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Planning commission approves Rustic Pines site plan with traffic, fire and screening conditions
Summary
The Pinetop-Lakeside Planning and Zoning Commission approved SPR 24-268 (Rustic Pines), a 41.1-acre development proposing 224 units, after extended public comment on wildfire risk, traffic, water and affordability. Approval included conditions requiring a traffic impact analysis, fire-district compliance, screening and sidewalks.
The Planning and Zoning Commission voted to approve site plan SPR 24-268, known as Rustic Pines, a proposed mixed residential community on about 41.1 acres that the applicant says would include 224 housing units and roughly 2.6 acres of commercial space.
Jeremiah, the town planning staff member who presented the item, told commissioners the plan proposes about 16% site coverage, complies with maximum height and setback requirements, and provides 357 parking spaces where code requires 278, triggering an obligation for additional landscaping. He said the developer proposes on-site stormwater retention and must demonstrate that retained runoff drains within 36 hours to meet state and town standards. Jeremiah also reported late comments from the Timber Mesa fire marshal requesting 24-foot street widths engineered to support fire apparatus, hydrants at prescribed intervals and Knox‑box gated access requirements.
Greg Rowan, principal at Norris Design, presented the conceptual site…
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