January 29, 2012
Greer Zoning Ordinance Scheduled for Planning &
Zoning Commission Hearing February 2, 2012
Urgent action needed:
Email Planning and Zoning_Commissioners TODAY!
LINK TO EMAIL ADDRESSES
We want to make you aware of a proposed change to the Apache County Zoning Ordinance that will have an impact on the intensity of development in Greer. A current large lodge owner is asking the County to change the definition of Gross Floor Area (GFA). Item#5 on the P/Z upcoming meeting schedule proposes “Consideration and possible approval of the changing the definition of Gross Floor area to exclude basements, unfinished attics, private attached garages, breezeways, courts, decks or porches both enclosed and unenclosed.”
In Greer this would have the impact of allowing larger square foot structures on lots, increasing development density beyond current zoning rules.
- We see absolutely no benefit to the community of Greer from this change and feel a change like this only continues to chip away at the rustic and rural character of our mountain community by increasing the intensity of development.
- The County’s definition of GFA has been in place for an extended period of time and the current GFA development standard used in Article 6 (the new zoning ordinance) is a carryover standard that was part of the Greer Phase 1 ordinance that had been in place for Greer since 1989.
- The sponsor of this change has argued that changing the definition of GFA was an open item from the passage of Article 6. Many members of the community who were intimately involved in the Article 6 process including individuals who served on the Greer Advisory Committee have no recollection of such claim.
- The same sponsor only several weeks ago opposed an amendment to another Apache County Zoning Article involving Nightly Cabin Rentals using the argument that there is no reason to re-open consideration of a recently passed ordinance that had been subject of intense public debate and discussion.
- It is critically important for GCI members and the community of Greer to contact Milton Ollerton and the Planning and Zoning commissioners by email, telephone or regular mail to OPPOSE THE CHANGES OF GROSS FLOOR AREA. It’s important to attend the February 1st P&Z hearing if you can to show the Commission and the County that changes to undermine current zoning rules are unacceptable.
WHAT IS THE PROBLEM: Insist that the Apache Co. Planning and Zoning director and Commissioners reject the proposal to change the County’s definition of GROSS FLOOR AREA to allow greater density of development than allowed by current Apache Co. and Greer ordinances.
WHAT CAN YOU DO:
Email, phone or write ALL LISTED BELOW (note time sensitivity, input must be received by Feb. 1):
“I URGE YOU TO REJECT THE PROPOSED CHANGE OF DEFINITION FOR GROSS FLOOR AREA IN APACHE CO. THIS WOULD ONLY SERVE TO UNDERMINE DEVELOPMENT DENSITY LIMITS REQUIRED BY CURRENT ZONING RULES.”
CONTACT INFO.: Apache Co. Planning/Zoning Director and Commissioners
Mailing address and FAX provided will reach all contacts:
PO Box 238, St. Johns, AZ 85936
Fax: (928) 337-7633.
- Milton Ollerton at mollerton@co.apache.az.us, Phone: (928) 337-7547
- Tom Tilford: ttilford@co.apache.az.us
- Kay Hauser: khauser@co.apache.az.us
- Bobby Fite: rfite@co.apache.az.us
- Don Borg: cdborg@co.apache.az.us
- Steve Nicoll: snicoll@co.apache.az.us
- Carey Dobson: cdobson@co.apache.az.us
- Patsy Plant: pplant@co.apache.az.us
- Steve Smith: ants@wildblue.net
THIS IS AN IMPORTANT PUBLIC PROCESS THAT WILL AFFECT THE LONG TERM FUTURE OF GREER. PLEASE TAKE AN ACTIVE PART IN IT
Sincerely,
GREER COALITION BOARD OF DIRECTORS
_________________________________________________________________
“STILL HERE – STILL GREEN – STILL GREER”
The Greer Coalition Annual Membership Meeting on August 20, 2011 was a great success. We had over 60 people attending and several non-members who came to hear what the GCI is all about.
The meeting was followed with a BBQ catered by Kristi of the Frosty Bottom Café and the food was great. It was so nice to sit down with our fellow Greer neighbors and discuss not only the Wallow Fire but all the other issues going on in Greer.
Index to Highlights and updates
from the Annual Membership Meeting
Aug 20, 2011
(Click on Stars and Follow the links)
What is the GCI’s Vision for Greer
What has GCI done to represent your interests
Black River Land Exchange History
Article 6 Greer Ordinance Background – Terminology
Article 6–Where do we go from here
Comprehensive Land Use Plan (CLUP)
Citizen participation has started
Vision for Greer for the next 20 years
Tejido Highlights
Retaining this Vision for Greer –
See how to become a member
What is the GCI’s Vision for Greer?
- Greer’s Value Comes from its scenic beauty, natural environment, abundant wildlife and multiple outdoor opportunities – The GCI is committed to preserving these values
- We as a Community must preserve what’s left of that natural value and pass them on to future generations
- In light of the recent Wallow Fire and related flooding concerns, the GCI believes the existing County Ordinances are inadequate and should be re-evaluated
- Personal Safety of our community and visitors should take the highest priority as Greer grows in the future – Existing County Ordinances do not provide this community with adequate Safety
- GCI Supports Responsible and Respectful Land Use Management in Greer
- We see no benefit from future USFS land exchanges in Greer – Don’t take away our USFS Recreational Areas
- Our community has major problems that will require major co-operative efforts between residential and business interests, yet, our community continues to experience a great divide of interests (Stewardship v Exploitation) – We need to take steps to resolve differences.
YOU Need to Get Involved!!
What has the GCI done to Represent Your Interests?
- The GCI echoed the wishes of, and represented the Greer Community in Several Land Use Issues Including:
- A Request for a Conditional Use Permit to add 16 units to the existing Big Ten Cabins located in the most congested fire hazard area in town
- A Conditional Use Permit to add 48 units to the hillside of a lodge – GCI position was fewer units off the hillside would be more acceptable in an already congested area
- A Conditional Use Permit to build an Executive retreat in the middle of a well established residential area.
- A Conditional Use Permit for the Ponderosa Project to change use from residential to commercial and add multiple cabins in an already congested area
BLACK RIVER LAND EXCHANGE HISTORY
- DEC 1993 USFS Transfers 209 Acres to Mr. Owens
- JULY 1998 - Mr. Owens Purchases Rancho Alegre,
- JULY 2001 Thompson Ranch, and Blue River Ranch
- OCT 2002 USFS Public Notice For BRLE (This project proposes to exchange 337.74 acres of federal land in Greer for 396.35 acres of private land in Apache and Greenlee Counties.)
- MAY 2003 Environmental Assessment Issued
- JUN 2003 Comments Submitted
- SEP 2004 USFS Issues Decision Notice and Finding of No Significant Impact
- OCT 2004 Appeals Submitted
- DEC 2004 Decision Reversed - EA Failed to Consider Development of Land
- APR 2005 Revised EA Published
- MAY 2005 Comments Submitted
- OCT 2005 Decision Notice & Finding of No Significant Impact Issued
- DEC 2005 Appeals Submitted
- JAN 2006 Appeal Denied BRLE Approved
FEDERAL DISTRICT COURT LAWSUIT
- JAN 2006 - Suit Filed By Arizona Center For Law in the Public Interest (ACLPI)
- MAR 2007 - Judge Reverses USFS Action -
- Requires Environmental Impact Study to Address Impact on Existing Wells of Multiple New Wells on Exchanged Lands
- Requires New Appraisal
- Failed to Explain How Current Values Are the same as in 1994 Land Exchange Appraisal
BRLE ROUND II
- MAY 2008 Draft Environmental Impact Study Published
- JULY 2008 Comments Submitted
- SEPT 2008 New Appraisal Published
- AUG 2009 USFS Issues New Hydrology Report
- SEPT 2009 Final EIS Published With Record Of Decision
- NOV 2009 Appeals Submitted
- DEC 2009 Appeals Rejected - BRLE Approved Again
Black River Land Exchange Update
SUIT FILED IN FEDERAL DISTRICT COURT -JULY 2, 2010 - Issues
- USFS Failed to Take Hard Look at Hydrology Issues Regarding Existing Wells and Hall Creek
- Dr. Tom Maddock Head of U Of A Hydrology Dept Filed Important Input
- USFS Used Unrealistic Development Scenario
- USFS Failed to Consider Development on Land From Prior Exchange
- USFS Failed to Demonstrate Exchange is in the Public Interest (Desires of Local Residents, Open Space, Wildlife Habitats, Nature of Greer, Recreation Opportunities)
- Appraisal Does Not Properly Account for Higher Land Values in Greer
- Values for Tracts A and B Are Only 25% Higher Than Properties Just South of Show Low Airport
BRLE Recent Developments – Round III
- Appeal of Phoenix Federal Court Ruling with the Ninth District Federal Circuit Court of San Francisco
- 2/16/2011 – JUDGE David Campbell denies GCI’s motion for Summary Judgment
- Allows USFS to proceed with the exchange
- 6/15/2011 – ACLPI files for appeal with the 9th Circuit Court on behalf of the GCI
- 8/30/2011 – Response from USFS due to the 9th Circuit Court
- 9/15/2011 – Reply due from ACLPI/GCI
Article 6 Greer Ordinance Background – Terminology
- Greer has its own Ordinances separate from Apache County’s Ordinance.
