Prescott Valley Examines 650-Acre Lakeshore Mixed-Use Development; Commissioners Demand Density, Access Clarifications

good evening and thank you everyone for attending I would like to call the April 8th 2024 Planning and Zoning Commission study session meeting to order as a reminder to all of the audience study sessions are not public hearings therefore no action will be taken and there will be no public comment Miss Carmela clerk will you please call the role chairperson griffi present Vice chairperson Evans pres commissioner retherford commissioner Ranken commissioner bordon here commissioner Laney commissioner herb present thank you Carmela are there any announcements from the commission thank you our discussion item this evening will be presented by the director of development services Miss Donna Kennedy and she will be talking about Lakes Shore 650 I would like to to ask the commission members if we could all please hold our questions until the end of Miss Kennedy's presentation so thank you for that welcome Miss Kennedy thank you Madame chair Griffith vice mayor Evans and Commissioners um pleasure to be here because this is an opportunity for us to work together prior to the public hearing scheduled for Lakes Shore I know it's been a while I'm sure you've heard you may have attended neighborhood meetings um I know I think last month I submitted the IPR that it was part of that um application but I never really had a chance to stand in front of you because there's a lot of moving parts to this application we really haven't done one to this extent a master plan in um presca Valley so I'd like to go ahead and once I get through this by all means any type of input that we get is really considered by our staff we're in the process right now of deter um development agreement terms those include many traffic are for one we're still working our Our Town um Engineers working with them for the traffic study there's still some final pieces that need to be met with the puzzle you know what is the open space what kind of amenities do we want in the park so keep that in consideration when I'm running through the presentation I know this might be a misconception for some people because they think this is all the actual planning Cubs UPF front this is just only only the beginning the 30,000 square ft um recommendation that's going to be moving forward because after the pad approval we will take it and then get into the Weeds on all the development so each it's a 650 acre project it's not going to be Planet one a lot of it's determined on Market example we do know there's 100 acres of commercial that 100 acres may come back 50 acres at a time but with a plan for you to review and see to give them that c to designation this is the P moving forward we are you know other areas of study I know it's been a very popular request for the Pronghorn we do have discussions going with them on that so at the public hearing there'll be more of where we're at to meet what your um constituents have on top of mind what staff has on top of mind but more importantly how you hear from the community too you're the boots on the ground and maybe have some ideas you can give me I will run with the ideas is to our staff members to see how we can adjust a plan to meet maybe something that we haven't thought of that you might have or something that's important um but for right now it's just the preliminary of what the application was and how it relates to the general plan and we take all concerns seriously it's not it was this plan was um or the application was introduced September 1 so it's been eight months and trust me it's eight months of sitting and meeting in all departments planning and looking at different ways of how to make it work how to work with the applicant meeting every week um and you know undoubtedly we're still not at the end of a development agreement yet so that just shows you how the town has certain priorities um it's a project that could be well received after we get everything IR earned out because it's located and I should go to the next slide as you know off of The 889a lak Shore Drive 52 Acres as far as the the um Park well the park is 26 Acres located in the triangular piece to the um west side of the project I'll get into more details of how the residential works and then the commercial is immediately right off of lakes Shore and 89A north and south of it so we're surrounded by state land um there's some things that we're talking about some good ideas with potential state land so it's a holistic approach on on very many levels our general plan as you know it's the pf2 it's our um tier two of growth and development so it's already got that pad designation what this is is the master development plan to fit under the pad designation and as I mentioned earlier each section will come back for that zoning designation for a public hearing for future development let's just say phase one comes online first and it's it's built out within 5 years they'll come out with phase two for the next zoning and a traffic study and other analyses will be done at each um Benchmark for development so I'm going to run through the parks General plan goals and policies so and I'm going to read through this because it's important to read every word on what the goals are residential neighborhood should be integrated with Central activity Focus points to reinforce the sense of community we've been looking through some of their ideas and I believe they meet that goal promote interconnectivity of neighborhoods via The Pedestrian bikal system as outlined in the general plan for parks recreation and open space elements we certainly look at that and see how their internal parks and our community park on the external the connectivity with paths and trails and and they're meeting that criteria a policy to develop a network of a parks and trails has mentioned open spaces and these Open Spaces were have a dual function not just open space visually but you know for water treatment and watershed management and you know it plays many roles for the open space um connect population centers that'll support the needs of all residents through well-designed parks recreation amenities so the