P&Z OKs retirement community

KINGMAN – Residents living alongside Riata Valley Road want to keep the rural character of their neighborhood. It’s a quality that has changed due to the development on Stockton Hill Road less than a mile away and on Kino Avenue to the north and Airway Avenue to the south.

Those residents now want to stop a new road from connecting to Riata Valley Road that would add more traffic in front of their homes.

The planned street is tentatively called Peterson Road and it bisects a proposed retirement community. Property owners Peterson Rancho Norte Quarenta LLC and Canyon Creek Development plan a mixed-use site with assisted living apartments, independent living cottages and commercial stores, including medical and retail shops, to serve the needs of the community’s residents. The property is located west of Western Avenue between Airway and Riata Valley.

The Kingman Planning and Zoning Commission approved the preliminary plat for the Memorial Peterson

subdivision on Tuesday with a split vote.

At the heart of the debate was whether to allow Peterson Road to connect Airway and Riata Valley or to design it as a cul-de-sac with access just to Airway. A third intersection connects to Western.

Tom Comins lives on Riata Valley Circle and said the area is not prepared to handle more traffic.

“Right now, we can’t stand another project coming in off Western,” he said. “We need to try to figure out a way to accommodate growth, ’cause you’re just putting a Band-Aid on it now. Whether we put a cul-de-sac in … the whole project should have just been scrapped.”

Commissioner Dorian Trahan voiced her concern that some of the residents impacted by the project did not receive a written notification before the project was rezoned.

“Now that the zoning is done, I don’t think they have any recourse. But they’re merely asking for a cul-de-sac. I think we need to come to some sort of a compromise. I personally don’t think it’s too much to ask for the cul-de-sac.”

Riata Valley Road resident Bob Long said he felt betrayed because he didn’t receive a letter notifying him of the proposed plan. He also said the added traffic would create more congestion on the surrounding streets.

“The traffic would be atrocious on Riata Valley Road,” he said.

The city Planning Department estimated the project would generate 2,900 vehicle trips per day on the three adjoining roads. The department recommended the intersection on Riata Valley Road because the street is designed as a collector road. It has 84 feet of right-of-way compared to 60 feet on Western. As a collector, it’s supposed to funnel traffic from local roads to the main arterial street, Stockton Hill Road. “It was felt that the number of trips currently on Riata Valley was quite small and won’t be dramatically increased by this type of development,” Planning Director Tom Duranceau said.

He added that notices were mailed to residents within 500 feet of the project, but it is not unusual that every impacted resident would fail to receive one. The department also posted a notice on the site and published an advertisement in the newspaper.

Commissioner Matt Ladendecker said that the retirement community would probably generate less traffic than other projects. “That land is not going to stay undeveloped forever,” he said. “This is going to be a development that is going to produce the lowest amount of exposure to Riata Valley compared to other developments.”

The commission voted 4-2 in favor of approving the plat and sent it to City Council for final approval. Commissioners Trahan and Jim Cave cast the dissenting votes, while Ladendecker, Mike Schoeff, Dave Adams and Mike Blair voted in favor. Jim Chapman was absent.

In other action Tuesday, the Commission unanimously approved the following items:

• A request to rezone nearly 52 acres from rural residential to single-family, 6,000-square-foot minimum. The property is located north of Jagerson Avenue, south of Grace Neal Parkway and east of Mohave Community College.

• A request to rezone a 9,000-square foot property from residential manufactured housing to residential multiple-family, low-density. The three lots being considered are located on the southwest corner of Mohave Avenue and W. Madison Street.

• A request from Mohave Engineering Associates for a one-year extension of the preliminary plat for the Shangri-La Estates. The 276-lot subdivision is located south of Gordon Drive between N. Prescott and N. Apache Streets.

• Amended Section 11.2 of the zoning ordinances to allow C-1, neighborhood commercial zoning districts, to allow for coffee shops, sandwich shops and bagel shops. The section currently only allows ice cream stores in C-1-zoned areas and does not allow for the stores to have drive-through lanes.

A request to rezone .43 acres located east of Clare Avenue and South of W. Beale Street was withdrawn by the applicant.