The Planning and Zoning Commission on Thursday will discuss proposals that would implement changes to the Adero Canyon land plan.

Neighbors have already filed objections.

Master developer MCO Properties is looking for the changes to spur development, according to MCO President Jeremy Hall.

Residents of nearby Cordabella subdivision have sent the town a letter raising a number of issues.

The proposal would essentially double the number of housing units already approved for Adero Canyon, which is situated west of CopperWynd.

The commission will be looking at a preliminary master plat for the subdivision, a minor amendment to the town’s General Plan and creation of an Adero Canyon Planned Area Development (PAD).

The PAD will allow for an increase in density and changes to the housing mix from the original plan.

Hall discussed the proposal with The Times in December. MCO is asking that the master plan approved more than a decade ago for 171 one-acre plus custom-home lots on 431 acres be modified with an 80-acre Planned Area Development.

The proposed PAD includes 31 semi-custom home lots, 44 townhouse sites and 120 multi-family or resort/hotel units.

The remainder of the Adero Canyon parcel would then consist of 118 custom home lots and 30 semi-custom lots. This totals 343 housing units, twice the units of the existing plan.

“Economic conditions and consumer demand have changed over the past 15 years since the original land plan was conceived,” Hall said.

“Custom homeowners are building smaller homes, semi-custom demand is gaining momentum and low-maintenance attached product is surging as the aging baby boomers grow in number and downsize to a product that suits a more active lifestyle.”

Hall said MCO still has considerable inventory of single-family custom home lots in its Eagles Nest subdivision, north of the Adero Canyon parcel.

He added that an updated land plan for Adero Canyon would complement Eagles Nest to the advantage of both the town and the developer.

Trailhead

The proposed changes would also open up access to the town’s long-planned trailhead for its McDowell Mountain Preserve area. Hall told The Times in December that a discussion with Mayor Linda Kavanagh about that access was instrumental in his taking a new look at the Adero Canyon plans.

“Our hope for (trailhead) access rests on the development of Adero Canyon,” Kavanagh said at the time.

That is a perspective that does not sit well with Cordabella residents.

In a letter outlining objections, representatives of the Cordabella Homeowners Adero Canyon Committee calls the trailhead access issue “uncomfortable.”

“Perhaps The FH Times article in December regarding the development was inaccurate but it was uncomfortable to read about how the (town) appeared to be trading an inappropriate zoning request for trailhead access,” the letter states.

Cordabella representatives also state the requests would result in a fundamental change in the character of their neighborhood.

Cordabella is situated along Eagle Ridge Drive between Palisades Boulevard and the CopperWynd Resort. The subdivision is actually within the City of Scottsdale.

They cite noise, traffic, access and reduced property values in their objections.

“This is plainly inappropriate because it imposes a tremendous unexpected and undue burden on the neighboring property owners,” the Cordabella letter states.

They also cite conflicts with general land planning theory and a conflict with the town’s General Plan, which would be addressed by the proposed amendment.

Staff is proposing several stipulations to approval, most of which are general in nature. Staff is asking that no “at risk” grading be permitted prior to approval of grading and improvement plans.

Also, MCO has proposed construction of a stabilized granite trail along its extension of Eagle Ridge Drive in lieu of a sidewalk.

Staff’s report indicates that while it has no objection to development of the trail it is unacceptable as the only pedestrian walkway through the subdivision.

“The town will not accept decomposed granite as a public walkway surface,” the report states.

It also adds that the granite surfaces are high maintenance and the town does not have the resources for upkeep of such a trail.

The town would allow such a trail maintained by the HOA, but an ADA compliant concrete sidewalk would also be required.

The Planning and Zoning Commission will meet on Thursday, Feb. 13, at 6:30 p.m. in council chambers at Town Hall. The session is open to the public.