the board here must know that about at least where I live about 75 80% of the people are part- timr and the traffic varies dramatically during that

period um I've also been told told that this study with rustic Pines has been going on for a year and a half just a rumor and the public just became aware of it about a week ago and I don't think that's adequate time to get public comment from The Neighbors in the area from the general public so something else to consider I think there's anyway that's all I got for you okay thank you so I I would I would like to um just let the commission and and the members of the community know that I did actually receive a late email from JD pepper from Timber Mesa who's their Fire Marshal and and these are the requirements that he said that he would like to see at least 24 foot Street width engineer to support 75,000 PBS come closer to the microphone so they could hear you so I have some of the I did get an email from the fire marshal from Timber Mesa and he um has some comments as far as the street widths he wants to see 24 ft which is a standard uh width and then engineer to support 75,000 lb hydrant 7500 ft with 100 with 1,000 gallons per minute from those hydrant if it's gated then there needs to be some access requirements such as nox box uh the CLD saacs must have 96 uh foot diameter if the roadway into the development is over 150 ft or they can have a hammerhead at the end Loop Road in and out or if that make if that makes sense and apparatus Ingress and egress so these are standard comments and so I don't think that's warranted that consider tbling this item tonight based on various comments from them they're just late forthcoming when the Marshall mentions a 24 foot it means a 24t Improvement 24t width with just the width okay yes would that include ribbon curving if they're going to put

ribbon curbing that would be an addition I would say the 24t width would be 12T Lanes so the ribbon curb would be addition okay that's that goes back to the initial comment that I'd like to see a structural section come from ardura um showing that you know you did show me the um the structural section as far as 3 over8 which is common in our area um that should suffice but I need to see the typical cross-sections as well okay Mr Peterson or Mrs Peterson Mr yes my name is Evert Peterson I live at 73 North Woodland Road Lake side um I'm am the uh chair chairperson of the citizens for Quality development a local political action committee and we've been looking at all of the Town issues for a few years here um I kind of reiterate what uh friend Larry McCormack talked about not having very much lead time on this I spoke with uh the director of Camp AO I didn't speak I texted and got her text back that she was not aware of this now campt now is its own entity that's its own board it's it's in control of its own own um business separate from I mean they're conjoined still with the LFA but they have a long-term lease so they're The Entity and they're not even aware of this until I sent a text last evening and I became aware of it so um so there's a you know commun communication is is key I think in a town in a small town like we live in so that would be one concern uh density is another concern 5.6 Acres I live on 2/3 of an acre right on Woodland Road uh 23ds of an acre at

5.6 per units per acre I'm thinking of My Double lot and having probably four units and I can't Envision it I mean I guess I could but it it's kind of like I talked with my my choir people today it's like what do you think about this it's like they'll be looking out a window into someone else's bedroom or kitchen or whatever 10 ft in the back it's like I know the market is what the market is and it but and then for for this price is it affordable at 2,000 to 2200 the town has talked about affordable housing the need for affordable housing some of of the folks that I talked with their kids maybe make a couple Grand take home a month I don't know if you know anyone like that people who are in retail are they going to be the ones filling these 240 or 224 units probably not um they probably can't afford them um the um health and safety the V Town General plan uh Vision plan talks about the town being uh primarily concerned with health and safety of current residents of residents who are here so how does this impact the health and safety of people who are here now have you been to Safeway and seen the you the stocks depleted off the store shelves and such you add 500 people to this over the next 5 years what's going to happen to our retail I mean are we going to have the resources and infrastructure and police and fire to cover this this is a huge project adding a lot of homes a lot of individuals to our to our small town so uh also what about a performance bond has that been

considered okay what if uh you might if you're here long enough like I've been Kmart uh clearcut down where the Goodwill store is the soil apparently the soil compacting didn't work so they took off and they left this big scar and what happens if something goes south and we're left with you know a bare clearcut 40 acres space do we have a performance bond to recoup any any uh disasters like that questions I think that's all I have thank you thank you Mr Engler Engler or Engles noler Engler Ralph I called you already name is Ralph angler uh I'm a a citizen of the town I live in Mountain Gate across the road from this proposed development and um I guess my reason for asking to speak here tonight is um very projects going back a couple of years first project is Mr Gap Meer project the mobile home park same general area of uh our town across the street from us and uh I've been after Mr gapm for years about where's the business plan for the mobile home park well I don't seem to get one and I come out of a business Consulting background so I get suspicious when I don't hear things like a business plan then comes LakePoint

