The Clarkdale Planning Commission held a public hearing to discuss development plans and rezoning for The Highlands at Clarkdale, a planned development project that would include 139 single-family homes and a 144-unit apartment complex at the intersection of SR 89A, Cement Plant Road and Clarkdale Parkway, on Tuesday, Feb. 20.
The commission voted unanimously to table the item to have staff review it and bring it back at a later date.
The project is 18.56 acres, which are primarily zoned single-family residential with a 10,000-square-foot minimum lot size, and the developer has applied for a zone change to PAD-10 planned area development, which would allow an increased density of 8 units per acre.
Community Development Director Ruth Mayday said that while the development is a for-profit project, the town would benefit from a potential development agreement with the developer.
The proposed agreement would give the town $600,000 for the Clarkdale-Jerome School District, $150,000 for bathrooms in the Town Park, funds for water storage expansion, $1,050,000 to compensate for increased use of the town’s water storage system, construction of a deceleration lane adjacent to the development and at least two connections to the existing trails on the adjacent parcel. The contributions would be valued at $2,357,000.
Mayday compared the intensity and density of the project to the Mountain Gate development and Upper Clarkdale and pointed out that the density of the proposed single-family residential project would be no different than that of the current residential neighborhoods.
If the commission and council decide to preserve the current zoning, 80 single-family homes could be constructed on the site and the town would receive no improvements to the Town Park.
The developer, Jon Lash, said that the price range of units is expected to be below that of units in Mountain Gate, which range from $600,000 to $800,000, and estimated they would start around $400,000 depending on supply and demand. He said that the only way he knows how to create affordable housing is to make smaller lots with less square footage. The development will also have an HOA.
Twenty-six residents spoke during the hearing; only one was in favor of the development.
Resident concerns include increased traffic, lowering property values at Mountain Gate, putting pressure on the water supply, close proximity to neighbors, negative effects on wildlife, preserving Clarkdale’s historic small-town charm and having the homes be for people not living or working in Clarkdale.
“It’s being perceived that we’re trying to build this additional density because we’re greedy developers and want to put the money in our pocket,” Lash said. He said that year after year he has continued to support the town through contributions to the annual car show, pancake breakfast, Yavapai College and the youth little league. “I think anytime you’ve come to us and asked us for some help, we’ve certainly provided it.”
Commissioners expressed concern over the median income of first-time home buyers and if these homes would even be affordable to first-time buyers.
“I’m one of the people that loves Clarkdale,” Chairwoman Ida de Blanc said. “Everyone here on the commission, we are the people that love Clarkdale. I think really, we all want to cooperate with one another and find a solution that we can all be happy with, that we can all be proud of.”
“Staff’s recommendation is based on whether or not this application meets the requirements or code or does not meet the requirements or code,” Mayday said. “This application does meet the requirements of code for a zoning change application, so staff has to support it.”
Mayday added that if the commission tables the proposal and sends it back to staff for more work, it will give staff more time to work with the developer and address the concerns that were voiced.
The commission can recommend approval of the preliminary plat, approve it with changes or deny it. The application will then go to the town council for further review and approval, approval with conditions, denial or another return to staff. If the preliminary plat is approved by council, a design review board and a public hearing on the final plat will follow.
