The new Bashas' Center proposal resurfaces again at the next Cottonwood Planning and Zoning Commission meeting, at 6 p.m. Oct. 15 in the Cottonwood Civic Center.
At issue is the development of approximately 144 acres along Arizona 89A, from south of Verde Heights Drive to approximately one-third mile north of Groseta Ranch Road.
The property is owned by Andy Groseta, represented by Kurt Reed and Associates. The developer for the Bashas' Center is W.M. Grace Development Co., Phoenix.
The proposal seeks an amendment to the Groseta Ranch Master Plan to allow increased density of commercial and multi-family development, along with open space and trails. The current General Plan designation is "Residential/Mixed Use," or residential uses and neighborhood commercial development, which provides for increased density.
The proposal also seeks a zoning change to PUD-C/R (planned unit development, commercial and residential). The current zoning is C-1 (light commercial), R-1 (single-family) and R-2 (multi-family).
Neighbors have been objected to the proposal as designed, citing the proposed grocery store backing up to existing homes; the development drawing traffic from the Old Town area up through the neighborhood, thereby creating a lot of cut-through traffic; and the resulting garbage smells and noise.
Neighborhood alternate plan
In an unprecedented move, area neighbors - including architect Joseph Smyth - have provided an alternate plan for the development.
Smyth recently said, "Development is a good thing, if it's the right kind of development."
Using the neighborhood alternate plan, he said, would make the development desirable as a place for the community to gather and also would generate more money for investors and merchants.
The neighborhood alternate plan basically:
Creates a more pedestrian-oriented, natural environment, with trails and walkways, foot bridges over the washes, and six small parks spread over the 18-plus acres - all drawing attention to the central commercial area while buffering residential areas.
Makes the Bashas' store the development's centerpiece, away from existing homes, with other commercial buildings backing up to the Bashas' and looking into the park area.
Eliminates the need for Collector Road A and Loop Road North, as now proposed by the developer, saving acres and eliminating the asphalt.
Provides for multi-family residential units such as condominiums and townhouses, placed strategically near park areas and single-family homes.
The commission also will consider requests for:
A conditional-use permit to allow a day-care center in an existing residence at 503 W. Ash Circle.
The property is zoned R-1, or single-family residential. The request is by Christian Vernosky, agent for Natalie Chadborn.
A conditional-use permit to allow a boarding or rooming house, a business office, construction of a 900-square-foot building to store drywall material, and 900 square feet of outdoor storage as part of a commercial drywall business in an existing residence at 748 N. Main St.
The property is zoned C-3, or restricted commercial. The request is by David Swinehart, of Palo Verde Drywall, agent for owner Eve Hall.
A zone change to R-1, or single-family residential, for approximately 13.54 acres east of the Willard Street/Monte Tesoro extension and north of Elm Street/Mesquite Drive. The site is west of the Terra Verde subdivision and east of the South Airport Clear Zone.
The property currently is zoned AR-43, or agricultural or residential. The request is by Kent R. Backus, agent for Beaver Creek Development Co.
The Bashas' Center proposal/
Groseta Ranch Master Plan
Informal neighborhood meeting
6 p.m. Thursday
Quality Inn Hotel
301 W. Arizona 89A
Owner: Andy Groseta, represented by Kurt Reed and Associates
Developer: W.M. Grace Development Co.