development pretty pictures again very similar pretty pictures no business plan why don't we have business plans from these people some of you might ask what's a business plan well it's a projection isn't it of Revenue costs and profit now this particular one came to my attention just earlier today and um I don't mean to insult anyone sitting in a row here but first thing I did was look to the Better Business Bureau I address the board please yes I looked to the Better Business Bureau for information about a Builders LLC Tom Klein Mr Klein is sitting here and as I said I do not mean to insult anyone but they are not Better Business Bureau accredited why do I raise that point my concern is we end up with these project as failed projects trees are cut down you know dirt is moved around and nothing comes out of it except you know a loss for everyone concerned so I'll leave it at that thank you Donna Sherwin good evening thank you for having me uh speak this evening and I do appreciate your time um this is a I know it's a needed a needed project in our our town to have affordable housing um I don't see personally how as uh Larry I believe McCormick said $2,200 a month for a a small house that's 1100 square

feet is is to to me kind of questionable if you live in the town of veale Colorado or uh Aspen you go to work in Aspen and you go to work in Vil and you go to a bedroom community and you live there because you can't afford to live in Veil or Aspen so you know maybe pint up Lakeside is is uh has built themselves out of affordability and I'm not saying we can't do it but uh this to me seems like such a dense project we had uh Karen Rubin who's here this evening do a wonderful presentation last night at our community meeting that we hold on the first Wednesdays of the month and she was saying that uh insurance companies are cancelling policies left and right because of high density our area uh out of five rating we have a 4.7 and here we're going to cram 224 houses into this one little area and then across the highway is 130 I think town homes that are going to go in in Lake Point and then there's an RV park that's supposedly going in on Mr Gap me's property that's south of this although there's been two references that um that residential is uh immediately South single family homes will be going in there but I I thought Mr gatm was going to be here this evening to uh represent his um RV park idea but he's not on the agenda anymore so I guess that's been tabled so I guess my my um well and another thing is in in the will serve letters within the utilities uh portion of the packet there's nothing from Arizona water so why is that there's uh Unisource energy or gas uh navapache electric and uh Pine up Lakeside Sanitary District which is another point but there is no water letter service there so I don't know if the people up the hill in blue spru states are going to be uh having challenges with their water source I know there's some of those around the the uh Mountain uh where there's areas that are um built on the hill above and the people below settle and then the people above no longer have water so I to me I would I would ask that you would table this and get more information we

don't have a business plan as I think Mr Sterns asked for I don't know maybe it was Mr Pence but um wait a week or two weeks or wait a month you know what's the hurry you can't really great break ground now I love the idea that Ralph angler said put a put a performance spawn requirement on him or them because we have the the area uh over there by um Eddie's Country Store a big blank Meadow with all the infrastructure that was put in years and years and years and years ago and it still sits there and uh who knows how many trees were taken out for that but um you know it's all it sounds great but um you know when he's going to hurrily hurriedly put in the horizontal build and then after that it's a maybe a four to five years and who knows if the market crashes and then we have nothing left um and that Prime scar across the street from uh right next to where the Pizza Hut is and the Goodwill that's it's ugly you know the kids use it for um sledding but um to me that's uh it's kind of sad that it gets we get left when they're gone and I've lived here 30 years and um I've seen a lot of development come and go and I do know we need affordable housing but it may not be in pinup that they can live so um I think that um tbling this would be wise and honorable to the people of this town because to have heard it just this evening um or last week excuse me when it came out on the agenda uh for your U meeting this evening is is um kind of rushed I think it's kind of an insulting to the people when we want quality development it's not that we don't want development we just want it done right follow the code the statute in law and we're all happy but uh when things are like this are done in such a quick fashion it seems uh deceptive and then people wonder you know why are you guys always anti-growth or people anti-growth it's not that it's just that we want you to do it right and we don't want to be set up for failure so thank you for your time this evening thank you you're welcome uh commissioner Ken a couple comments um in relation to the the performance bond um if they are phase we