commercial area too it's you know a lot of communities you'll see a commercial area but then they don't necessarily have the workforce housing around them there's not trails that people could ride their bikes to work um this project will demonstrate that there's activities that will all be designed to be interconnected um coordinate with local developers and communities to assure interconnectivity we are doing this right now as a town as well between trails and Trail segments during the development of new projects to help complete the town's trail system but I don't know if any of you have heard of Ian mcar it's a he was a planner I think back from the 80s but with GIS you can start mapping out things where's the habitat corridors where are riparian areas where are traffic patterns where's trail system where's the bike system it's the multimodal uses of paths and trails and um you can be shed we're working regionally on this as we speak and have been for quite some time and well there's the definition of quite some time since I've been here know that so we're looking forward to the productivity of what our groups are going to accomplish over the next next year open space there's three categories of open space you know there's the natural open space and mind you these character photos ours will have more photos of our native plants here and give more of a reput representation of Prescot Valley what we're about so the op open space corridors for green belts throughout the town we've got neighborhood parks that are about a quarter acre to an acre and a quarter similar to maybe what you see over at Stone Ridge but within the community they'll have their open space um we'll have a recreation Corp that has many amenities to it not only the um Clubhouse but the pools the parks an open space for the community there as well so when you drive through it you do get that sense of community and actually um that will Foster attraction for families Workforce and I always try to find a a term for retirement communities or whatever but there'll be something for everyone here and that's part of the goal for the general plan so the recreation Corp this kind of gives you an idea bringing families together bringing the community together and whether it's the kids on up to the adults and their beverages um it'll be interactive and have sports like pickle ball volleyball and other amenities on site so it will be an active Corridor so it's um very exciting is something to offer for a community now these amenities the open space amenties I know this was the most important in our minds too how are we going to address the trails how they go along the washes and the um River bottoms Etc and and then wildlife and not only Wildlife but the riparian area as well so I know there's been studies past studies there needs to be current store studies there needs to be um discussions with um fish and wildlife and um save the Dells we're getting many groups together what is important to this project will be a preservation easement over it so that long term we can plan this as open space and not have trails in it or not use it for any other purposes but to try to manage it and keep it to where um the wildlife and plant materials can continue to grow for future Generations so water harvesting this slide this is one of many techniques that we have and that we're looking at because the Watershed is so important to the community but we're working with them for um other techniques as well you know setting off open space and land areas um for the Water Management plan so this on every phase that we're doing it's going to be analyzed for our environmental and other resources but especially for water conservation management so it's going to be interesting water harvesting Water Gardens to at commercial areas trying to make this the best we can for a pilot project so future projects that come on board can turn to this project and say look at what was successful there and implemented on all so we're very excited to learn and grow with them each phase the new techniques that come up with and working with our different projects coordinators engine engers and Consultants that the city has hired to evaluate the projects as they come in and make recommendations to them so it'll be a joint effort a collaborative effort and um everyone's on this to try to come up with something new because this will be the pride of our community this is just a quick overview the trail system throughout it would be multimodal anywhere from a 10t past 6ot some areas it might be 4T but it all depends on where the location is but whether it's on Lake Shore Drive or internal to the project there'll be variations of different type of paths residential it's a schematic here this map but this is what we wanted to show you to the west it'll be the lower larger Lots kind of gradually go into the denser but then the mixed use apartment complex in the commercial area along um 889a so this is the um mostly what the town and working with the developer we wanted because we wanted to be respectful of the residential units to the West um having it this way might put all the traffic to one side and it's not to say no traffic's going to go towards downtown or go um Westward um here again the traffic impact is going to be done in phases to match the development phases so everything will be coordinated per the development agreement so we're not all over the place on oh we did a traffic study early on we don't need to do one now it's going to spelled out in the development agreement that we want it for each phase and what the conditions are on that year you know we can't predict when every phase is going to be completed we you know there's so many um check boxes you need to do whether it's financing advertising where the market is these days where the the demand for the housing type is at that point but we're confident um starting the first phase the park is going to be in on the first days and that was uh per the town's request cuz we felt that it's a community park out front we wanted to show that there are Community they're playing with not playing they're working with us to satisfy not only their Community needs but the community