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Commission approves Juniper Pines preliminary plat (26 lots, mixed uses); gate condition narrowed to meet fire department requirements
Summary
The commission approved the Juniper Pines preliminary plat for a 26‑lot mixed residential and commercial development along Highway 260, subject to staff conditions including a modification to condition 7(e) to require gates meet fire department access-control requirements rather than specifying a motorized gate.
The Planning and Zoning Commission on March 3 approved the preliminary plat for Juniper Pines, a 26‑lot subdivision that includes single‑family, multifamily and commercial tracts along East Highway 260, subject to staff‑recommended conditions and a modification to one engineering condition.
Nicole, a town staff member, presented the proposal and said the preliminary plat shows 26 lots with single‑family lot sizes ranging from about 20,000 to 53,000 square feet and an average lot size near 26,000 square feet. Lot 25 is designated for commercial use (intended for a storage facility), tract areas are reserved for open space, landscaping, drainage and utilities, and Lot 26 and Tract C are reserved for future multifamily development.
Staff noted the project is within the original Chaparral Pines planned area development and is governed by the original ordinance and development narrative included in the staff report. Nicole told the commission that the applicant intends public streets rather than private streets, and that an at‑risk grading permit had been issued for the commercial portion only.
Nicole asked that condition 7(e), which currently specifies a motorized gate with emergency‑vehicle preemption and Knox Box backup, be revised so the condition instead requires a gate with access controls that meet the fire department's requirements. "We are requesting a modification...so we're just saying that they will still meet fire department requirements," Nicole said.
Developer representative Greg Ellsworth described the proposed storage use as "traditional household good storage, temperature controlled, as well as some enclosed boat and RV storage" and said the facility would be available for public use. Commissioners asked whether RVs would be repaired on-site; Greg said no repairs would be performed.
Commissioners also discussed an ADOT traffic impact analysis required for the project; staff said the ADOT study is required for civil improvement plans and final plat and any required highway improvements would be the developer's responsibility.
Town attorney Michelle Stinson reminded the commission to include staff's recommended change to condition 7(e) in any motion. Commissioner Malone moved approval and the commission voted unanimously to approve the preliminary plat subject to staff conditions, including the revised condition 7(e).
The approval is preliminary; final plat approval, completion of civil improvement plans (including the ADOT traffic impact analysis), and recording of required conditions must occur before final acceptance of dedicated infrastructure.