can require a performance bond uh that being said the performance bond only would uh for the cost of the infrastructure that they're putting in in Phase One it doesn't it doesn't require them to put forward money for us to build houses certainly so I mean that would be driven by the market and um so that is an option for a for a performance bond if it is in Phase that's the first I heard I thought it was basically they were going to go in and do it all at once so if it is phased then we can require a performance bond but as I said performance bond is only for the infrastructure and if they're doing that right up front there's really no value to it Mr chair can let's let's I was going to ask him a question about that Jeremiah regarding the performance bar is that generally only for town uh infrastructure or is it for private infrastructure as well it's for all of the infrastructure so the streets the water sewer the drainage all that we could request 100 up to 12 % of the engineers estimate of those costs Mr chairman I also have a question okay can you restate did you say that there there you expected to see one phase as opposed to multiple pH uh yeah so I I asked uh Mr R early if this was going to be phased and I was told that it was going to be uh basically they were just going to do the horizontal and then build the houses but it the um Mr Klein indicated that they would do it in about four phases so the code does give us the authority to require a performance bond in that instance which isn't necessarily A Bad Thing and if it helps to assade some of the concerns of the community I don't see why we wouldn't honestly um and so basically they go in say they go in and it takes them six months a year to build the horizontal then after that they get the we never they would get their performance bond released so but in the event that you know they started to

clear and then the economy tanked and they decided not to even finish the horizontal impr the horizontal improvements the infrastructure water sewer drainage uh streets then we could go in and build that or contract it out with with the performance bond so that's how that works but it does it certainly wouldn't cover the housing that's just a market driven thing performance would cover okay uh Mr Betts all bets I live back here on rim Road or muggy on rim Road and uh if you know if I say something that's already been brought up it's only because I can't hear anything back but anyway um some of the issues I have the main one is the density um you've got you've got some rental units that have no garage the other the what I'm seeing is even the other units have a onecar garage you got two and three bedroom homes you got prices that are going to be up for people are going to be probably um working two jobs two people they're going to have at least two cars and almost every family's going to have at least two cars I don't see a whole lot of places to park you get uh you know they're making it so that you know people can walk around the complex and everything but somebody's going be walking out in the street uh it's it's just way too way too dense um you got a clubhouse um you're going to be having company coming over where those people get to Park you know you got more more cars than you got parking for uh the other thing is um I don't

know if they're on Arizona Water Company like I am but um you know I've got a pretty good size service line coming up I can't even get 40 lbs PSI in our house and then you're going to turn around and put that many you know residents there I mean it's just going to overwhelm the system um the um and then the other thing is the traffic and I I think the last meeting I went to not too long ago they evidently passed a development that's going up on right off of Scher Lake Road um so that's going in so you got all those living uh residents that are going in there right across the street from this one I mean um there's times you all live here you know what it's like in the summertime there's times it'll be backed up all the way to the intersection at um the hospital um and coming the other way it can be backed up all the way to Wolford I mean this is going to be a cluster I mean if it was a development that was smaller like let's say West Gate um Mountain Gate over here I don't really see hardly any cars waiting for long periods of time coming out of there but that's going to be like a fiasco and coming from flag or having to play some Flagstaff we have friends that live in Flagstaff and they in fact uh he does a lot of stuff with it with the city council I guarantee you you wouldn't you wouldn't be allowed to put that in cokano county and Flag Staff especially on a main road uh coming out of there and having it that dense they have water issues there it will never happen in Flagstaff in cooken county and it

shouldn't happen here not with that being it that dense the last thing is the people that that buy the units how can you regulate that they can't turn around and make that a VRBO or an Airbnb we've got some cabins up here even in my neighborhood and even in their whatever contract you get when you when you do it you're only supposed to have like two cars it'd be nothing to have a party come up for a weekend be nine cars nine car loads in that in that small cabin partying almost start fires because you know they don't live here they don't care so anyway that's that's that's thank you thank you uh J I got a I got a question I'm just kind of curious um just because I couldn't find it who's actually going to build the development because I I can't find AOK Builders or Tom Klein on the ROC so can you guys direct me to who who's who's the QP on May It Be yeah AOK Builders is a development company so essentially when we do this with an equity partner there'll be a whole new entity that'll be formed to do the development with so on my purchase sale agreement with the with the owner on the land it's AOK Builders and or assigns so once we close close on the property then the new entity will be in place okay that that answers my question I was trying to loop back to the Better Business question question so that explains thank you uh just a comment in Rel in relation to the last public comment um we're not looking at this isn't a d a question of density or land use those entitlements are already in place so we're not looking at you know is is this too dense I mean they meet