at all and I guess I could read through them provide for a fully balanced residential mix which they will be doing and I'll demonstrate in a bit which includes wide range of housing by location type of unit and price to accommodate various income levels family size age and physical restraint that addresses both owner and Rental households another goal is to discourage construction of new housing at substantially lower densities than the maximum permitted by the general plan particularly on sites that are designated for medium and medium high densities of residential the other policies now those were some of the goals but promote development of a variety of housing types included single family attached detached home even modular unit homes have a new definition these days multif family homes and apartments senior apartments Condominiums and other types of housing that are encouraged within the community to provide diverse pallet of housing types to meet the diverse housing needs of our residents support new construction projects that meet the needs of targeted populations that disabl lower income seniors promote Housing Development that meets the needs of households regardless of income and I know the applicant has really tried to think this through they want it to be quality development but yet at affordable prices um there's different terms mentioned for all of them but I'll show here in a few slides to explain what each one means so these are obviously the single family these are the modern farm type for this phase the first phase that are proposed these are examples they may be refined you may find something well you know we've got too much of that we want something else whatever kind of um impact or you think it may have or input you might want to give this will help them with the long-term planning of it too oh this the attainable characters and I don't know have I think we may have mentioned it in the past about zeni homes I don't know if any of you have gone to their website to actually show what it is these are made in um paage Arizona and by a local developer that are um providing an alternative use for something that's affordable but to Modern Trends they're actually kind of cool and nice I know Mesa has done a development on this it's successful and we thought we might bring some Modern um new type of manufactured offside kind of housing product the commercial area the goal is to promote a complimentary mix of land uses including retail entertainment Civic facilities employment housing community open space encourage pedestrian friendly residential development that encourages neighborhood and community services so our goal is to job to provide a variety of industrial and our job-based uses um we've asked the applicant to really look for something as of a medical nature Medical Offices up in this area because it's off the 89 that maybe more of the community come and um sponsor the doctors and our centers um for the medical and they were all on it they do have active um I don't want to say because you know I'll let them speak at at the hearing but active developers that are very interested and see this vision of what is on lakes Shore and they want to be part of the discussion and planning of it um 100 acres is a lot to take on with one so you really need a a developer that has experience in this and there's a couple out there that really do and I think it would really benefit our town if we not only had the workforce and the revenues and services that the community all can share so the architectural character of the community sign a complimentary to what's existing now more of the modern Farmhouse Open Spaces gathering places um to where the community will want to come out and um sponsor participate in um one thing in my department and economic development department you know what is there to do I I have toured a handful of commercial developers on here and that's the one question what do we do and not that we need all the nightlife that uh you know some Scottdale towns have or whatnot but we want to offer something for future Generations Our Youth and families I know I take my adult kids and grandkids to areas like this and it becomes a day event and um there's even room for a hotel there maybe it's an experience they did ask us up front what type of businesses would you like to see here what type of hotels um we gave our opinion I took a survey but if there's something Community or um any of you would like me to go have them go solicit I'm happy to share those thoughts as well so this is a snapshot of the economic impact and it it relies heavily on the construction but you know long-term planning for this it depend on the user that we have so there'll be a mix of tenants that come in here um it could be anywhere from a quick grab and go lunch it could be for sit down restaurants it could be evening rooftop type of Atmosphere for the weekend um but then also mixed use you could have um businesses on the lower ground um on entrepreneurs we're really trying our economic development is trying to really support that where we have entrepreneurs coming in and then living in their same place as they do in um other communities so there's a lot of ideas long-term planning on this but in order for this project to to really be successful you do need the densities in there and I have found that out from other communities um the densities are the workforce the densities are the ones that can support the revenue but it also um the surrounding Community coming to see establishment that is um populated by all their friends that live around the town so this we're excited to say that will be a great venue for us to have an Entertainment District done as well traffic you know we have goals in the general plan for that we have the master traffic plan this is one of our serious conversations we have with them and our town engineer has been giving them speculations or spec specifications I should say in their Tia and that's ongoing I just heard today that they're going to be sending in they've addressed most of them so here's another thing that'll be reported at the public hearing but it just goes to show you for eight months trying to see what we