- Article 6 is the current Ordinance that replaced the old ordinance Greer Phase I – 18 years old
- A CLUP is an advisory not regulatory document like Article 6 - I call it the Article 6 ‘s conscience. When in doubt, refer to CLUP.
- Article 6 should be consistent with the CLUP. The CLUP is not completed or approved
- The Tejido Group and Report was a U of A consulting project authorized by the county to become part of the CLUP - The Tejido Report is not approved, but it is not dead.
Article 6 History
- 1989 - Greer Phase 1 Established as exclusive Greer Land Use Plan - Baseline for Land use in Greer
- Compliance/enforcement & exceptions controversial especially CUP (Conditional Use Permit)
- 2005 – 2006 Supervisor (D3) charters Community Development staff to revise GP-1 to remove ambiguities and clarify – while retaining the intent of GP1- Maintain the Character of Greer
- Greer Advisory Committee (GAC) formed to develop a revised Greer land use ordinance (Article - 6)
- County Staff identifies cross sectional membership for GAC representing businesses, home owners, residents, investors, community organizations, Greer Fire District, etc.
- 2007 – 2008 For 2 years, in the active presence of Community Development Staff, The GAC meets, debates, discusses with community, drafts & redrafts A-6.
- 11/2008 - By a vote of 6 – 1, GAC approves final version of Article 6 to present to P & Z Commission.
- 11/2008 – 2009 P & Z Commission unanimously rejects GAC Article 6 and questions validity of GAC membership & motivation - GAC disbanded.
- P & Z debates & interviews Greer Community wishes for A-6
- P & Z creates various Drafts of A-6 rejected by Community
- Feb 4, 2010 P & Z commission introduces a new provision into A-6 (Master Planned Community/Planned Unit Development- MPC/PUD ) which allows major development without Greer Land Use Ordinance (A-6) control.
- Feb. 12, 2010 – P & Z Commission holds working session to resolve final differences.
- Community (GCI) and Developer/Investor Interests invited to participate
- In keeping with the now established pattern, ALL Community requests to apply key facets of the community supported GAC Draft and objections rejected by P& Z Commission
- All development/investment requests and objections supported.
- April 1, 2010 P & Z commission approves P & Z A-6 Draft unanimously - Consideration of Community wishes again rejected.
- Reluctant Support for (Comprehensive Land Use Plan) CLUP given by P & Z Commission and Apache County Community Development Department
- June 3, 2010 P & Z A-6 Draft re-heard to focus on language determining how MPC/PUD development provision is to be governed by Greer Ordinance A-6.
- In keeping with their prior behavior in rejecting Greer Citizen/Community wishes, the final position leaves MPC/PUD outside the governance of Greer Ordinance.
- Planning & Zoning Commission Draft sent to Board of Supervisors for Approval in July 7, 2010 Meeting
- July 7, 2010 BOS hears Article 6 case.
- Community provides petition containing 280 signatures from all facets of Greer life requesting 6 specific changes to final draft.
- Removal of PUD & MPC provisions
- Adopt Fire District recommendations
- Prohibit Multi-Family use
- Re-insert prohibition of development in flood plains, saturated soil, steep slopes (A standard for 20+ years in Greer Phase 1)
- Modify setback definition adjacent to roadway easements
- Return to 50% Open Space standard
- Further it was requested that:
- There be a commitment to complete CLUP by specific dates
- A moratorium on new re-zonings until CLUP approved
- Many Greer residents spoke in opposition to the P & Z plan and in support of the proposed revisions.
- P & Z members spoke in support as did members of development /investor Community
- Board of Supervisors Approved Article 6 as Drafted by P&Z Commission
Article 6 History /GCI Summary
- July 7, 2010 - Present
- GCI Board members review history and actions of P&Z and other county officials with respect to prior decisions and behaviors during the Article 6 process.
- Some GCI Board believed they saw patterns of misconduct involving historical P & Z decisions including the Article 6 process which directly affected the outcome of the BOS decision.
- After much debate and soul searching, the Board decided to retain counsel to acquire a formal opinion as to whether or not Article 6 could be set aside based on the conduct of those County Officials in passing the Ordinance.
- Currently, from that opinion, it appears that the likelihood of success in overturning the Article 6 decision, based on the possible misconduct in discussion, in Arizona Courts is small.
- Given the costs of pursuing such action further it seems best that this course of action be tabled -- for now.
However, with respect to “lessons learned” it would seem that moving forward the Greer Community would be seriously naïve to expect fair & reasonable representation of its interests from Apache County in certain elements of land use. It would seem a prudent strategy to engage legal counsel for key interactions (CLUP for one) in an effort to achieve that representation.
ARTICLE 6 – Where Do We Go From Here?
- Hold County to Completing CLUP now
- Engage Counsel for advise & representation as needed
- Active Participation in CLUP is Critical
- Carefully influence where GCR zones go
- Encourage new faces to get involved
- Incorporate Greer Specific Provisions for Lighting, Parking & Signage
- Continue Fight Against BRLE – MPC/PUD impacts
COMPREHENSIVE LAND USE PLAN (CLUP) -
A CLUP IS NEEDED FOR CONTROLLING DEVELOPMENT
- A Plan is strictly advisory in nature; it is not a regulatory document.
- Provides a guide for decisions by County Officials.
- Contains character language, objectives and guidelines for controlling growth & development (information not carried over to Art. 6 from GP1).
- Defines future locations and intensity of land uses based on research and analysis of growth, traffic, animal habitat, character maintenance, fire safety and open space.
- Strategies may be developed to acquire and preserve open land and environmentally sensitive areas.
A CLUP CONTAINS A LAND USE MAP TO SHOW INITIAL AND FUTURE LAND USES.
- Each land use will be graphically distinguished.
- The map will be a useful tool to help avoid adjacencies of incompatible uses.
- Assists County Officials with making decisions about rezoning applications.
- Prospective buyers of land can be informed in advance about uses projected for adjacent undeveloped properties.
- Open spaces may be identified and mapped for preservation.
A CLUP CONTAINS A CITIZEN PARTICIPATION ELEMENT
- The Community Development Director has confirmed Community participation is required by State Law .
- State Law requires effective, early and continuous public participation in the development and major amendment of general plans.
- The procedures shall provide for:
(a) Broad dissemination of proposals and alternatives.
(b) Opportunity for written comments.
(c) Public hearings after effective notice.
(d) Open discussions, communications programs and information services.
(e) Consideration of public comments.
CITIZEN PARTICIPATION HAS ALREADY STARTED
- A Committee has been formed to work with the County on a CLUP. It is made up of the former GAC members and other Citizens of Greer.
- The first Committee meeting was held to create a shared vision for the Community of Greer.
- Community Committee Approach apparently tabled by the County and then contracted to the U of A Tejido Group Consulting who performed property owner interviews and presented final Tejido Presentation to Community in public hearing format.
- Final Tejido presentation heavily favored much denser growth which out of context may offer some opportunity for abuse.
- CLUP and Tejido current status unknown
THE VISION FOR GREER FOR THE NEXT 20 YEARS IS TO:
- PRESERVE HISTORIC & RUSTIC CHARACTER
- Embrace our Village’s History
- Pedestrian Friendly Village
- HAVE CONTROLLED DEVELOPMENT
- Commercial Cores Separated From Residential
- No NCR’s in Residential Neighborhoods
- MAINTAIN & ENHANCE OUTDOOR RECREATION
- Enhanced Trail System
- Preserve Natural Setting
- Preserve Natural Beauty & Open Spaces
- HAVE A MORE UNITED COMMUNITY
- More General Community Gatherings – Get to Know Each Other
- Family-Oriented & Have a Closer Knit Community & More Neighborly
- HAVE A COMMUNITY SAFETY PROGRAM
- Fire Proof the Forest
- Second Way Out of Greer
- Measures to Prevent Wildfire
- Fire-Wise Community w/ Adequate Spacing & Healthy Forest
- HAVE A SUSTAINABLE COMMUNITY
- Low-Impact Community
- Environmentally Friendly
- Clean Air & Water
Major Tejido Conclusions:
- Pivotal Position: Little Colorado watershed protection and meadow preservation are critical - they make Greer “Greer”
- Use Nodal Development approach to accommodate future growth, focus growth in a few key areas, conserve natural open space and reduce development impacts
- Develop a Parking Strategy to accommodate summer peak visitorship and mitigate visual impacts of cars
- Pursue an active tourism strategy to extend the season to year round, and support healthy local businesses
- Establish a community wide trail network to physically unify the community and showcase natural attractions such as meadows, Little Colorado, creeks and other landforms
- Key Tejido concepts yet to be explored and debated:
- Tourism is Greer’s major economic focus and that growth in tourism and associated support businesses is necessary and desirable
- Establish development nodes in the Greer Village, Tin Star and Greer Crossings (Owens Property) areas to disburse development pressure and conserve open space elsewhere
- Establish the Greer Village along Main Street as a civic space to accommodate larger public gatherings
- Introduce a mix of land uses and residential development densities within the three proposed nodes
- Position Greer as an “eco-tourism” destination, to promote year round visitation, support local business and leverage natural beauty
Concerns with the Tejido CLUP Recommendation
- Desired Community Vision and Character is Non- Existent/Non-specific within the Tejido Document
- Development options left wide open for interpretation
- The Maximum Growth Scenario Higher Density and Growth concepts are not consistent with Community Concepts and Impacts of Wallow Fire and Flooding Potential.