the requirements of the zoning code the zoning code this is in the Pud so they don't need 30% open space they can cover 50% with structures they're not doing that so as far as as far as the requirements and the underlying entitlements they're already in place we're not this isn't a question of zoning so the Pud they could really put anything they want to well this isn't PUD but PUD would require 30% open space I just Ed that as in comparison so across the street they got a PUD where they they can cluster do some tight density but they still have to have that 30% uh open space and some has to be meaningful this does not have an open space requirement it has a maximum coverage and they're within that limit Karen rubben good evening chairman Commissioners my name is Karen Riven and I own the State Farm here in Pinetop Lakeside also resident um I really just have two short points that I'd make today tonight one I do agree I think that um having the performance bond would be an important thing to have in place because I would like to see if something did go wrong that we could restore the beautification of the area but I also want to clarify I was quoted and maybe it was because I was misunderstood but um from an insurance perspective there isn't a cause for concern about insurability when it comes to population density it's tree density and fire risk that affects insurability so um I'm not here to speak to whether I'm for or against the project but uh that should not be a factor in consideration population density doesn't have any effect on insurance nor does it have an effect on that rating that was spoken to to earlier the 4.7 out of five fire risk um population doesn't but tree density does and so and then of course a number of other factors come into that so I just want to make sure that that's understood if that's affecting a decision I have a question for you I don't believe that we are rated at a 4.7 so that number came from Chief Morgan okay because I know there's a

third party that all you all send your information to a third party they look on a map and say oh there's pine trees there we're going to drop their insurance we're going to raise their insurance every insurance company can choose to use a third party or one that strictly comes from forestry so every insurance company is going to have a different decision-mak process and if I'm being very honest some of them are going to use the one that's going to work in the decision they want to make right so there's a number of insurance companies out there that are either pulling out of the market all together because they don't want to ensure and they're they're able to use Wildfire risk as that reason some of them are raising their rates to astronomical rates because of wildfire risk and that's they're able to use that as their reason justification for that um I can't speak for those companies I can tell you that with my own company we don't use the independent companies to make those decisions and we use more holistically but we do pin down if we're trying to pull out of the market a little bit and in other words reduce our market share which quite frankly we are trying to reduce our market share here just a little bit because right now we hold about 80% of the market share so when you think of that if we do have a wildfire that comes through what's going to happen when we're paying 80% of the claims that happen that has a trickle down effect those of us that are going to continue to insure are going to then see a raise in their rates right because we've got to recoup the loss that we took from those losses so the responsible thing to do is manage your Market Shar so that if you do take a loss whether that's in insurance or that's in construction or whatever the industry might be you're going to manage that right so that we don't have to then later on see astronomical rate increases I got a question how is that rating attributed is it per zip code because you could say Pine top right but the Country Club's technically in the county so I don't how's how big is the circle when you say it's a it's a pretty big mapping area and it be different it would be different for every insurance company the mapping area that they

choose it's a pretty big mapping area so it's not a whole zip code in fact it's not it's not even 85935 separate from 85929 right it's it's it's much larger than that but then if we are trying to minimize new growth and that's all we're doing we my company doesn't cancel existing policy holders strictly for Wildfire risk but um if we're trying to minimize New Growth then in an area we might say okay which of those communities are the highest risk for example White Mountain summer homes would be amongst them because they're tree density right um anything on rim road because they're backing up to the forestry and almost the entire area so we might pick a couple of areas where we're going to say this has the highest risk amongst this big area that we're examining and that's where we're going to start to not take on new business and they really don't look at the firewise anyways the insurance no the only insurance company in the country that that looks at firewise is USAA and USAA does provide a discount for firewise it's very inconsequential like you don't they don't even put a number on it on their declarations page that says how much you're saving they just list that there's a discount it's pretty minimal and that's because you can be in a firewise area but if you're surrounded by other communities that are not firewise you're still at risk and so if a big Wildfire like we're seeing in you know our neighboring state comes through your fire ways means nothing two three mile Embers yeah I mean that's exactly right you're not going to prevent it not to say that I discourage fireway I wish everybody would do it absolutely 100% not just as an insurance agent but as a member of the community I wish everybody would but it's you still have a risk there's still a risk when you're in a wildfire area like we are well thank you for the education thank you very much