could come up to to bring to the public for the public hearing so to provide streets that create comfortable walking environments that are not overwhelmed by traffic speeds and volumes by recognizing reasonable requirements for vehicle access establish policies and standards to address unique Transportation needs in the existing Town site and in new developments such as controlling access along major roadways policies and standards along with the implementation plan will maintain and improve upon the existing roadway infrastructure as Town grows so especially that last Point as the town grows so this area again they will have predictions of what's going to happen in the first place and collectively phase and collectively with a second third they may need a fourth we're hoping it's going to be a popular destination area and that will continue offering um New Concepts as we go in a timely manner because nobody wants a project to sit out there so we'll um have a and you know anything could happen like covid but for the most part Master plans I've seen gone on full timeline they've got their own timel demands they've got a made for fining financing Etc so they're going to want want to get this plan built out in phases in a productive manner circulation is also very important not only within the project but without How does it go down or to the west to the Southwest how do we maintain what that might look like in the first phase might be different in the second phase but an interesting note on this just to keep in mind too the town now that we have a town engineer there's going to be strategies from off their site all the way into town Robert Road I believe and how we're going to address it what improvements we're going to make you know what streetscape landscape that will not that'll be minimal impact to the neighborhoods there but still address it because on our um master plan Street master plan it's an arterior road but we don't want the impact to homes that are right on and have driveways onto it so our town engineer is really looking in that and addressing it and we will have like we will have public meetings on that on what our plan is going to be at a future date so um and with the community input and what likes and dislikes of what that might look like streetcape character again this is just to illustrate that it'll be a lot of plants it's going to be like you're driving through um a relaxed environment that's sustainable that tells the true story and character of Prescot Valley and that will give a good impr impression of what our character of our town is but this is just to show that it's not all going to be just desert cactus but just to show there'll be other plants that'll be in the pallet that has to be our native plant material that's a water um prohibit not prohibited but there might be water G Gardens there that just survive solely on rainwater so it'll be a mix of different types of plant uses so as I explained the whole Vision parks Trails um addressing water issues through the resources and designs that they have on site a commercial Corridor our uh preservation of some of the open space here they're going to have a community center we recognize the wash and the coyote wash and the aafia and how does that all tie in to make it a thriving Community for this area so with that I'm happy to go into the next steps or questions um but before next steps I'd like to hear from you all because I will run with what you say and see if any we could get most of them addressed and put into the project thank you Miss Kennedy um we can now entertain questions from the commission Vice chair Evans I've got a short list if I get too wordy you'll cut me off absolutely you know I will uh first thing just to comment um today we received uh through the development services department email submissions from three citizens and I found each and every one of them to be well researched very sincere and well reasoned so I hope that they will form part of staff's consideration and also be perhaps forward to the applicant because they were uh all three were excellent submissions and I think should be very seriously considered and we were very pleased to get those just to let you know it's not that we're ignoring them as I said we have groups already working on this okay and trying to come up with for uh strategies uh to address them so you know those are taken to heart and have already been appreciated great couple of these questions might be premature for the stage of development of the application and you'll let me know if that's the case uh almost all projects that we've seen lately proposed or approved have included leas land uh for sale units has the applicant indicated if that's going to be part of their mix here a portion of it may that is uh the financial aspects of what they're doing is their business model um I don't review their business model but yeah that might be something that you might have some discussion with me on that because some of your findings I overview has been addressed but um um um various developers have touted this leas land model as an attainability uh feature and it's not it's exactly the opposite um I sent uh on you know on January 6th I sent in that study and and Metric that uh I did I I think it's correct I'd like some feedback and it's now April I wouldn't mind if we could have a meeting soon um yes and as far as that and that model um sequentially for the economics of it they will address that so they will be given statements on that but i' I'd still like to have some feedback from staff it's been three months um I don't see a secondary access road everything goes to Lakeshore uh if there's a problem on lakes Shore and there's a an emergency situation are we addressing that is the applicant being asked to provide a secondary or emergency access well there's the first one through the residential and the loop around down the commercial Corridor but certainly and you know we need to look at you know potentially an additional one if that's what you're saying that's my concern is that all roads lead to Lakeshore so if you've got a problem on Lakeshore even if you've got six access streets going into Lakeshore and Lakeshore is