We Assume YOU Want to Retain This Vision for Greer?
- “Greer is a mountain village in a splendid natural setting. The character of the community is a mixture of open land, homes on one acre lots, small commercial enterprises and widely dispersed minor resorts.
- Residents and property owners perceive the Greer area as a very special place that must not be sacrificed in terms of visual image, scenic quality, character, and stability of environmental resources. These qualities attract visitors, tourists and investment, and their preservation is therefore in the long term economic best interest of Apache County.
- All the current conditions and perceptions lead to the primary goal of CHARACTER MAINTENANCE” _From Greer Phase 1, Section 303.01
GCI MEMBERSHIP PARTICIPATION
- Keep informed on Community issues and activities through GCI mail and email communications.
- Weigh-in on issues of interest as motivated to do so.
- Participate in Community Activities
- Our Members are the STRENGTH of our organization.
- Numbers are the key to success.
- Apathy is key to failure
- Encourage Friends and Neighbors involvement and please go out to friends and neighbors and solicit the value of GCI Membership
- Property Owner Membership - Best $25 value in Town
- Associate Membership - $25 – RV, Trailer Residents
Your Donations Make Things Happen
- GCI has performed moderately well on minimum funds without legal assistance
- GCI’s opinion – Apache County will only move in our direction if they recognize the GCI utilizes a legal potential
- GCI needs your financial support to be prepared to do this!!!!!!!!!!!!!!!!
- Your Board and other membership volunteer countless hour of sacrifice and expertise. We need more, We need legal counsel and representation to be fully effective.
- Please support the GCI with:
- Membership – Critical to demonstrate the GCI represents the 95% Majority
- Your participation and donations will make a difference
Slate of Candidates for the Board
We need your help! We need some new blood on the GCI Board of Directors.
Please volunteer to join this great group, submit your name today!
Up for re-election in January:
- Dave Bennett
- Katherine Kossaras
- John Freeman
- Fred Fiastro
- Chuck Collup
- Steve Pritulski
HELP WITH RECOVERY AFTER THE WALLOW FIRE
JUNE 25, 2011
Now that we are allowed back into our communities, it is the goal of the Greer Coalition to provide ,as community service, helpful information and answers to your many questions regarding the restoring of homes, businesses, and peace of mind that we enjoyed prior to the Wallow Fire of 2011. Below is a list of concerns that we all face in the days to come. Click on the items that relate to your concerns and you will be directed to proper information or websites which may be of help.
- USEFUL CONTACT NUMBERS & LINKS:
- BE PREPARED IN THE EVENT OF FLOODING:
The National Weather Service on POTENTIAL FLOODING. The Wallow Fire burned vast portions of the White Mountains including areas of steep terrain which will make numerous locations vulnerable to flash floods and debris flows even in moderate intensity (10-15 minutes) rains. Some area streams and rivers are likely to see flows beyond and anything seen in decades if typcal or above average rains occur. This summer, all residents near streams, rivers, or steep burned hillsides should be alert to flooding and debris flows. Residents should be aware that roadways may become impassible due to mud, rock,and debris slides or due to streams and washes overwhelming existing culverts and bridges.
Other hazards to be aware of: EXPOSED WIRES, CONTAMINATED DRINKING WATER, WEAKENED BUILDING AND BRIDGE STRUCTURES.
Home insurance policies do not offer protection against flood related losses. Purchasing flood insurance will reduce the financial impact of homeowners due to loss of property and belongings.
National Flood Insurance Program (NFIP) or call 1-800-427-4661
Flood insurance policies can also be purchased through your insurance agent or company. There is a standard 30 day waiting period before new flood insurance policies become effective.
Apache County residents can access information about their property by going to the Apache County website. Click on the Assessor Tab. On the left side of the screen, click on the access link 'Assessor Parcel Search'. Type in your last name and your parcel number will be displayed. To inquire about flood insurance it is necessary to establish which zone you live in. The Apache County Engineering Department can help you obtain this information. You will be asked for your parcel number. Contact number is 928-337-7538
SAFEGUARD YOUR POSSESSIONS:
Create a personal flood file containing information about all your possessions and keep it in a secure place, such as a safe deposit box or waterproof container. This should include:
- A copy of your insurance policies with your agent's contact information.
- Conduct a household inventory; written and visual of all major appliances, electronics, valuables, along with serial numbers and store receipts. Have jewelry and artwork appraised. These documents are critically important when filing insurance claims. Know Your Stuff - For more information click here:
- Copies of all other critical documents, including finance reports and receipts of major purchases.
PREPARE YOUR HOUSE:
- Install a battery backup for sump pumps. Also a water alarm for rising water is a plus.
- Clear debris from gutters and downspouts.Anchor any fuel tanks.
- Place the washer, dryer and other appliances that rest on the ground on cement blocks.
- Move furniture, valuables, and important documents to a safe place.
- Create a safety kit with drinking water, canned food, first aid supplies, blankets, a radio, and a flashlight. Post emergency phone numbers by the phone and teach your children how to dial 911.
- Plan and practice a flood evacuation route with your family. Know safe routes from home, work, and school that are on higher ground.
- Ask an out-of-area relative or friend to be your emergency family contact.
- Have a plan to protect your pets.
- If flooding occurs, go to higher ground and avoid areas subject to flooding
- Do not attempt to walk across flowing streams or drive through flooded roadways.
- If water rises in your home before you evacuate, go to the top floor, attic, or roof.
- Listen to a battery-operated radio for latest storm information.
- Turn off all utilities at the main power switch and close the main gas valve if advised to do so.
- If you come in contact with floodwaters, wash your hands with soap and disinfected water.
- Check for structural damage before re-entering your home.
- Take photos of any floodwater in your home and save any damaged personal property.
- Make a list of damaged or lost items and include their pruchase date and value with receipts, and place with the inventory you took prior to the flood. Some damaged items may require disposal, so keep photographs of these items.
- Keep power off until an electrician has inspected your system for safety.
Crisis Intervention Line: 928-333-2683
Apache County Public Health Services District: 928-337-7607
Apache County Engineering: 928-337-7538
Apache County Sheriff's Office: 928-337-4321
American Red Cross: 1-800-842-7394
Navopache Electric Co-op: 928-333-4631
Arizona-Wildfire-Recovery-tips
Staging of Sandbags:
Greer Fire 928-735-7279
Alpine Fire 928-339-4814
Nutrioso Fire 928-200-7368
Town of Eagar - Bruce Ray 928-333-4128
DEVELOPE A FAMILY EMERGENCY PLAN:
DURING A FLOOD :
AFTER A FLOOD:
If your home has suffered damage, call your insurance agent to file a claim.
- PUBLIC HEALTH TIPS:
- THERE'S STILL LOTS OF FUN THINGS TO DO IN THE AREA:
Fishing:
Forest Land & in public areas:
Little Colorado River in Greer, Becker Lake in Springerville, Lyman Lake for fishing, swimming, and boating, located between Eagar & St. Johns
Lazy Trout (formerly the Circle B/Tin Star Market) is selling fishing permits again.
White Mountain Apache Indian Reservation:
Sunrise Lake, A-1 Lake, Hawley Lake, Little Bear & Big Bear Lakes, Lower Log & Upper Log Lakes.
Lazy Trout (formerly the Circle B/Tin Star Market) is selling fishing permits again.
Sight Seeing & Hiking & Other Activities:
Sunrise Park Ski Resort is open on Saturdays & Sundays for lift rides starting July 2nd.
Hiking is also allowed on the reservation but with a permit.
Springerville, Casa Malpais Ruins tours open Tuesday -Saturday, 9:00 am, 11:00 am & 2:00 pm
Springerville - Eagar Chamber of Commerce
LETS TRY AND HAVE ALITTLE FUN DURING THIS DIFFICULT TIME
BE THANKFUL THAT GREER IS STILL BEAUTIFUL, THAT WE STILL HAVE OUR COMMUNITY SPIRIT, TIME HEALS ALL.
BE HAPPY AND ABOVE ALL - BE SAFE
Power outages can sometimes accompany fires and/or flooding. Generally a freezer that is 1/2 full will hold food safely for up to 24 hours.
A full freezer will usually hold food safely up to 48 hours. Do not open the freezer door until you need to get something out or power is restored.
When taking food out of a refrigerator to cook or eat, check its temperature with a food thermometer; if its temperature is over 40 degrees F, THROW IT OUT!!
If a well has been flooded you may get information by accessing a Fact Sheet pertaining to wells or call the Apache County Public Health Services District at the number listed above.
