11/5/2009 3:54:00 PM Cornville project rejected by planning committee Development plan will test waters with county P&Z
Jim Winstead explains while partner John Winslow shows a concept model that shows how a three-story apartment and services structure would be built into the top of an 80' drop-off to the Oak Creek. A small golf course would wrap around the hillside below the development. VVN/Jon Hutchinson
Jim Winsted and John Winslow respond to a question while Brian Langenbach and a questioning Cornville crowd looks on.
CORNVILLE -- A crowd gathered at the Cornville fire house Wednesday night to hear about plans to build a retirement community for 300 people on 42 acres along South Aspaas Road. The buzz circulating around Cornville brought out a large crowd to hear about the high-density project.
The audience was larger than the fire station meeting could handle and many neighbors listened from the outside patio through open doors. Developers presented their plan, the community fought back and eventually the Cornville Community Association Planning and Zoning Committee gave it a thumbs-down recommendation.
The Wednesday review is the just the first step and recommendation in a lengthy process that will involve several more opportunities to speak or negotiate.
Brian Langenbach told the Cornville planning board that he bought the land as an investment in 2004 and "fell in love with the property." Langenbach's parents, who live in the Verde Valley, came with him to the meeting. He says he is looking for a quality place for them to live out their lives.
He was adamant that he is committed to develop in an environmentally sensitive manner. He promised the development would have a "low building profile that would disappear into the land."
"This is a retirement heaven," he said.
Jim Winstead and John Winslow are two principals in the development. They described a four-phase project, mainly perched on the edge of a cliff face that drops to Oak Creek. The main structure would be a three-story apartment complex nestled into the cliff face, so that only a single story is visible from South Aspaas Road.
They said 150 residential units for independent living with in-home care would be built in the first phase. A second phase would develop a community park on about 9 acres, which lies along Oak Creek in the flood plain. That land is not buildable.
Phase three would add 100 more residential units for 34 independent living, 50 assisted living and 16 memory care residents. A common area would also be part of that phase to include dining, a bistro, beauty salon and spa, business center, bank kiosk, mail station plus other kiosks for local merchants.
Phase four would build 50-residential duplex casitas and the nine-hole golf course.
The buildings would occupy about 160,000 to 180,000 square feet if fully developed as planned. About 20 acres of the land would remain unused.
Some 80 to 100 employees would staff the 24-hour facility, which Winslow said, would provide a payroll of $1.5 million.
Eventually, the facility would have a staff nurse and caregivers to make an assessment if 911 service is needed. "Calling 911 once a week is no uncommon in such a facility," according to Winslow.
The aesthetics of the project clearly appealed to many who gathered to listen, but all who spoke to the board said that is the wrong place for the project.
"I see all the evil eyes here, but this project has to work for everyone," Laangenbach insists.
One objector, named Julie, said, "The Cornville area wants to maintain a rural residential area. This," she pointed to the plan, "is not it."
Others on the 11-member planning committee had similar comments and questions impacts on the intersection with Cornville road.
Jim Winstead said improvements to the intersection with a traffic signal and acceleration lanes would be the development's responsibility.
A woman who lives on an adjacent property joined the concern over water issues. "I don't want any project that impacts my well."
Cliff Martin had a litany of objections, "traffic, ambulances, visitors, maintenance, light pollution."
The project needs a Planned Area Development Zoning for the type of development proposed.
After the developers and audience left, the board agreed to recommend against the project. Board Chairman George Dana said that recommendation now goes to the county, but another presentation is likely to be recommended to the full association for its endorsement, before the project heads to the county commission and eventually county supervisors. There is an opportunity for citizens to speak at each step in the process.