jammed up you got a problem so again just a suggestion to to study that please sure um I think you've given us an overview of sort of the negotiation to date between the without you know getting into specifics and maybe you could give a little more color on that but I'm kind of minimizing my questions here not to take up too much time my last one is uh they're talking about a wildlife Corridor at our last study session one of your colleagues uh as part of her portfolio um she is looking at that and it could be a very long-term sort of a thing one of the emails today uh and I'm not a wildlife expert I do not know the answer to this but if you've got a 50 acre Corridor that's this wide and that long and it's got uh people on either side of it Pronghorn are skittish animals they're beautiful but they're very nervous uh I don't think I don't know if a 50 acre skinny Corridor Works to be able to accommodate wildlife and and their ranging and stuff so perhaps you could put that on your list as well um I've got a few more here but I'm sure they'll be addressed by other Commissioners I don't want to monopolize uh yes Vice chair we are um Madam chair and we are looking at alternatives on that I can assure you there might be something coming up at the public hearing maybe a wildlife Corridor is really like 2,000 acres that's just left ver I don't know I don't know thank you very much sorry for thank you Vice CH questions and this is what we hope to get to get out of this Ranken um my only concern is in the past when we've um approved the different projects with the town um the amount of units that a developer is going to put in are pretty specific and then sometimes as it goes along things change and so forth but if I understood you right in your presentation um this is going to be kind of working its way through how do you project to handle the um assured water yes yes sir and we um have with the development agreement there'll be a cap on units and moving forward there might be a phase one that decides not to be extens but T phase two they'll ultimately scatter them between different areas but they can't go above the number the development agreement is proposed so as a as a board will we um will as we go through and um I'm going to call it phases that that they do will they have to do separate assured Waters with each phase will that also come through yes as part of the the approvals that we do I mean we don't control the water here on this board but U that's something that'll have to be done in order for them to start the next phase and demonstrated correct and they have to have that Assurance Vice chair um commissioner BB any questions for Miss Kennedy I have a couple just clar probably more clarification and I'm sure it would come up in the in the public hearing so if it's something that we either a don't have answers to yet or there'll be more detail later that that's fine um the questions I have I want to make sure I understood what I heard correctly first relative to the parks so I heard that the the um residential areas would be equipped with own neighborhood parks or Community areas um for residents but on top of that a 26 acre community park for all folks involved corre just you unique to that neighborhood but all of Prescot Valley correct and it will be implemented and put into place hopefully with the development agreement terms in the first phase Community Park would be part of phase one the bigger the 26 acre Park is part of phase one if if it's in did I hear that correctly I'm sorry it's part of what the first phase of development um with the cap on uh units is there potential that that density could be decreased or is that just a set minimum there could be potential be decreased but increased no they'd have to come through and amend the development agreement to get support to do so and have a rationale to do so um let's see um the different residential types that you were showing earlier I think it was I can't remember the different pages but where we showed the attainable characteristics the residential characteristic and the the commercial obviously is this is the intent of the developer to intermingle the single family characteristics with the attainable characteris they're drastically different from a visual perspective I I've seen a number of communities where they do this sort of thing but it's graduated through the community where we start with commercial maybe up front near the highway we move to maybe that mixed use sort of attainable housing and then residential single family further out away from the denser area of the development is that the intent am I understanding that correctly yes commissioner herbit is according to like this slide some may be intermixed right at the center where it's allowed for mixed use more of the reddish colors but then once that goes through it be the single family is all in the gold okay there might be and this is going through there might be a local commercial node we have haven't seen that yet so there's there's a couple different zoning categories that they want to go for one is the r um 1 L the RS and the C2 so the RS and the C2 are from midpoint over and they allow for a mixed use development but everything along the west side will not it'll be residential strictly okay um two more questions and then I'm done has a developer spoken to restrictions on uh the vegetation we talk a lot about water usage water availability and things like dry Scapes versus you know plants that require a lot of water on a daily basis right is is do we have the ability to enforce a dry scape U process where we could require uh planting are things that for the entire development require little to no water in lie of people getting to choose what they want or or brown homes for example saying well in a residential we're going to allow this but in the commercial we're going to have vegetation that may require more watering than than say our residential units and and that's definitely something for consideration to and of which they'd be accepted we our goal is to get water neutral so you know maybe a few trees might have more but in general um you know because we want shade on out there and that sort of stuff right