The bacteria that causes TETNUS can live in contaminated soil or water and are transmitted to people through open wounds. The resulting disease, also called lockjaw, causes muscle stiffening and is fatal in about one in 10 cases. Tetanus boosters are given by the Apache County Public Health Services District in Springerville and St Johns. 928-337-7607
Press Release
Wallow Fire: Re-entry to Greer
Greer, Arizona June 19, 2011 Greer Fire Chief, Mark Wade with the Greer Fire District; in conjunction with Apache County Sheriff’s Office and the Wallow Fire Management Team announces the Re-entry into Greer. Re-entry will take place Monday June 20, 2011, at 11:00 am for Greer Residents ONLY. All residents wishing to Re-enter will have to go to the Round Valley High School Dome in Eagar AZ; for Check-in. Follow the signs off of E. 6th Ave to the Dome, enter the back parking lot. Residents will be required to show Proof of residence i.e.; Drivers License, utility bill or property tax receipt and will be issued a Pass. Check-in will be from 11:00 am – 6:00 pm. Residents then can proceed to Greer, Exiting the Dome onto E 5th Ave. They will be required to show their Pass issued at the Check-in, at the check point at Hwy 260 & 373. No One will be allowed to Enter Greer without Pass issued at check-in.
A community meeting will be held Monday June 20, 2011, at 7:30 pm, at the Greer Community Center.
ARCHIVED NEWS SECTION
Notice of clarification to the ARTICLE 6 UPDATE letter:
There will be a public hearing to consider and possibly adopt Article 6, Greer Zones, of the Apache County Zoning Ordinance. The public hearing will be held during the Board of Supervisors (BOS) meeting on May 4, 2010 at 8:30 a.m.
Article 6 is not projected to be on the BOS Consent Agenda for the
May 4th Meeting as was indicated in the
"Art 6 GCI Member letter dated 4-22-10." PUBLISHED BELOW
APACHE COUNTY PLANNING & ZONING COMMISSION APPROVES ARTICLE 6
BOARD OF SUPERVISORS HEARING SCHEDULED FOR MAY 4, 2010
4-22-10
Attention Greer Coalition Members:
Article 6, a proposed addition to the County Zoning Ordinance, that will replace the existing Greer Phase I ordinance, was approved by unanimous vote of the Apache County Planning and Zoning Commission at its April 1 meeting. If approved by the Board of Supervisors in the upcoming May 4, 2010 meeting at 8:30 AM, this newly proposed Article 6 will most certainly have long term consequences for Greer. For those of our membership who have followed the two year progress of Article 6, it should be noted that Article 6 is, in some areas, less restrictive for development than the existing Greer Phase I ordinance. This is largely due to the influence of developer interests which seemed to prevail in spite of heavy opposition from the Greer Coalition, Inc. (GCI) and the majority of the Greer Community.
While GCI remains deeply concerned with many of the document’s issues, the GCI board of directors and legal counsel were able to achieve two important changes:
1. A major concern was that a last-minute proposal inserted by investment/development interests would exempt large land parcels and master-planned parcels from the Article 6 regulations. The concern was alleviated by a compromise that resulted in the large parcels being subject to density and other Development Standards of Article 6. This successful compromise resulted from intervention by our legal team, and more specifically, by many hours of hard work by GCI president Tom Kirk.
2. Proposals by investment/development interests for increasing lot coverage above the limit
established by two decades of law under Greer Phase One were removed from consideration.
While this is also a major victory, the fact that the Apache County Planning and Zoning Commission
even considered such a proposal is very disappointing.
___________________________________________________________________________________
ISSUES AND COMMUNITY CONCERNS THAT WERE NOT ADDRESSED BY THE PLANNING COMMISSION
The Current Version of Article 6 Does Not Contain Provisions For:
● Minimum space requirements between buildings as recommended by the Greer Fire District.
● Character and intent language to guide development and growth decisions (and/or - a moratorium on new zoning in Greer until a Comprehensive Land Use Plan can be adopted).
● Prohibitions on development in environmentally sensitive areas as contained in the Greer Phase 1 Ordinance.
● A definition requiring minimum Lot Areas created by new subdivisions to be exclusive of easements for roads providing access to the lot.
● Eliminating the allowance for nightly rentals of Guest Homes associated with a Single Family Residence.
● Parking and Signage standards suitable for Greer.
At the April 1 meeting, Apache County Planning and Zoning Director Milton Ollerton said some of these provisions, such as the character and intent language, would best be included in a Comprehensive Land Use Plan (CLUP). Such a plan would include a map with defined land use zones, language defining the “character” of Greer, and development guidelines to serve as the basis for rezoning or other decisions by the County officials concerning growth and development in Greer. Mr. Ollerton was persuaded to draft a plan to develop a CLUP through the remainder of 2010. The GCI has strongly urged County Officials to instruct the Planning Department to develop this plan and to include input with consideration for the interests of all members of the Greer community. GCI board members represented Greer residents and the business community well at the April 1 meeting and will voice our remaining concerns about the current version of Article 6 that we continue to oppose (listed above) to the Board of Supervisors at their scheduled meeting on May 4. We will also request a commitment from the Board of Supervisors to complete the Comprehensive Land Use Plan. We look forward to working with Mr. Ollerton in this important process and will keep GCI members informed as this moves along.
The Board of Supervisors will hear, what will most likely be final comments, from the community as they consider the approval of Article 6 at their May 4 meeting. If approved it will establish the Greer "land use zones" and "development standards" for years to come.
Needless to say, this will be a most important meeting which may be the final opportunity to urge the County Officials to consider the interests of all Stakeholders of the community.
Therefore, if you feel strongly about the issues listed above, or others not listed, we are hereby urging you to express your thoughts about them to the Planning and Development Director, Milton Ollerton and the Board of Supervisors in person at the meeting, or alternatively, in writing. (our experience has been that the "in person" approach has greater impact with the Officials).
Note: As of this date, the approval of Article 6 is projected to be on the Supervisors "Consent Agenda" for their meeting on May 4. This means that this item "will be handled by a single vote as part of the consent agenda, unless a Board Member, County Manager, or member of the public objects at the time the agenda item is called."
We urge you to attend and object in order to require Article 6 to be given a fair and open hearing.
CONTACT INFORMATION:
Milton Ollerton: P.O. Box 238, St. Johns, AZ 85936, Phone: (928) 337-7547 Fax: (928) 337-7633. mollerton@co.apache.az.us (if requested Mr. Ollerton will distribute mail to the Board of Supervisors.)
BOARD OF SUPERVISORS
District I - Jim Claw
District II - Tom M. White, Jr.
District III - R. John Lee
REFERENCES:
Article 6 (final draft) March 2010
www.co.apache.az.us/pdfs/PlanningandZoning/Greer/Article6.pdf
Zoning Ordinance of Apache County Arizona
www.co.apache.az.us/pdfs/PlanningandZoning/P&ZPage/ZoningOrd121.pdf
Greer Phase I Zoning Ordinance
www.co.apache.az.us/pdfs/PlanningandZoning/P&ZPage/GreerPhaseI061703.pdf
___________________________________________________________________________________
PLEASE JOIN US!
GCI Board of Directors
It is more important than ever that you SUPPORT the Greer Coalition. Please join more than 200
neighbors in our effort to seek rational land use in Greer designed to protect our values, quality of life and business interests for all Greer property owners now and in the future. By joining you can stay informed and have the opportunity to have your voice be heard. It is imperative that the Greer community becomes involved. Please join us in our efforts today.
DONATE TODAY!
o Name ________________________________________________________________________
o Greer Address_________________________________________________________________
o Mailing Address _______________________________________________________________
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o I would like to assist the GCI with financial support in the amount of:
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Make checks payable to: Greer Coalition Inc.
P.O. Box 265
Greer, AZ 85927
Your tax-deductible contribution is vital to sustain GCI activities. Our dedicated volunteers who have provided countless hours of work on behalf of the Greer community perform the vast majority of GCI activities. Funds are used by our board to pay postage, legal input, insurance premiums and website maintenance.
Upcoming Critical Apache Co. Planning and Zoning
Hearing April 1, 1:00 PM
Where: Board of Supervisors Room, Apache County Annex Building,
75 West Cleveland, St. Johns, Arizona
April 1 is a critical day in the final approval process of the new zoning ordinance for Greer, Article 6, which will govern all development in Greer for years to come. It is the culmination of a process that began more than 2 years ago and has been the topic of multiple hearings and hard work by a number of community members. The GCI Board believes that the result of the hearing on April 1 will likely be approval of the ordinance by the Planning and Zoning Commission.
While several GCI Board Directors have been active participants on the Greer Advisory Committee (GAC) in the development of Article 6 and the associated debate on many items, we remain disappointed that a number of key elements have been deleted from drafts generated by the GAC. These include current rules of our zoning code (Greer Phase 1 – GP1) such as the introduction or intent language that stipulates that future development preserve a defined Character of Greer that would govern future development.
Other important innovations have been deleted from original GAC drafts of Article 6 including the adoption of building separation standards recommended by the Greer Fire District and the existing, two decade old, GP1 restrictions on building steep slopes, saturated soils and wetlands (river meadows and steep hillsides).
Still other provisions have been added at the insistence of the development community over the objections of GCI. These provisions include the allowance of multifamily (condominium) development in Greer, and a decrease in open space requirements compared with current zoning rules.
