TOWN OF GILBERT PLANNING AND ZONING COMMISSION WORKING SESSION

GILBERT MUNICIPAL CENTER, 1025 S. GILBERT ROAD, GILBERT ARIZONA

DECEMBER 3, 2003

COMMISSION PRESENT: Chairman Brigette Peterson, Vice Chairman Michael Monroe, Commissioner Karl Kohlhoff, Commissioner Dan Dodge, Commissioner Joan Krueger, Commissioner Shane Leonard, Commissioner James Beene

COMMISSION ABSENT: Alternate Commissioner Scott Simas

STAFF PRESENT: Planning Director Jerry Swanson,        Planning Manager Linda Edwards, Senior Planner Mario Mangiamele
ALSO PRESENT: Town Attorney Phyllis New, Councilmember Don Skousen, Town Traffic Engineer Bruce Ward, Recorder Trasie Johns

CALL TO ORDER:

Chairman Brigette Peterson called the meeting to order at 5:40 P.M.

S542 - Preliminary subdivision plat for Freeman Farms, an approximately 347 acre subdivision containing 823 Single Family residential lots. The property is generally located at the northeast and southeast corners of Greenfield and Ocotillo Roads.

Senior Planner Mario Mangiamele informed the Commission that S542 was the preliminary subdivision plat for Freeman Farms, an approximately 347 acre subdivision containing 823 Single Family residential lots, located at the northeast and southeast corners of Greenfield and Ocotillo Roads. He noted that Freeman Farms lies within the Santan Character Area and was annexed and zoned into the Town in February 2001. He explained that the primary concern at the time of rezoning was maintaining a rural character in the area. This was addressed by placing lower density districts in the most visible portions of the PAD. Since that time, he pointed out that the applicant had reduced overall density and maintained the distribution of lower density districts along the arterials.

Mr. Mangiamele discussed the original PAD preliminary development plan and showed a copy of it to the Commission, noting that it was quite lengthy. The original PAD preliminary development plan featured a residential collector taking access from Appleby Road on the north end of the development. Since that time, the developer and staff concurred that the collector would be better suited to intersect Greenfield Road.    He explained that Appleby Road was rural in nature, dead ends at the canal, and served large lot county residences and proposed one acre lots associated with this development. He indicated that Greenfield Road was a minor arterial that can accommodate greater traffic flows.
Mr. Mangiamele pointed out that the original zoning exhibit depicted the residential collector aligning at Ocotillo Road. The developer was now proposing offsetting this collector to achieve better lot layout and open space design. He stated that the Town’s Traffic Engineer preferred that the collector align on both sides of Ocotillo Road, but the access drives met code in terms of distance separation.

Mr. Mangiamele used the visual aid to point out that there were two local streets providing access to Greenfield Road. Planning staff and Traffic Engineering had requested that these access points be removed and redesigned to connect with the residential collector and maintain the proper hierarchy of streets. The applicant was working on eliminating this access and also improving circulation in these congested and circuitous portions of the development.

Mr. Mangiamele described the changes in the open space. He stated that the zoning exhibit depicted a large amount of linear open space along Greenfield Road. . He reminded the Commission of the previous plat that detailed the open space to be along Greenfield Road and that they were opposed to this location. The proposed preliminary plat continued to maintain a sufficient buffer from the minor arterial, but distributed more open space to the interior of the development where it will be more useful. Additionally, there were fewer lots (811 instead of 895) and more acres of open space (54Ǐ instead of 42Ǒ) than originally proposed. He pointed out that the multiuse trail that was located by the R1 - 35 lots adjacent to Applebee Road that connected to the trail next to Greenfield Road and the trail along the R.W.C.D. canal had been eliminated by the applicant. Instead they were placing more common open space area throughout the development.

Mr. Mangiamele discussed the new phasing plan that the applicant was proposing. There were three major phases of this development that stand alone in regard to access and circulation; 1) The area north of Ocotillo Road and east of Greenfield Road, 2) The area south of Ocotillo Road and east of Greenfield Road, and 3) The one acre lots west of Greenfield Road and south of Brooks Farm Road. All three phases feature major access points from Greenfield Road. He pointed out the secondary access points that were on Ocotillo Road and Brooks Farm Road.

Mr. Mangiamele informed the Commission that this case would most likely be on the December Working Session for Design Review Board and that the Water Conservation Department was still reviewing the project. He noted that the Ocotillo Road improvement as it crosses the R.W.C.D canal was scheduled to be designed in 2005 - 2006 and built in 2006 - 2007. He concluded his presentation and asked if there were any questions.

Commissioner Karl Kohlhoff stated that Ocotillo Road would carry a lot of traffic east and west and was concerned about the offset of the road that connecting to Ocotillo. He explained that where two large arterials come together there would be accidents and he was concerned about how traffic would flow through the development if there was an accident at Greenfield and Ocotillo. He felt that the collector should be at the same location north and south of Ocotillo for traffic safety if there was an accident. In addition, this road could be signalized if it were aligned properly.

Commissioner Joan Krueger asked for a clarification of the trail elimination.

Mr. Mangiamele pointed out where the trail would be eliminated. He explained that the development was required to improve the multiuse trail along the R.W.C.D canal and adjacent to Greenfield Road.

Commissioner Karl Kohlhoff was concerned about how the people who owned the horse property to the west of the project would be able to get to the canal along the R.W.C.D canal. He questioned if there was a trail along Ocotillo Road.

Mr. Mangiamele replied that he would confirm if the trail went along Ocotillo Road.

Commissioner Shane Leonard was concerned about the timing of the exception parcel and the full improvement along Ocotillo Road. He questioned what use was intended for the southern tip of the parcel that was not specified.

Mr. Mangiamele responded that it was originally zoned as C - 1 and had some limitations of use. He felt that it appeared that they were not proposing to plat the property, which could be a concern for dedications and improvements.

Commissioner Shane Leonard requested that they review that property because he didn’t want it to be left as an unused parcel.

Commissioner Dan Dodge questioned if the trail that was being abandoned was a part of the Trails and Open Space Plan. He asked if the removal of this trail had been discussed with the Parks and Recreation Department.

Planning Director Jerry Swanson replied that it was only a local trail and was not part of the major trail system.

Chairman Brigette Peterson agreed with Commissioner Karl Kohlhoff that the north/south collector should connect across Ocotillo Road. She added that she felt that if they didn’t connect the road to the southern piece and had to rename the road it would disconnect the neighborhood.

Vice Chairman Michael Monroe questioned what the rationale was of moving the road from the original plat.

Mr. Mangiamele wasn’t sure and that it would be better for the applicant to address this.

ADJOURNMENT

Chairman Brigette Peterson adjourned the meeting at 6:04 P.M.

ATTEST:

Recorder Trasie Johns