okay um last question is um I I totally uh commend and and appreciate and and I'm supportive of what I consider uh mixed use um uh I I would call this something like a town center type of development right a work live and play atmosphere is is what I would would call something like this so relative to people's concerns about traffic congestion and those sort of things is is their discussion with the developer to extend what and I don't mean this in a derogatory way but what little mass transit we have here in presk Valley to extend out to that area as far as bus routes and and those sort of things because not everybody that certainly lives in that area is going to be able to work in that area they're going to commute just like the majority of the rest of us do but if they're coming into town into the hard town or into presc be able to use those sort of things that I know we've been trying to expand on in the last year or two yes they' they've thrown out house ride share programs and any other way to help um offset traffic issues so those have definitely been considerations especially for the workforce it for me thank you thank you thank you commissioner herb commissioner bordon good evening Miss Kennedy um thank you for the presentation it was well received um reviewed it earlier it helped out at least on a starting point of providing some preliminary information um Mr Evans brought up a a comment that I was going to make but I just want to distinguish between it he brought up the lease issue of residential areas which I I consider a problem um but that doesn't mean that maybe in commercial areas that might be an appropriate thing but I just wanted to point out that I I agree with him I'm um I think that's a problem it avoids well let's just say it's a problem it doesn't really help out quite honestly in the attainable housing issue that's just my opinion um but I did want to distinguish that because it's kind of common in some commercial Ventures to do leasing but to totally different animals yeah I just want to bring that up I'm glad you brought up the the issue of of the leas land um the density um you know I'm kind of thinking it's a little high but it's not outrageous um and I hope you and and the developer and the uh your planning staff can maybe work to bring that down I'll leave that to you um I did not think it was totally outrageous um but I would like to see it come down closer to four units per acre I think it's at 4.6 um again I don't think that's outrageous because it's spread out over the entire acreage and then will densify As you move into higher density areas you know less dense in other areas so it's not outrageous but I want to point out I agree that once we set it it kind of sets the standard for that density that it won't go higher over the next decade or two that this develops or however long it takes but it's a good point of trying to set it right now and make sure comfortable with it and maybe we can adust that um by having stronger language in the development agreement you know as appropriate and commercially reasonable with market conditions certain areas to lower the densities and identified some way some measurable um term that might help achieve that goal okay I like I said I'm it doesn't it's not causing me great concern I just I I think you're right at the limit of the Target that I would see for that property um some usual questions so this this development is not seeking to form a special district to construct infrastructure correct as of today no they've looked into it um but we will let you know at the public meeting okay if the cfd might be you know we have our own policies for that and they're penciling to see if the reality is there for it um that's outside the I believe that's outside our perview yes I uh I just hate them so I I think they're uh something that um again if you're looking for housing that people can afford you know somebody goes in buys a home they think that that's the cost it's not very open to some people unless you know about cfds and special assessments that you're going to get that additional uh tax and it really is the developer um using that property tax for the future to construct the improvements and so then that leaves the homeowner who's not that astute always in this issue to have to understand well if this home 2,000 square fet is X doll here it should be less because I'm paying a special district than another home that's not so I just hope they don't it's the town council's per purview I'll leave it at that okay but I appreciate you knowing that they haven't yet brought it um haven't yet confirmed they would want to go that direction and there's ways um it's a tool if you will but to get the park financed and in early on we're looking at everything so I just other things but thank you for your input because it it it does help us the ditto on cfds as a uh as a victim of one in quillwood uh when it was done probably 60% of the expense was legitimate 40% was bogus and if we can avoid cfds like the plague uh I fully support what commissioner bordon just said yes in the past we've been caught too because the escro it just there's we understand I know what you're saying yeah I'm not going to belabor it I mean but if we're purely trying to look after the public and I'll leave the town on how they deal with cfds and the policies I it's just a problem um and yes I was a student enough to know that when I bought I stayed out if any yeah drove my realtor crazy thought I was a nut yeah last thing I think um there was a question of access and secondary access and I think it's a good point I I can see how you know maybe in the future working with the fire marshall um and and Emergency Management understanding in this large parcel how you know there would be evacuations occurring one of the biggest constraints you have on access here is Fain road is a controlled access Highway and it does not have any AD additional access points available along this Corridor at least in the corridor of this parcel so I mean maybe ADOT would be willing to address if there was true emergencies having to come out on Fain road but I know there is not available access and and they're pretty serious about