A very disturbing and concerning recent addition to Article 6 is a provision that would exempt from local zoning rules any future large parcels similar to the several hundred acre parcel under consideration for the land swap. While the zoning code in Greer is much more restrictive than the general codes of Apache Co., under this clause, future development of such large parcels could possibly be subject only to ‘generic’ rules in Apache County as opposed to the density and development standards contained in Article 6 specifically developed for Greer. This would represent a major change from current rules (GP1) and could dramatically change the character of Greer in the future. Efforts are ongoing to have the objectionable language modified or removed. We believe that it is critical that as many of us as possible be present at the April 1 meeting to articulate the following positions:
- Some of the provisions of current zoning code deleted from Article 6 could be incorporated into Comprehensive Land Use Plan (CLUP). Future planning and zoning in Greer should include character/intent language, and possibly architectural standards as well as a map defining a comprehensive plan for our community. We advocate a process for the development of a CLUP with a defined timetable for completion that incorporates community input by a representative body of community stakeholders similar to the GAC.
- In addition all future development land including master planned communities should be subject to the provisions of Article 6.
- Members of the development community are continuing to argue for an increase in density of development (percent lot coverage allowed) beyond that currently allowed (ie from 20 to 25% in the GC (Greer Commercial) zone from 20 to 30% in the GCR (Greer Commercial Resort) zone. We strongly object to such proposed changes.
To see latest version of Article 6 please use the following link: http://www.co.apache.az.us/PDFs/PlanningandZoning/Greer/Article6.pdf
Please make every effort to attend this important meeting. There is no substitute for your personal attendance.
To make a trip to St Johns as convenient as possible we are organizing carpools from Tucson and Phoenix. Please contact Fred Fiastro by email (ffiast@comcast.net) if you are interested in participating in a carpool. Fred will coordinate with you to group folks together for the ride. Most will be departing Thursday April 1 early morning to return the following day. If your home in Greer is still closed for the winter, you would be welcome to stay Thursday night with one of our members.
Whether you attend or cannot, it’s important to provide comment by March 30, 2010; therefore we encourage you to call, write or email your comments to Milton Ollerton at mollerton@co.apache.az.us, PO Box 238, St. Johns, AZ 85936, Phone: (928) 337-7547, Fax: (928) 337-7633. We also think it’s important that you to write the Planning & Zoning Commissioners using the same mailing address noted above or by emailing them at the following email addresses:
Bobby Fite rfite@co.apache.az.us |
Don Borg |
Tom Tilford - Chairman |
Carey Dobson |
Steve Nicoll |
Kay Hauser |
Patsy Plant pplant@co.apache.az.us |
|
|
THIS MEETING WILL AFFECT THE LONG TERM FUTURE OF GREER. PLEASE TAKE AN ACTIVE PART IN IT
PLEASE STAND AND SHOW YOUR SUPPORT
Board of Directors
Greer Coalition Inc.
January 18, 2010
Greer Zoning Ordinance Scheduled for Planning & Zoning
Commission Hearing February 4, 2010
Recently Milton Ollerton, Apache County Community & Development Director, published an updated draft of Article 6. This new draft dated “November 3, 2009” continues to fall short in many ways from the recommendations put forth by the Greer Advisory Committee (GAC), feedback provided to the P&Z Commission at a public meeting in Greer on June 25th and public comment provided in the fall 2009. This latest draft has been posted to the County website and can be found using the following link: http://www.co.apache.az.us/PDFs/PlanningandZoning/Greer/Article6.pdf
Once again it’s critically important for GCI members and the community of Greer to contact Milton Ollerton by email, telephone or regular mail to voice their comments and concerns on this latest draft. AND it’s important to attend the February 4th P&Z hearing to show the Commission and the County that further changes are needed to this latest draft of Article 6.
In an effort to assist you in identifying the issues in the latest draft and to aid you in preparing a comment letter, we’ve prepared the attached memo highlighting the major issues that we have noted. This may not be an exhaustive list and there may be issues identified that you may not agree with however it’s intended to expose the issues to public discussion and debate. We’ve also included a comparison chart that identifies the key differences between Greer Phase 1 and the current draft Article 6.
It’s important to provide public comment by February 1, 2010; therefore we encourage you to call, write or email your comments to Milton Ollerton at mollerton@co.apache.az.us, PO Box 238, St. Johns, AZ 85936, Phone: (928) 337-7547, Fax: (928) 337-7633. We also think it’s important that you to cc the Planning & Zoning Commissioners using the same mailing address noted above or by emailing them at the following email addresses:
Nick Scienski |
Don Borg |
Tom Tilford - Chairman |
Eric Hamblin |
Steve Nicoll |
Kay Hauser |
Carey Dobson |
|
Bobby Fite |
THIS IS AN IMPORTANT PUBLIC PROCESS THAT WILL AFFECT THE LONG TERM FUTURE OF GREER. PLEASE TAKE AN ACTIVE PART IN IT
Sincerely,
Tom Kirk
President
602-228-7997
January 18, 2010
Article 6 Comments
The County has produced an updated draft of Article 6 (dated November 3, 2009). This draft incorporates further changes from comments from the public received last fall as well as changes resulting from a final GAC meeting in October 2009. There are still elements of this latest draft that we consider unfavorable to the community as a whole that need further modification.
Remaining Significant Issues
- Commitment to Comprehensive Land Use Plan:
Most agree, including County staff that in addition to a new zoning ordinance Greer needs a Comprehensive Land Use Plan (CLUP) or planning map that identifies what type of land use should be permitted where in Greer to help guide future growth. With the adoption any new zoning ordinance for Greer the County needs to commit to a specific timeline to complete a Comprehensive Land Use Plan for Greer. No ordinance adoption should occur without a very specific commitment. At this point this is considered the most pressing issue with the County. The process to develop a CLUP should only occur using a committee made up of Greer residents and property owners.
- Prohibition of Rental Apartment and For Sale Condominium and Townhomes:
The Community of Greer has consistently called for and supported the 1unit/acre residential density standard. The higher density limits allowed for Greer Commercial Resort zone should not be allowed in any zone except GCR and then only for a lodge/resort use or development. The current draft suggests that Multifamily Units (ie apartments, condos) or Townhouses could be allowed by conditional use permit in a Residential zone (GR-1) or a Greer Commercial Resort zone (GRC), see Permitted Use table in Section 605. The historic character and density of Greer needs to be maintained and of higher density development, except for a lodge/resort use, should not be allowed.
- Section 604 C & D - Open Space Requirements for GC and GCR Zones:
The County has reduced the open space requirement in the GC and GCR zones from 50% to 40% and 30%, respectively. Preservation of open space has been a stated objective in GP1 and this important objective should be maintained. Reducing open space requirements leads to a greater intensity of development than currently is allowed. The 50% standard of GP1 should be restored in these two zones.
- Adoption of Wild Land Fire Safety Standards needed:
The Greer Fire District (GFD), the GAC and numerous members of the community have urged the County to adopt development standards for building separation and building setbacks to ensure that Greer is better prepared in the event of fire. The County has continued to ignore this recommendation for reasons that are unclear. Public safety, especially involving the threat of fire, is a critical issue that the County should address now in Article 6. Additionally, the County has full discretion within the limits set forth by Prop 207 (ARS 12-1134) to implement reasonable land use regulations pertaining to public safety. The County should adopt now the specific recommendations of the GFD for building separation and building setbacks.
- Section 601- Introduction:
The introduction language has been deleted and should be restored. It provides context and helps clarify intent for the rest of the ordinance. GP1 contained several important provisions laying out purpose and intent that help provide important context for how decisions should be evaluated.
- Greer Addendum to Apache County Zoning Ordinance for Signage, Lighting and Parking Standards:
The existing or proposed Articles in the new Apache County Zoning Ordinance need to be reviewed and possibly amended to incorporate appropriate standards for Greer. GP1 contained standards, restrictions and requirements for these topics and they need to be carried over into the new ordinance. This has been the County’s intention but time or attention has not been dedicated to these areas yet due to the focus given to the update to Article 6.
- Section 605 - Permitted and Prohibited Uses:
The table of permitted uses should be adjusted for the following items:
- “Churches, Museums, Schools, Libraries and Community Centers should not be a permitted use in a GR-1 (residential) zone. They should be subject to a conditional use permit in this zone.
- “Guest Ranch” should not be a permitted use in the GA-2 (Ag/Holding) zone. A guest ranch is similar to a lodge or resort type use and should require similar zoning. The GA-2 is an Ag. or holding zone.
- “Commercial Horseback riding & Stables” should not be permitted even under a conditional use permit in the GA-2 (Ag/Holding) zone. This is a commercial operation and should only exist in a commercial zone.
- “Nightly Single Family Cabin Rentals” should not be a permitted use in the GC zone. No overnight stay or lodging uses are allowed in that zone and nightly cabins rentals in that zone would be inconsistent with that
- “Parks & Playgrounds” should only be allowed by conditional use permit rather than as an automatic permitted use in the GA-2 and GR-1 zones.
- “Temporary Outdoor Events” for the GR-1 zone should only be allowed by conditional use permit rather than by an administrative approval, which does not require a public hearing.
- “Condominiums, Timeshares, Fractionals” should be eliminated from the table altogether. These are technical terms for a form of ownership and don’t belong in a land use table. In addition they create confusion over whether this type density should be allowed.
- The table of prohibited uses should be adjusted to add back “Multifamily dwellings (ie apartments, townhouses or other attached residential structures” as a prohibited use.
