By Linda Bentley | DECEMBER 16, 2015
Carefree Highway commercial development picking up speed
Voris said, ‘The applicant has agreed to design something people think Cave Creek should look like’
Stewart Jean
CAVE CREEK – Last Thursday the planning commission reviewed the site plan submitted by Stewart Jean for Phase 3 of his Parkwest project at the northeast corner of 53rd Street and Carefree Highway.
The site is part of the Specific Area Plan and had previously received site plan approval for McDonald’s and Starbucks.
Although the McDonald’s project has been on hold, Jean said they continue to pay their lease while Starbucks is a build to suit and is moving forward.
The new site plan application was for two new commercial buildings totaling 12,098 square feet between the McDonald’s site to the east and Starbucks to the west.
Jean said the architecture will be similar to the Kiwanis Marketplace building in the Cave Creek town core.
Timothy Spence (r) is pictured showing Planning Commissioner Dick Frye photos on his cell phone of erosion problems on his property, which he attributed primarily to Lowe’s.
Commissioner Dick Frye asked about drainage and if all of the drainage would go into a retention basin.
Jean stated the retention basin is engineered to have the same runoff as before the buildings are constructed and designed for up to 100-year rainfalls.
Commissioner Ted Bryda asked if the applicant will be required to install fire hydrants.
Planning Director Ian Cordwell said that will be addressed at the time permits are issued.
Bryda also questioned the site plan statement indicating effluent will be used for irrigation.
Jean confirmed that was in error and a drip system will be installed.
Chairman David Smith asked if the project’s approval would have any impact on drainage and parking for the previously approved site plans.
Jean stated the drainage is engineered for the entire property and parking exceeds the town’s requirements.
Bob Voris
Vice Chairman Bob Voris asked if the narrative on the architecture could be a condition of approval.
Cordwell said it could.
Commissioner Dan Baxley asked if the landscape plan was conceptual or actual and questioned if they could require Jean to go beyond the number and size of trees.
Cordwell said it would be over and above what the ordinance requires but they could certainly ask.
Jean did a presentation before opening up the meeting to public comments.
He said he hopes to be in with a complete set of drawings for Starbucks in January.
This application, however, was for two 6,000 square foot commercial buildings, which Jean said they were trying to make look more like the Kiwanis building with some character.
As far as landscaping goes, Jean said it is a really difficult site with very little nice desert landscape or native trees.
He confirmed there would not be effluent used but a drip system for watering and lighting will comply with the ordinance and required photometric study.
Jean stated they accept the stipulations for approval and a traffic study was done for parking and traffic flow.
He said the entire site, including McDonald’s and Starbucks, will have cross-access for traffic and parking.
Voris asked about the traffic count on Carefree Highway.
Jean said he didn’t have the exact numbers but it was something like 17,000 in one direction and 14,000 in the other direction.
Smith asked if he was putting in a deceleration lane.
Cordwell said it was not a requirement, but the town has the right-of-way in the event one is needed in the future.
Smith said his concern is “it’s almost a drag strip along there” and could result in an accident if someone slows down to pull in to the center.
Jean said the traffic studies confirmed this was the safest way to go.
Frye said he agreed with Smith and said it should be looked at because the study was done some time ago.
Jean said the study was updated within the last 90 days.
Frye also expressed concern about the location of the trash container.
Jean pointed out they had to comply with Arizona law for retention and the retention basin is engineered to comply.
Baxley stated 15 gallon trees were not really a commitment and said he would like to see bigger trees.
Jean said he would be willing to meet with staff and go over the site to see where they could put bigger trees.
Commissioner Bruce McNeil said he concurred with what smith said about traffic and that was an area common for Maricopa County Sheriff’s Office to pull over people during rush hour.
He believed they should be forward looking and put in a deceleration lane.
Cordwell said the town could have its traffic engineer review it again.
During public comment, Timothy Spence, whose property is adjacent to the north of the site on 53rd Street, stated erosion was his biggest problem.
He also said he worked in landscaping for 30 years and stated 24-inch trees are a good size. He also said transplanting larger trees can be more problematic.
Cheryle Carmitchel
Cheryle Carmitchel, who lives behind Lowe’s, asked who was responsible for putting the fire hydrants in, and it didn’t appear clear who would be responsible.
She also said, “These two buildings are very large,” and stated, “I think these two buildings are too much.”
Carmitchel said she’d like to know where the traffic study could be found and stated she would like to see it.
Cordwell said she could come to town hall to review it.
Expressing concerns about drainage and traffic, Carmitchel asked the commission to consider those things.
Todd Gilson stated traffic has increased significantly in the area and asked the town if could do something to reduce the speed limit.
He said deceleration and acceleration lanes along with a reduction of the speed limit will save lives.
Lawrence Pace
Lawrence Pace, who lives on 53rd Street, said he agreed with what Carmitchel had to say and stated people drive through their neighborhood to avoid traffic on Carefree Highway and Cave Creek Road.
Voris moved to recommend approval with three additions to the stipulations: to include the architectural description, the landscape plan submitted will be the landscape plan used, and the road from 54th Street at the McDonald’s site will either be completed or barricaded from use.
Baxley who seconded the motion welcomed Jean, who has competed other projects in the area, and his project to the town.
Voris commented that the town relies on engineered grading and drainage plans because that’s all it can do.
And while he shared the concerns over traffic, Voris stated, “Then again, we rely on traffic studies.”
And, while the town does not have architectural or design standards, Voris said, “The applicant has agreed to design something people think Cave Creek should look like.”
Smith said he hoped the water retention plan works out.
With Commissioner Susan Demmitt absent, the commission voted unanimously to recommend approval.
