Posted By Les Conklin on Sep 13, 2014

This was a special opportunity for residents to speak out, and many of them did! Arizona law requires that a public hearing be held if the proposed projects amend a city’s general plan, as these proposals do. Changes to a city’s general plan, which must be filed with the state every ten years, guide development for the city for the next decade. Following this meeting, there will be a regular planning commission meeting and then a city council meeting, more opportunities for residents to speak out.

The meeting, which was held at the Copper Ridge School on E. Thompson Peak Parkway in north Scottsdale,  was well attended, with an estimated 175 guests. Many of them cheered and applauded in response to remarks made by various speakers, especially those speaking in opposition to the Greasewood Flat case. Four of the seven planning commission members were in attendance, a quorum. Planning staff members working on the cases were also on-hand to introduce each case and answer the questions of commissioners.

#1. The Reserve at Pinnacle Peak Patio (Case 2-GP-2014). The meeting was required for this proposal because it requests an amendment to the City of Scottsdale 2001 General Plan to change the land use designation to from Commercial to Suburban Neighborhoods. The zoning for the proposed project was not a subject of discussion for this meeting.  The city staff contact for the project is Taylor Reynolds, 480-312-7924. The applicant’s contact is John Berry, 480-385-2727.

According to the Arizona Republic, “About 50 luxury patio homes are proposed on the site of almost 11 acres where the popular restaurant sits, near Jomax Road and Alma School Parkway … Michael Lieb of Torino Holdings is the developer. The restaurant, which has been open since 1957, will remain open until development begins.”

Attorney John Berry, representing the applicant and speaking in support of the proposal, said that like two of the other cases, the case called for a change from commercial type zoning to residential zoning. “Retail follows Rooftops,” said Berry and there were simply not enough people living in the area to justify a retail project. Berry spoke of Pinnacle Peak Patio’s financial problems, which have been caused by 1) development of the remote area that once surrounded the restaurant, 2) the opening of Alma School Parkway that bypassed the restaurants location, and 3) life style changes. Berry said the restaurant will close no matter how the case is decided.

During public testimony on the case, Bob Cappel, President of the Greater Pinnacle Peak Association and representing its board of directors, said that GPPA did not oppose the proposal but was concerned about some of the zoning related topics, such as height, traffic, and density, that will be discussed at the appropriate planning meeting. A representative of Privada, a neighboring community, voiced concerned about the project regarding height, etc. and indicated that residents were negotiating with the developer. Others speakers, spoke of the negative impact on tourism and the negative impact on nearby neighborhoods that the closure of Pinnacle Peak Patio would cause.

#2. El Regalo (Case 3-GP-2014). Like the first case, the meeting was required because it involved a request for a major amendment to the City of Scottsdale General Plan to change the land use designation from commercial to suburban neighborhoods. The 5.8 acre site is located on the northeast corner of Scottsdale Road and Westland Drive. The city staff contact for the project is Taylor Reynolds, 480-312-7924. The applicant’s contact is Alex Stedman, 480-994-0994.

The developer Taylor Morrison has identified approximately 25 homesites on the property, which is near el Pedregal.

John Berry, speaking in support of the request, indicated that this was really “Phase 2” of a neighboring on-going development and that his client had been working with residents and the city regading setbacks, density, and other issues.

Bob Cappel, speaking for Friends of the Scenic Drive and GPPA’s board of directors, voiced support of the project as long as the Scenic Drive setbacks were protected and other promisess were kept. Cappel is also the president of the Windfield HOA, a community adjacent to the parcel.

#3. Cavalliere Flat, 4-GP-2014. This case involves a request to change land use designation from commercial and rural neighborhoods to rural neighborhoods to suburban neighborhoods. This is the 47-acre site where Greasewood Flat restaurant and bar is located and the site also includes the closed Reata Pass Steakhouse and several family homes The staff contact person is Adam Yaron, 480-312-2761. The applicant’s contact person is John Berry, 480-385-2727.

Berry indicated that the property had been sold to Taylor Morrison in 2013 to cover expenses of the estate of the late “Doc” Cavalliere. He indicated that about 80 homes are planned and that this will be more than a normal neighborhood, honoring the pioneering legacy of the Cavalliere family, resulting in reduced traffic, and more preserved desert.

#4. Greasewood Flat, 5-GP-2014. This case call for an amendment to the general plan to change the land use designation from 4.5 acres of rural neighborhoods and 5.5 acres of naturual open space to cultural/institutional and Public Use. The staff contact person is Adam Yaron, 480-312-2761. The applicant’s contact person is John Berry. Staff indicated that the city was waiting for additional documentation related to the case.

John Berry, speaking for the applicant, said that this is property, where the Cavalliere family hopes to relocate Greasewood Flat, is connected to other property the family owns near 128th Street and Ranch Gate. The family wants to recreate the restaurant and also create a destination that tells the story of early Scottsdale and the West. A blacksmith shop, similar to the one in Old Town, would be included. Berry stressed that the site was remote; the type of site required to re-create Greasewood’s ambiance.

There was substantial opposition to the request at the meeting. Bob Cappel, the president of GPPA, voiced the groups opposition. A representative of the McDowell Sonoran Conservancy, which works with the city to maintain the preserve, voiced that group’s opposition. Two members of the planning commission, there were only four of seven present, voiced their opposition. In addition, numerous speakers strongly opposed the request for a variety of reasons, which included 1) noise pollution, 2) light pollution, 3) negative impact on adjacent wildlife corridor, 4) poor access, 5) increased traffic on Happy Valley road, 6) noise from motorcycles, 7) “a biker bar does not qualify as a cultural/institutional”, 8) impact on area homes and property values and 9) violation of existing property owners’ expectations for future development.

The next planning commission meeting will be October 8, 2014 and the requests are schedule for the city council meeting of December 1, 2014.