This concept would create a village center for Pinetop-Lakeside. Once again, development is located in the previously-identified Walnut Creek node. This area was chosen for several reasons. Its proximity to 260 and existing commercial and residential development creates a high level of visibility and ease of access without having to create a large amount of additional infrastructure. The perpendicular connection to the Safeway shopping center creates a strong hub in a location that is fairly central in Pinetop-Lakeside. The entrance is marked by Adair Springs Park, which is functionally extended to the south and via a trail along the utility easements. The road bends at a small park, breaking the visual axis so the area of development feels smaller. The commercial and mixed-use areas are arranged on a grid that pushes out to adjoin Walnut  Creek, creating a creek walk area such as exists in San Luis Obispo, CA or is planned for Sedona, AZ. This kind of development can be done in an ecologically-sound way, particularly since the creek bank is quite steep, meaning built areas would be kept out of the creek bed. In addition, creek and river walks have proven to be economically strong as they provide an added attraction. Visitors can stroll along the bank and window shop or eat at restaurants with outdoor patio seating. Residents can use the trail as an exercise path. The creek walk also connects the civic center to the commercial core. Across the creek, a lodge-style resort is surrounded by further commercial and mixed-use development. A loop road connects this area with the development to the east of the creek, creating two bridges that will accommodate both vehicles and pedestrians. Rather than a road cutting all the way through the tract, a trail connects the development to the Wildlife Center overlooking Big Springs. A small area of high-density residential lies to the south of the commercial core.

STRENGTHS

• Smaller development allows incremental purchases of land in tract by town
  
• Creates new town center, adding to sense of place
  
• Good creek connections with possibilities for linking into larger systems
  
• Significant, long-term tax base
  

WEAKNESSES

• More difficult to find a developer interested in pursuing this type of dense, mixed-use development rather than conventional
  
• MUD has been a contentious issue for Pinetop-Lakeside, and could lead to a decision stalemate
  
• Lack of precedent in the area makes success of this type of development questionable

Phasing Suggestions

The civic center and Adair Springs Park should be the first phase of this development scheme. The resort and the surrounding commercial area west of the creek should come next. The commercial core along the main street could then be built, followed by the purely residential district.