- Section 602 A.6., B.6., C.6., D.6. - Regulation of Development in Flood Plains and in Saturated Soil / Steep Slope Conditions:
Restore the wording from GP1 that prohibits development in areas of flood plain, saturated soils, or steep slopes. The current draft reads “Protect the public safety by prohibiting or regulating development in areas of flood plain, saturated soils, or steep slopes.” “Regulating” infers allowing some form of development in areas not suitable for any development.
- Section 6.04 D - GCR Minimum Lot Size to be 2 Acres:
The GAC recommended that the minimum lot size for the GCR zone be 2 acres. In the current draft it has been reduced to one acre. A one acre site is too small to adequately accommodate a resort use, given the impacts such uses have on ingress/egress, parking and other factors inherent to the very nature of such uses. Further a 2 acre minimum size would prevent the conversion of certain existing parcels in the Main Street area and other parts of Greer to a resort use.
- Section 604 A - GA-2 Zone Development Standards:
The development standards for this zone should be reviewed to ensure the standards are appropriate for what the County has defined as a holding zone for undeveloped property. While permitted uses in this zone are generally limited to agricultural or residential uses the development standards appear to be haphazardly developed with some standards more restrictive than the GR-1 zone and some less restrictive. The following development standards should be changed from what is currently proposed:
- Minimum width: No minimum
- Maximum Building Height: 28 ft. – Not 35 ft. as currently drafted
- Accessory Buildings: Should follow the same standards as provided for in GR-1 – as currently drafted there are no size or quantity limits and the setbacks are less than the primary structure
- Guest Houses: Should follow the same standards as provided for in GR-1 – as currently drafted there is no size limits and the setback requirements should not be different than what are already called for in this zone
New Greer Zoning Ordinance Time Table Announced
June 1, 2009
During the upcoming summer months critical decisions will be made by Apache County officials that will impact all residents of Greer for many years to come.
A new comprehensive zoning ordinance for Greer (Article 6) is under review for FINAL approval. The draft ordinance includes many provisions for property and business owners and important provisions to preserve Greer’s unique culture and environment. It is generally supported by GCI but is likely to be opposed by a few Greer business and investment interests. This opposition is well financed and extremely vocal. If you have an interest in the future of Greer and protecting its mountain village character, it is essential for you to get the facts, be present for as many public meetings as you can during this crucial period and let your opinion be known.
Milton Ollerton, Community Development Director for Apache County recently released the following new timeline for approval of the new Greer Zoning Ordinance:
- June 4 Submit final draft to P&Z Commission for review and comments.
- June 6 P & Z to host an information booth at Greer Days
- June 10 Mail ordinance to all property owners in Greer
- June 25 P&Z Commission public hearing in Greer regarding ordinance
- July Consider all changes, recommendations, and comments received on ordinance.
Meet with staff to finalize document
- August 6 P & Z Commission hearing and possible approval of Article 6.
- August 25 Board of Supervisors hearing and possible approval of Article 6
In response to this timeline we strongly encourage you to attend the following important meetings for June:
WHEN: Saturday June 20 at 1:00 PM
WHAT: Greer Coalition Membership Meeting
WHERE: Greer Community Center
WHY: Update GCI Members on the Proposed Greer Zoning Ordinance.
At this meeting we’ll have reviewed the published draft ordinance and likely will have comments and recommendations to provide the County for their final draft and meeting below
WHEN: Thursday June 25 at 6:00 PM
WHAT: Apache County Public Meeting for all Greer Residents
WHERE: Greer Community Center
WHY: To provide input into the new zoning ordinance draft.
In addition, the Greer Roundtable, an association of Greer organizations, has agreed to sponsor a general community meeting on Sunday June 14th at 2PM at the Community Center to discuss the Greer zoning update and Article 6. Please try to attend this meeting as well to hear what others in the community think about Article 6.
Following the June meetings we will monitor changes to the draft based on public input. We are planning to have another GCI membership meeting on July 25th at the Community Center in preparation for the formal P&Z Commission hearing on August 6th.
WHAT CAN YOU DO?
- Familiarize yourself with the County’s current draft of Article 6 at http://www.co.apache.az.us/PDFs/PlanningandZoning/P&Z50709/Article6.pdf (This version of the document could change by the time the County mails it out on June 10.)
- Review the draft ordinance when it is published/issued by the County on or about June 10th and become familiar with it’s provisions that preserve the current standard of 1 unit per acre, that establish development standards for each zone, that show allowable uses for each zone and that define prohibited uses.
- Attend GCI’s informational meeting on June 20 at 1PM at the Community Center
- Attend the June 25th Planning & Zoning Commission meeting (6pm at the Community Center) to show county officials your interest in these matters and to provide comment and input into the final draft of Article 6.
- Write comment letters to Milton Ollerton following the June 25 Planning & Zoning Commission meeting
- Attend the GCI Member meeting July 25th at 1PM at the Community Center
- Attend the formal P&Z hearing on August 6th and Board of Supervisors hearing on August 25th to ensure your views are heard (these hearing dates could change)
- Visit the GCI website for updates on any schedule changes and for key message points
THIS IS AN IMPORTANT PUBLIC PROCESS THAT WILL AFFECT THE LONG TERM FUTURE OF GREER. PLEASE TAKE AN ACTIVE PART IN IT
Sincerely,
Tom Kirk
President
602-228-7997
October 25, 2008
LETTER TO GCI MEMBERS
RE-ZONING ORDINANCE
Dear GCI Members
Attached is an updated version of the new zoning ordinance for Greer, now commonly referred to as Article 6 of the Apache County Zoning Ordinance. This document is scheduled to be heard at the next Planning and Zoning Commission meeting on Thursday November 6th at 1PM in St. Johns. We’re writing to encourage you to review this document and provide comments to Milton Ollerton, Community Development Director, and the Planning and Zoning Commission prior to the hearing date (see contact information below) and attend the actual hearing if you’re in town. As a whole the GCI board supports this document and would encourage you to provide a letter or email in support as well. Having said that we recognize that our membership is a large diverse group and depending on where your property is or what your views are you may or may not agree with all of the provisions of this document and should voice such concerns or comments to Milton Ollerton and the P&Z Commission. We expect that a minority segment of the community (some members of the real estate and business community) will oppose some of the development standards incorporated and may be vocal about it, therefore it is important for those in favor of this new ordinance to step forward as well with written support.
The following is intended to provide you with an overview of how this new ordinance was developed, what the more significant provisions or changes are from the current Greer Phase 1 Ordinance and what work remains to be completed.
HISTORY
For over a year a group of GCI board members (Dave Bennett, Tom Kirk, Ray Stanley and Carl Van Deman), along with 7 other members of the community (Sam Applewhite, Dick Bruneau, Judy Cline, Dan Leeds, Larry Loucks, Roy Laos, and Doug Sandahl) have been serving on a committee known as the Greer Advisory Committee (GAC) to develop this new set of zoning and development standards for the community. This effort was initiated as part of a County wide initiative to overhaul the County’s zoning ordinance. Greer has had its own development ordinance (the Greer Phase 1 Ordinance) since 1989 and efforts to update or modify it over the course of the last 10 or more years have ended unsuccessfully. Members of the Greer community felt it was important to continue to have a Greer specific ordinance and the GAC was formed with the support to the County to spearhead the latest effort to modernize the Greer Phase 1 Ordinance with a focus to 1) provide more structure and certainty as to what types of land uses could go where in Greer, 2) improve the process for how land use changes could occur, 3) define appropriate development standards for each zoning category and 4) incorporate standards to address concerns arising out of nightly cabin rentals.
KEY CHANGES
Probably the most significant change to the Greer ordinance, and the County’s for that matter, is the establishment of specific land use zoning categories. For Greer three zoning categories have been established; Residential (1 single family dwelling/acre), Commercial and Commercial Resort. Section 604 of Article 6 establishes the size, density and setback standards for each of the three zoning categories and Section 605 establishes the permitted and prohibited uses for each zoning category. Presently all land in Greer, as well as the rest of the county, is classified as agricultural which permits 1 single family dwelling per acre. Alternate uses have been permitted subject to obtaining a conditional use permit (CUP). All of the businesses or non-residential uses that exist in Greer have come about by application and approval of a CUP (or in a few cases by having existed prior to the enactment of the CUP process). The CUP process is probably the source of most land use controversies in Greer because there is no established plan or map showing where different uses are most appropriate, thereby effectively allowing any property owner to apply for a CUP anywhere. The zoning categories in conjunction with a zoning map or General Plan, which still needs to be developed, will work in combination to serve as the development plan for Greer and will create more order for what uses can exist where. While a property owner will be able to apply for a rezoning, such a change will be subject to the public hearing process. Such a change will need to be in conformance with the General Plan or the owner will need to apply for an amendment to the general plan as well. Such changes should be hard to achieve without compelling reasons or broad support of the community.
Other changes include 1) establishing the minimum lot size for a residential lot at 1 acre (43,560 s.f.); 2) the elimination of condos, townhouses or apartments as an allowed use (see prohibited uses in Section 605); 3) the creation of some basic architectural guidelines that address, among other things, building materials and colors (see Section 606); 4) a change in the way building heights are calculated (see bottom of Section 604); 5) new standards for accessory buildings, establishing limits for height, size and number of such structures (see end of Sections 604 A, B & C.); 6) increasing side yard setbacks for residential lots from “10 feet plus 1 additional foot for each foot of building height over 14 feet” to “15 feet plus 1 additional foot ….”.; and 7) increasing building separation in all 3 zoning categories to 20 feet for single story and 25 feet for two story structures. Currently the standard for residential uses is 15 feet and 20 feet respectively; for a commercial or commercial resort use there is no standard.