that but I I I Echo that that's something that should be addressed and I look forward to seeing the answers and I think hopefully with you know the town engineer working with you know kma and other fire uh respond First Responders as well as maybe Emergency Management come up with a way that that could be addressed oh absolutely and and I could see where you're s what you're saying uh that's all I had and I just wanted to thank you for a very nice presentation thank you so much thank you Miss Kennedy for a great presentation I do have a couple questions um ditto to Vice chair Evans on the emails that we Reed received today from some of the members that are in the audience I did call you and ask that those specifically be passed on to the developer and you said they would be um because there was some good information in there so thank you for doing that and they'll take note of that as well I do um I'm concerned over the 3,000 um number for density because several of us during our time on Planning and Zoning commissions have seen when developers come back when a phase comes forward and they ask to have the density either increased or decreased and that is their right so in this case I feel that we need to somehow come down lower out of the funnel to really lock in the density numbers because they cannot come back and ask for higher or lower densities oh it'll be locked in the higher number perfect but how they transfer where they want to put them but I would imagine all the higher densities wouldn't go anywhere else other than by the 889a and south of lakes Shore um I I just don't see that you know but a number needs to be locked in yes it'll be locked in through the development agreement perfect um I had would you clarify for the members in the audience with us this evening the relationship between a planned area development and a master plan this is operating as both and I would like for them to have a clear understanding yes so this is an overlay on the general plan that says this is a village pad F2 so the pad they're anticipating these are large um development plans for this area the master plan kind of comes under the umbrella and says what the plan is for the P for the 640 acres so pads could be like you see in the general plan each developer each property owner has to come through with a master plan for that area so this happens to be for Lakeshore their plan master plan of development so the master plan then will come forward and will have in it certain development standards correct that will be outlined for example a wildlife Corridor will be a standard in there um it'll be part of the development agreement for this that we identify that's as one of the standard and requirements correct along but it may not be for another one that doesn't have a wash it's Case by case uhuh but it will will be under the umbrella of the master plan standards correct um have we addressed with the manyi lighting standards and you briefly touched on Landscaping but those will all be standards yeah they'll have a master lighting plan you know and the parks will be different from the streetscape and from the entryway so those will have to be uh cleared in let's just say if it's Park lighting they have to meet the park lighting standards and we can develop new standards for this particular project we could it could be a themed lighting standard that might you know be supportive as versus something else but um I know we have to look at the the candle light and what the light reflection is I can tell you that everything from our code everything's downl lit so that the parks that are proposed for the area won't be shining on the adjacent neighborhoods to the South and or internally so to go along with commissioner Herb's comment about landscaping and zeroscape and low water usage that isn't specifically called out now to that in degree in our code so for this project we could really zero in and and tighten up those standards perfect they will go off of our adwr I believe is the plant list we have um for water tolerant plants so they'll go through that but at the same time if they have a theme plant that they'll come and present that to you at the time of the hearing so there might be a community theme um that they'll look at to get your input perfect and then I have one more I thought I wrote down oh the traffic so with our town traffic engineer and you mentioned that they will be working hand in glove I would hope that our town engineer would be involved from the very beginning with these roads in this circulation and like commissioner bordone said and vice chair Evans the one access I mean we're going to look at that sooner than later before a situation arises correct they um are hearing you now and I'm sure just as far as even bringing in CF in on this you know the design standards for the streets and regulations so those have already been in meetings and discussed do we know how many phases are in the overall project I haven't seen that number they' are proposing it I think the last they have to tell you for sure I I believe it's three or four but depending if the commercial is going to be two-phased approach but um certainly it's Market driven so if they sell out the first phase within you know 6 months second phase comes right on with many more homes and they have um an estimated homes per phase to be built so uh it depends on the construction of those phases and if the homes get sold and again for the public here each phase will come before us yes for approval denial change Etc correct and let's just say it a future phase um they want to go a different route with different models and they're changing it to meet a different um theme it'll all be discussed then and then and where the placement of the lots are and you know the topography dictates where they can go and what that we all know that but um those will all be vetted out through the process and for the record I am against land lease I don't feel it's appropriate and it does not do anything to help the environment of affordable attainable Workforce housing so I um do not agree with that concept whatsoever so Vice chair Evans yeah just a couple of quick um other questions regarding open space uh