Planning commission approves Rustic Pines site plan with traffic, fire and screening conditions

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 plan on behalf of AOK Builders, describing two gated entrances, a clubhouse, three park/amenity areas, pedestrian paths and connections to existing water and sewer mains. Tom Klein of AOK Builders described the mix as 61 for‑sale two‑bedroom units and a larger rental component; he characterized the rental product as "build-to-rent" homes intended to offer yard space and said the developer would own the rental units and manage them as annual‑lease properties.

Several residents urged caution. Derek Hendricks of the adjoining White Mountain Family Fun Park said, "the go karts are very loud, we have very loud announcements" and worried new homes would suffer noise impacts; he also pressed for a traffic light at the Show Low Lake Road intersection. Multiple residents raised wildfire and evacuation concerns, questioned the timing and seasonality of the traffic study, and noted that a formal will‑serve letter from Arizona Water was not yet in the packet. One resident, citing a fire‑risk rating referenced in public comment, urged tabling the matter until Timber Mesa’s comments were finalized.

Staff and the applicant agreed that a full traffic impact analysis and ADOT signal analysis would be required; Greg Rowan and the applicant said they do not expect ADOT to permit a signal at the proposed Show Low Lake alignment but will complete the required studies and follow ADOT’s determinations. Steve Lewis, the project civil engineer, said Arizona Water’s will‑serve process can take four to eight months and that the team has submitted required materials.

Commission discussion focused on traffic access, sidewalks along State Route 260, street cross sections for private streets, tree preservation and the scope of any performance bond tied to phased infrastructure. Jeremiah said performance bonds can be required for phased infrastructure to secure street, water, sewer and drainage improvements but would not compel private housing construction.

A motion to approve SPR 24‑268 passed with the following conditions: (1) provide screening trees along the southern edge per section 17.92.060.b.5; (2) all lighting to conform to section 17.104.100; (3) no public storage facilities permitted on the property; (4) submission of a preliminary traffic impact analysis before issuance of building permits; (5) meet all conditions required by the fire district; (6) construct a 6‑foot screening wall adjacent to the fun park to reduce noise impacts to the residential units; and (7) construct a sidewalk along State Route 260 in a location acceptable to the Arizona Department of Transportation. The motion was seconded and passed by voice vote; no roll‑call tally was recorded in the transcript.

Next steps include the applicant completing the full traffic impact analysis and obtaining required comments and approvals from Timber Mesa Fire District, Arizona Water and the Lakeside Sanitary District as part of engineering and permitting before building permits are issued.