WORK REMAINING
While Article 6 is the first element to move forward through the hearing process, several other key elements remain to be completed and will be worked on by the GAC in the coming months with the goal to have them complete by summer 2009. They include:
- Development of the General Plan map designating where residential, commercial and commercial resort uses are planned for. Current uses in most cases will be zoned what they are today therefore the General Plan will be used primarily for identifying the planned use for undeveloped property . This mapping exercise should identify the appropriate use from a planning stand point.
- A guest accommodations ordinance intended to regulate overnight cabin rentals in residential areas. The concept developed so far includes a licensing requirement to ensure compliance with health and safety regulations including county inspections, restrictions on certain activities to address public nuisance, and a cap on the number of licenses to be issued to help control the ultimate number of cabin rentals
- A review of other Apache County zoning articles that address signage, parking and lighting to ensure provisions appropriate for Greer are incorporated.
- Consideration of a Main Street Overlay zone for the down town area adjacent to the meadow in an effort to preserve the views to the meadow and possibly address other standards as a means to preserve and maintain the historic character and theme of Greer.
SUMMARY
A lot of work has been put into the development of this document by a number of people. We believe this new ordinance is a good forward looking document that will be beneficial for Greer as a whole.
WHAT YOU NEED TO DO:
- REVIEW THE DRAFT ZONING ORDINANCE: Please take the time to review it and provide comments. This is your opportunity to shape the outcome of the new ordinance; your comments should be heard. If you agree that this as a whole is good for Greer the County needs to hear from you as well.
- CONTACT COMMUNITY DEVELOPMENT DIRECTOR: Please direct all comments to Milton Ollerton. His contact information is: e-mail: mollerton@co.apache.az.us, PO Box 238, St. Johns, AZ 85936, Phone: (928) 337-7526, Fax: (928) 337-7633
Questions regarding this letter or Article 6 as currently drafted can be directed to Tom Kirk (thekirks@cox.net or 602-228-7997), Dave Bennett (dbgrayfox@yahoo.com or 520-760-3244), Ray Stanley (rnstan@yahoo.com or 520-490-4291) and Carl Van Deman (cvand@wbhsi.net or 480-759-6234)
Tom Kirk
President
ATTACHMENT ARTICLE 6 - DRAFT
ARTICLE 6. GREER ZONING
Section 601. Introduction
Greer is a high mountain village located in one of the most unique and beautiful natural settings in the Southwest. The vision of the community is a mixture of open mountain forest and meadowland, natural rivers and streams, which flow year round, homes on one-acre lots, small commercial enterprises and widely disbursed minor destination resorts. Recreational opportunities in the area are virtually unlimited. There is an abundance of wildlife species including deer, elk, antelope, bear, turkey, and many others, which are frequently observed in the meadow and forestland areas of the community. Wildlife experts have proclaimed the area as the natural habitat for many of our states “threatened and endangered species” such as the Bald Eagle, Spotted Owl, Southwestern Willow Flycatcher and many other plant and animal species.
However, this mountain wonderland is experiencing unprecedented growth pressures of seasonal use and increasing development. These changes must be managed with intelligent and reasonable planning, land use and development controls.
The character of Greer is shaped in part by its ties to the past. Greer has a rich history much of which is tied to the people who have lived or visited there and the properties and places where that history was made. Residential and business property owners and visitors are united in their perception of the Greer area as a very special place that must not be sacrificed in terms of visual image, scenic quality, character, and environmental stability of natural resources. They sincerely believe that these qualities attract visitors, tourists and investment and that their preservation, which is fundamental to sustaining a healthy and growing economy, can be accomplished with faithful adherence to this Ordinance and the Comprehensive Plans for both Apache County and, when adopted, the Community of Greer.
Section 602. Purpose
A. Greer Residential Zone
The primary purpose of the Greer Residential Zone (GR-1) is to:
1. Provide for low-density Single Family Residential development with adequate open space and separation of buildings
to preserve the natural features of the land and the rural character of the community.
2. Provide for low-density development to minimize the hazard of wild land fires, soil instability, and other natural and
man-made threats.
3. Preserve visual aesthetics in developed areas by providing proper scenic corridors.
4. Preserve the established scale and character of residential structures in the community by providing design
and development standards for architectural, lighting, signage, and other site constructed elements.
5. Maintain low-density development in order to minimize adverse impacts to environmentally sensitive features of the
community.
6. Protect the public safety by prohibiting or regulating development in areas of flood plain, saturated soils, or steep slopes.
B. Greer Commercial Zone
The primary purpose of the Greer Commercial Zone (GC) is to:
1. Provide for small Retail Shops, Convenience Stores, Restaurants, Bars, Lounges, Professional Office and Service
Facilities in convenient locations where there is adequate access to Principal or Minor arterial roads or highways,
in order to meet the needs of the residents and visitors in community.
2. Provide for low-density development with consideration for adjoining environmentally sensitive meadowlands and
streams, and for adjoining residential properties.
3. Preserve the small scale rustic character established in existing commercial zones by providing design and development
standards for architectural, landscaping, lighting, signage and other site constructed elements.
4. Prohibit commercial uses or structures which are, because of their visual or environmental insensitivity or their hazardous
nature, inherently incompatible with the character and values of the community.
5. Provide parking standards in order to promote pedestrian and vehicular safety, and to minimize the negative visual impact
of open parking areas.
6. Provide for low-density development to minimize the hazard of wild land fires, soil instability, and other natural and man-
made threats.
7. Protect the public safety by prohibiting or regulating development in areas of flood plain, saturated soils, or steep slopes.
C. Greer Commercial Resort Zone
The primary purpose of the Greer Commercial Resort Zone (GCR) is to:
1. Provide for the development and operation of Resorts, Lodges, Hotels, Motels and Bed & Breakfasts containing guest
accommodations for the short term visitor, and amenities which may include Restaurants, Bars and Lounges, Convention
and Recreational facilities in a physical setting of open space exhibiting the natural features of the land.
2. Provide for low-density development with consideration for adjoining environmentally sensitive meadowlands and
streams, and for adjoining residential properties.
3. Encourage development whose scale and character exhibits a consistency with architectural and historical precedents
established within the community by providing design and development standards for architectural, landscaping, lighting,
signage and other site constructed elements.
4. Provide parking standards in order to promote pedestrian and vehicular safety, and to minimize the negative visual impact
of open parking areas.
5. Provide for low-density development to minimize the hazard of wild land fires, soil instability, and other natural and man-
made threats.
6. Protect the public safety by prohibiting or regulating development in areas of flood plain, saturated soils, or steep slopes.
Section 603. Area Description
This area is located within the southern portion of Apache County. By general description, it is located south of state Route 260 within Township 7 and 8 North, Range 27 and 28 East.
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Section 604. Development Standards (Height, Setback, and Intensity of Use)
A. GR-1 Greer Residential Zone (one house per acre)
Lot Area (min): One-Acre (43,560 square feet)
Lot Width (min): 150 feet
Lot Coverage (max): 20 percent covered by structures gross floor area
25 percent – ratio of total gross floor area of structures to lot area
Open Space (min): 50 percent of lot area exclusive of parking, circulation space and structures
Front Yard Setback (min): Height of building plus 10 feet
Side Yard Setback (min): 15 feet plus 1 additional foot for each foot of building height over 14 feet, or 10 feet if abutting Forest Service property
Rear Yard Setback (min): Height of building plus 10 feet, or 10 feet if abutting Forest Service property
Building Height (max): 2 stories not to exceed 28 feet
Building Separation (min): 20 feet for single story, 25 feet for two story
Accessory Buildings: Height limited to 1 story not to exceed 18 feet
Size limited to 850 sf gross floor area for each building
Size limited to 1200 sf gross floor area for each building on lots of 2 or more acres
Guest Houses: (1 per lot) Height limited to 1 story not to exceed 18 feet
Size limited to the lesser of 50% of the principal building or 850 sf gross floor area
Accessory Buildings & Combined total number per lot limited to 2.