my computer went off so I'm trying to get it turned back on here what you're doing I got a question for Jeremiah um about the notice to the public um and I'm sure we did but we sent out letters within 300 ft of the project correct everyone's been noticed uh this is not a public hearing per se it's not requirement Bea public hearing it's although it's operating as a public hearing it's not necessarily requirement to have this as a public hearing a site plan review uh administrative um basically review of the site plan so why we didn't we didn't post the property but it was noticed in the paper and and we did mail to the uh taxpayers the persons that were so so yeah so like oh I I I I guess I retract that we didn't we didn't notify uh by mail in the paper it's not actually a requirement for us to okay so it wasn't a require that's this isn't a zoning hearing yeah I just wanted to make sure that was clear to everybody that Mak sense why some people said they weren't noticed correct any more questions you have a question yeah with regard to the will serve on water Jeremiah can you shed any light on that at all actually I would defer to the developers engineer hello again Steve Lewis with our engineering um chairman Commissioners uh Arizona Waters process is different than other utilities you have to submit information and wait four to eight months to get a will serve letter unlike all the other utilities you call and you get a letter within about a day or two so we submitted to Arizona Water information proposed demands and uh our concept and they're still evaluating it to to give us their initial comments serve that but we are in their uh service area so in a sense

they're obligated to serve us as long as we meet their requirements and as long as we agree to improvements that uh make the system robust enough to serve us and I guess for for public comments on that matter if there are issues with uh pressure or water service from Arizona Water their uh utility and and they need to be responsible for that for their entire water system yes so um what we do we will do engineering studies and reports that show that we won't have an impact on their system if we add um the appropriate improvements um water water tanks uh appropriately sized pipelines and um hydrants things like that have a follow on question I know you don't speak for the water company but do you have any sense as to the lift station and Capac capacity um any kind of um Arizona water's not the the sewer provider it's um um Pinetop Lakeside Sanitary District but as far as pressure um pressure for the water system it's yeah no they didn't elaborate on any of their like system capacities and we will be required to get a water pressure test um before we do the design of the water system we'll have to do a model that shows that um the systems designed to provide appropriate pressure and volume of water you know for each um hydrant or for each um unit that's added to the facility um for the for the sewer it's um H to Lakeside Sanitary District and we have a lift station at the front of our property but similar situation we have to work with them to um ensure that the design has the capacity to handle the additional sewage they they are in the process of amending that lift

station at this time to accommodate other developments so ours will be added to that and and uh we'll be responsible for our portion thank you welcome sure so I think chairman kenlake I think it's safe to assume that Arizona water has an assured water supply which means that I mean they have to demonstrate that they they have uh at least enough water to provide for the community for uh in some is up to 100 years what's called an assured water supply so they're the local water Pryor the town is not and I'm sure that they have an assured water supply yes how they handle that as far as pressure is is a different animal really yes question Mr chairman I'm sorry but we did have one additional public comment that didn't get a chance to speak uh Robert Engles Mr Engle thank you Robert Eng Les finin Rod Blane pintop Arizona um I have been really enlightened by this meeting I have seen so much interaction questions responses and part of that is I think that the detail with which the applicant has provided materials for review tonight um the discussion I had briefly I think it was last Tuesday is when I became aware there was even a development called rustic Pines and kind of surprised um being a resident here since 1978 being familiar with Forest Service land exchanges this property does have a lot of history and to be where we're at now some of the issues that I look to the commission to review

are General plan and that front page and it mentions trying to maintain a small Mountain Community character and in that all this work that I've seen the engineering the Landscaping plan all that represents in my opinion quality work but how appropriate is that for our White Mountain Community with some of the issues we're struggling with infrastructure right now um I did converse with David Smith on the Pint toop Lakeside sanitary hookup I noticed driving by a foul smell there at times where the lift station is and that will be taking additional sewage every time we develop and he was assuring that due to their density level of figurine 2.2 units per acre residence per acre that they pay their way when they come into the Sanitary District not going to be cheap because they are way over what the Sanitary District normally does and upgrades need to occur to the lift station and ultimately depending on the other projects that end up getting built in our community our V Parks higher density other uses they're in store for that but they have a system presently that property is not even within the district so they have to go through a process to to be annexed in to the Pinetop Lakeside Sanitary District and then meet the engineering standards that are going to be required to move ahead with a project like this um I feel that's important as I reviewed the paperwork I was kind of surprised that the tree survey and protection plan doesn't really need to be submitted