their narrative talks about 130 of the 650 Acres so approximately % open space which sounds fantastic however when you read through part of the narrative specifically on page 54 they talk about 50 acres of open space being basically drainage uh corridors and washes and there are some significant washes especially the agaia and and coyote um is there a sort of formula within development services that if like at a minimum a certain now I think your your rule of thumb is 10% open space right generally generally for uh I think it's 10 to 20 10% yeah plus or minus uh but when you're looking at something that's got this much area in washes and unbuildable areas uh is there going to be a specific percentage dedicated to make sure that it's parks and trails and all that kind of thing it's not going to be 20% it's going to be all washes and then we're just like packed in like sardines well we all we'll look for trails and bike paths along those and plus um as I mentioned the water recharge system where it's appropriate and if they put wetlands in other areas so it will all be identified and the use for it or if it's just for that quiet place for an open space they may have a bench by it along a trail but above and beyond the 10% will be looked at and there'll be a um I don't want to say use but more of uh its character for the area what that allocation would be has the property been annexed yet or did I miss it or is it that'll come through we're going to do the annexation the rezoning and development agreement all at the same time the annexation will only be one hearing and then the development agreement is by ordinance and we own it one one last thing and very very short uh is there a projected timetable uh where you think this might be coming up and and presented uh for approval we hope we iron things out by June and then you know Council has a summer break too and then it'll go to Council in August September commissioner bordon just to clarify something when we and I know you're going to go through next steps but when you talk about annexation development agreements and resoning the only one that comes to us is the rezoning correct yes okay I just want to make sure but I can make reference to it you know an annexation is an annexation because but um it'll be in the report the details for you for what the rezoning what we've achieved and what moving forward to the next public hearing I just wanted to clarify that that it's really that's the rezoning comes to us from a land use perspective a pad um those other documents are really they don't come through this this commission they they go through the council thank you very much thank you Miss Kennedy do you feel comfortable that with the comments tonight from the commission and some of our concerns and questions that another study session is not applicable do you feel that this information will be communicated to the developer and implemented in a proper manner yes I believe we got some good input here tonight and I appreciate the thoughtfulness that went through it because that helps us determine and that was the goal for tonight too so that a project like this the more information we get from you and the more information you know there'll be more questions at the public hearing perhaps and to have the developer go into more of the lease land Etc and let him tell you the um details of what the plan is just for your clarification but um after we get done with the studies and the development agreement especially um we'll have a better handle on this moving forward and one more comment um again having to do with the three emails that we received today I know that some of the email senders are here in the audience along with other new faces if there are additional questions or concerns that they might have I would appreciate those emails coming forward because as we discussed this evening those will all be directed to the developer so oh absolutely um if if you do if the audience does have any other concerns or questions we would love to see those emails yeah well they'll if they come prior to the packet we'll get it prior but if not we'll email them all to you I mean the passion there is is really um commended and we appreciate that so we're all trying to work together on the issues thank you I know commissioner BB has a question yes um so I think I heard you say earlier when they were you were talking about the the commercial portion of of this project that we could have some input or suggestions for lack of a better word of what that would look like so one of the things I hear constantly um from the community and stuff relative to development that occurs here in Prescot Valley is the need for Doctor more doctors doctors offices clinics and surprisingly grocery stores what's surprising to me is that we're we our population now exceeds the city of Prescot but yet Prescot has more retail grocery Outlets than we have in this town um so is there ability for us understanding and I want to make sure the public care understands too that in order to get things like a grocery store or more doctor's clinics it takes rooftops developers are not going to or corporations are not going to slap a friese um there off of Robert's Road in 889a unless they have the rips rooftops to support it having seen a number of developments over the few years that I've lived here and that number increasing is there potential discussions or could we have discussions with the developer to have whoever on their end maybe breach those conversations with some corporate developers and stuff relative to things like additional doctor's clinics or ex larger facilities or grocery stores for that matter for this end of the valley oh yes ongoing as we speak thank you that was at the top priority of the list and rooftops you are correct that it's the county and the population and the more that happens there will support the commercial area thank you Miss Kennedy any other questions from the commission member thank you very much I look forward to the public hearing on this thank you move to adjourn yes we do would you like to make that motion sir I would like to make a motion to adjourn second thank you we have by commissioner bordone [Music]