Guest Houses
B. GC Greer Commercial Zone
Lot Area (min): 20,000 square feet
Lot Width (min): 100 feet
Lot Coverage (max): 20 percent covered by structures gross floor area
25 percent – ratio of total gross floor area of structures to lot area
Open Space (min): 50 percent of lot area exclusive of parking, circulation space and structures
Front Yard Setback (min): Height of building plus 10 feet
Side Yard Setback (min): 10 feet plus 1 additional foot for each foot of building height over 14 feet, or 10 feet if abutting Forest Service property
Rear Yard Setback (min): Height of building plus 10 feet, or 10 feet if abutting Forest Service property
Building Height (max): 2 stories not to exceed 30 feet
Building Separation (min): 20 feet for single story, 25 feet for two story
Accessory Buildings: Height limited to 1 story not to exceed 18 feet
Area limited to 1200 sf gross floor area for each building
C. GCR Greer Commercial Resort Zone
Lot Area (min): One Acre (43,560 square feet)
Lot Width (min): 150 feet
Lot Coverage (max): 20 percent covered by structures gross floor area 25 percent – ratio of total gross floor area of structures to lot area
Open Space (min): 50 percent of lot area exclusive of parking, circulation space and structures
Front Yard Setback (min): Height of building plus 10 feet
Side Yard Setback (min): 10 feet plus 1 additional foot for each foot of building height over 14 feet, or 10 feet if abutting Forest Service property
Rear Yard Setback (min): Height of building plus 10 feet, or 10 feet if abutting Forest Service property
Building Height (max): 2 stories not to exceed 30 feet
Building Density (max): 8 housekeeping units per acre or 20 non-housekeeping units per acre, or a proportionate
combination thereof (for example 4 housekeeping units & 10 non-housekeeping units on
a one acre site)
Building Separation (min): 20 feet for single story, 25 feet for two story
Accessory Buildings: Height limited to 1 story not to exceed 18 feet
Size limited to 1200 sf gross floor area for each building
Additional Building Setback and Separation Standards applicable to Sections
604.A, 604.B & 604.C
Building Height:
Building Height shall be measured from the first finished floor, above ground, to the highest ridgeline of the roof.
Building Setbacks and Separations:
Building setbacks shall be measured from the property lines to exterior walls, roof overhangs or edges of porches or decks, whichever protrudes more. Building separations shall be measured between the most protruding structural elements identified for the measurement of building setbacks.
Where a property zoned GC or GCR has one or more common boundaries with a property zoned GR-1 the common boundary setbacks for the GC or GCR property shall be doubled. Exception: Properties located on opposite sides of a road which share a common boundary within or adjacent to the road shall be exempt from the double setback requirement related to that particular common boundary.
Building Setbacks from State Highways
Structures shall not be erected closer than 50 feet from the right-of-way of State Highways 373 or 260. (Note: Highway 373 extends from Highway 260 in a southerly direction to the point near the Greer Village area where State Highway maintenance ends as indicated by a roadside sign).
Building Setbacks from Roads
Building setbacks for properties adjacent to roads or alleys shall be measured from the edge of the right-of-way of the road defined by a dedicated roadway parcel or an easement line. Building setbacks shall not be measured from the center line or any other line within the right-of-way.
Section 605. Uses
USE TABLE (see footnote 4) |
GR-1 |
GC |
GCR |
Accessory Buildings |
P |
P |
P |
Antique Shops |
X |
P |
P |
Art Galleries |
X |
P |
P |
Arts and Craft Shops |
X |
P |
P |
Bed and Breakfast Dwellings |
X |
X |
P |
Candy and Ice Cream Stores |
X |
P |
P |
Child Care Facilities |
X |
P |
P |
Churches, Museums, Schools, Libraries and Community Centers |
P(1) |
P |
P |
Communication Towers |
X |
C |
C |
Convenience Stores |
X |
P |
X |
Domestic Animals / Livestock |
P |
C |
X |
Furniture Stores |
X |
P |
X |
Garage and yard sales |
P |
X |
X |
Gift Shops |
X |
P |
P |
Government & Public Offices |
X |
P |
X |
Guest Homes |
P |
X |
X |
Guest Ranch |
X |
X |
P |
Hardware Stores |
X |
P |
X |
Home Business |
P |
X |
X |
Horseback Riding & Stables |
X |
P |
P(2) |
Laundry (self service) |
X |
P |
X |
Liquor Stores |
X |
P |
X
|
USE TABLE (continued) (see footnote 4) |
GR-1 |
GC |
GCR |
Nightly Single Family Cabin Rentals |
A(3) |
X |
P |
Parks and Playgrounds |
P |
P |
P |
Photographic or Artist Studio |
P |
P |
P |
Professional Offices (see Article 2 Definitions) |
X |
P |
X |
Public Utility Installations |
X |
P |
C |
Public Utility Offices |
X |
P |
X |
Resorts, Lodges, Hotels & Motels |
X |
X |
P |
Restaurants, Bars and Cocktail Lounges |
X |
P |
P |
Single Family Residence (site constructed) |
P |
X |
P(5) |
Sporting Goods Stores (incl. sports eqpt. rentals) |
X |
P |
X |
Temporary outdoor events |
A |
A |
A |
Youth Camps |
X |
X |
P |
P: Permitted use A: Administrative use X: Not Permitted C: Conditional Use
Conditional uses shall follow the process as described in Article 11. Administrative uses shall follow the process as described in Article 9.
Use Table Footnotes:
1) Facilities must be located fronting an arterial road or highway. Vehicular access
to the facilities must be directly from the arterial road or highway.
2) Facilities located in GCR zones must be operated in conjunction with Resort Facilities.
3) Facilities require Guest Accommodations License.
4) The Community Development Director may permit in a zone any use not described in the above tables but deemed to be of the same
character and in general keeping with the uses authorized in such zone in accordance with the provisions of Article 9, Section 901.
5) Subject to conformance with GR-1 development standards
Prohibited Uses Include:
Adult Oriented Businesses |
Gasoline Service Stations |
Mini Storage Facilities |
Auto Parts & Supplies |
Dry Cleaners |
Retail exceeding 5000 sf. |
Auto Repair Shops |
Heavy Equipment Rental & Sales |
Tattoo Parlors |
Auto Sales & Rentals |
Feed Stores |
Theaters & Movie Houses |
Car Washes |
Funeral Homes |
Warehouses |
Drive-in Restaurants |
Industrial Uses (see Article 4) |
Multi-Family Dwellings |
Mobile Home & Trailer Parks |
Manufactured Housing |
Townhouses, & Condominiums |
RV Storage Lots |
Campgrounds |
Timeshares |
Section 606 – Architectural Development Standards
The intent of these regulations is to provide minimum exterior building design requirements for new or remodeled construction in Residential, Commercial and Commercial Resort zones within the Greer Recreational Area. Conformance to these Standards will ensure an integration of structures with the character of the existing forested mountain village of Greer, and the protection and enhancement of property values within the community.
1) Architectural Design
a) Architectural design shall be compatible with the materials, form and rustic character of existing structures in the
area and based on the indigenous cultural and climatic influences inherent to the region. The building mass of larger
structures should be broken up to simulate residential scale. Large blank walls without openings or offsets should
be avoided. Entryways should be covered or recessed and readily identifiable. Porches and decks are encouraged
where feasible. These requirements should not be interpreted to limit design diversity, but rather to preserve the
rustic historical character of the built environment.
2) Exterior Building Materials
a) Exposed exterior wall materials shall be limited to wood (rough sawn is preferred) log, log siding, stone,
textured concrete block for stem walls and fireplaces only, or rustic clay masonry. Prefabricated buildings and
metal, fiber cement or other composite siding materials in any form are prohibited.
3) Exterior Building Colors
a) Exterior wall colors shall be limited to natural colors in the range of those found in the surrounding landscape
and shall be selected to blend with the surroundings rather than to create extreme contrast. Bright red, white,
blue, green or turquoise roofing colors are prohibited whereas muted light to medium reds, blues, greens, browns and neutral colors are acceptable (color information is available through the Community Development
Directors office).
Metal roof panel finishes shall be low reflectance with a “Solar Reflective Index (SRI)” of less than 50
and an“Initial Solar Reflectance (ISR)” of less than 45.
b) Trim and wall accent colors may be used sparingly (less than 3% of the area of any facade) but must be
compatible with the exterior natural colors.
c) The approved color or character of the structures shall not be significantly altered by ordinary maintenance,
repair or repainting unless approved by the Community Development Directors office.
4) Roofing Materials
a) Roofing materials shall be limited to colored metal panels, dimensional asphalt fiberglass shingles, cement fiber
reinforced shingles or other class “A” rated roofing material.
b) Wood shakes or other combustible roofing materials are prohibited.
c) Approved roof forms include gabled, hipped or shed roofs. Domed, arched or vaulted roof forms are
prohibited.
5) Facade Treatment
a) Restoration or Rehabilitation work on historical or rustic facades should preserve the character of the original
facade as much as is reasonable and appropriate.
b) Side and Rear Facades should be designed with materials and detailing similar to the front facade if they are
viewable from public areas or adjacent properties.
6) Windows
a) Windows shall be limited to clear glass or tinted glass and shall comply with Arizona Standards for maximum
reduction of transparency. Mirror glass is prohibited.
b) Mill finished aluminum window or door frames are prohibited.
Section 607: Definitions
Definitions shall comply with the provisions of Article __ of this Ordinance.
No Guest Houses in “Guest Accommodations”
Review “lot” or “lot lines definition” to ensure one net acre lots (minimum) for new GR-1 subdivisions
Modify “Home Business” definition
Modify “Gross Floor Area” definition
Section 608: Off-Street Parking
Off-Street Parking shall comply with the provisions of Article __ of this Ordinance.
Section 609: Signage
Signage shall comply with the provisions of Article __ of this Ordinance.
Section 610: Landscaping
Landscaping shall comply with the provisions of Article __ of this Ordinance.
Section 611: Animals / Livestock
Animals / Livestock shall comply with the provisions of Article __ of this Ordinance
(Others as required)