until a building permit to me a Forester a town Forester would review the site working with the proposed developer on the site plan and have made an attempt to identify the Legacy quality trees that would be wanting to preserve and if there's uh parts of the property that would be most suitable for tree removal for fire safety for uh disease problems and all those would be identified and then the project would move ahead with the criteria of a small Mountain Community being a part of the project and all I didn't see that in what was prepared it looks to me like pretty much a graph paper overlay of what's there and since site plan approval is specifically a Planning and Zoning commission basically final um approval it does not go on from here to the council my feeling is that this was a whole new Concept in individual uh residential homes being rented by corporate I've learned a lot tonight and so I guess I would say at this point I'm going to make a couple of Citizen recommendations that um I feel would be appropriate but I uh shoot um at the same time the uh need to possibly table this until some the issues that have come in front of you as a commission tonight would be more thoroughly addressed before that site plan gets its approval um one thing that I wrote down here is I thought the tree survey and a protection plan of the trees that might be remaining on site would be something

that would be in front of this group tonight I was pleased to see that the 20ft front yard along Highway 260 would be maintained in the drawings it doesn't look like there's a lot of trees on it oh my gosh sign's up there Mr Engle performance bond would be important for both the highway Frontage and oh sorry thank you Mr Hoffman sir you're next my name is laon Hoffman my address I believe is my office because that's where I spend most of my time uh I you know I I've seen a lot of sight plans come through this town in my tenure and I think this is one of the most professional designs I've ever seen with a top-notch design team a top-notch uh planning team and a developer in place I've never seen anything this fine come through the town this is needed you know it's been I mean how many times have you guys sat here how many times has Council sat here and the big concern with every employer here is housing we don't have and the word affordable is not a good word attainable is a better word and you know you we hear they'll kick around numbers well this is too much I don't believe this developer would be stepping in here if he didn't do a market study before he brought this before you yes as far as a business plan if somebody were to ask me for a business plan I'd tell them it's none of their business it's my business my wife's business and my lender business if I'm borrowing money business plans out uh I I believe this is going to be a shining star for our community and uh I I do believe that that this commission

should approve this I don't believe that the performance bond is warranted I didn't see the performance bond put on NEC when they started their project I haven't seen a performance bond place to bond any other development in here and I don't believe these developers should take that hit the first time around if it happens I would Mark that down and continue moving forward that moving forward then any other developer would come in here and be required performance bond because the precedent has then been set correct yes I think I don't I just I just think that's an overreach and what we don't want to do because we've done it so often is run another developer off and I have I have the the highest faith in this developer that you're going to a good project and thank you for your time thank you Mr ofman I just have one follow-up comment chairman kenick um um after considering how this project is going to be put forth I think maybe uh Mr Rowan's comment might actually be accurate as far as um the phasing because the first phase if you consider it a phase project is the horizontal so if everything comes in at at that point everything else is going to be just Market driven and we wouldn't be able to require performance bond for it anyway for that housing so in that sense I would I would actually agree with Mr Hoffman's comment except maybe before the offsite now that fits public right away they will need a bond for that portion if the if the commission chose to require as a stipulation offsite improvements okay do I have a motion on the site plan approval for spr 24268 for The Rustic Pines development do I have a

motion Mr chair I I may yes I move to approve spr 24- 268 for The Rustic Pines development with the following conditions one screening trees are provided for 17.92% so they we get add for the public on that one um stipulation number four a preliminary traffic and impact analysis shall be submitted before the issuance of building permits stipulation number five all conditions of fire districts having Authority shall be met stipulation number six I would like to add that uh the applicant or that the developer be required to put a 6-foot uh um screening wall adjacent to the fun park to limit the noise that's generated from that fun park to the adjoining uh residential units I think that was a valid concern um I also would like to add a stipulation uh number seven that a sidewalk be constructed along State Route State Route uh 260 along the frontage in an in a location that would be acceptable to Arizona Department of Transportation I'll suck a that all in

favor eyes have it Ruth you to say who any any opposed yeah any opposed no no can I just absolve or do I need to either you're for it or you're against it check I'm for it hi Mr chair can I add one more comment just at the very end here is that appropriate to just address the audience not really really okay no that's fine adjourned needs to be done everything they met all the conditions they met all the zoning zoning