Cave Creek Promenade gets P&Z approval
Development at School House, Cave Creek roads to include commercial and residential
by Brian DiTullio

CAVE CREEK – The Cave Creek Promenade got a first look, and a passing vote, at the Aug. 16 Planning and Zoning Commission meeting.

The mixed‑use development, planned for the southeast corner of Cave Creek and School House roads, would house six commercial buildings and seven residential condominium buildings–containing 42 units–located behind the commercial structures.

All buildings are designed to be two stories but less than 25 feet in height, conforming to the town’s zoning ordinance. The site covers 7.26 acres and is zoned Commercial Core.

Project Developer Skip Niemiec described the architectural style as “rustic southwestern” with “dark stucco tones.” The architectural style for both the commercial and residential components will be the same.

“The idea is to tie it all together,” Niemiec said.

While the two land uses will be designed to look similar, that is where the commonality will end. Niemiec said the commercial and residential aspects will not commingle parking and will be tied together only through pedestrian access via sidewalks.

Commissioner Ted Bryda asked about utility arrangements, noting the utility lines would be on private property.

Planning Director Ian Cordwell said utility easements will be granted to the town and that this kind of arrangement is now standard since the town bought Cave Creek Water Company.

Bryda also said access to the new development could impede traffic on Cave Creek Road, despite main access being through two right‑in, right‑out design restricted points along that stretch of roadway, and asked for a deceleration lane.

Ken Howell, a traffic engineer working with Niemiec, responded that due to the 30 miles per hour speed limit and the expected traffic volume the development would generate, a deceleration lane would not be needed.

Bryda scoffed at Howell’s statement, stating no one he knows actually drives the speed limit through the town core. “You’re going to slow things down on our main artery through town.”

Niemiec returned to the podium and, using a laser pointer to demonstrate on the overhead area map, said, “There’s a stop sign there. People are coming (through the turn area) from a dead stop.”

Bryda insisted, however, drivers in Cave Creek have “lead” feet, and Niemiec assured him there is room within the design for a deceleration lane, should one be needed in the future if the intersection becomes signalized.

Property owner David Kipper said he would like to build the development all at once as opposed to phases, but added that would depend on sales.

“We try to stay two buildings ahead of (sales),” Kipper said.

The vote to approve was 5‑0.

The next meeting of the Cave Creek Planning and Zoning Commission is scheduled for Sept. 20. Cordwell said that meeting has been set aside to deal with proposed General Plan amendments.