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General Development Plan changes discussed
Thelma Grimes
San Pedro Valley News-Sun
City Manager Martin Roush said the major amendments proposed to the general development plan will only benefit one 305-acre parcel, and one developer.
After a public hearing at 7 p.m. Monday, Dec. 28, the City Council is expected to rule on the proposed changes that would reclassify the parcel of land located in city limits southwest of the Interstate 10 and State Route 90 intersection, from low density residential to high density residential.
The developer is Jerry DeGrazia, who is proposing the 850-home San Pedro Partners development.
Roush said after the property was annexed into city limits in October of 2005, the next step in the process for DeGrazia was to get the property reclassified in the General Development Plan.
Following Arizona law, the city first adopted the development plan, which serves as a planning document, in October 2002, and amended the document in December 2004.
As per Arizona law, City Building Official Mike Lockett said the amendment is classified as major because it concerns a parcel larger than 40 acres. Roush said the city is only allowed one major amendment per year, which is why the council will be discussing the issue in a special meeting on Dec. 28.
The Planning and Zoning Commission will also discuss the proposed amendment and make a recommendation to the City Council on Thursday night at 7 p.m.
"The amendment to the General Development Plan is part of our responsibility, according to the development agreement," Roush said. "The amendment is just for this property, and I think it's good for the city."
Despite what some residents fear, Roush assured the public that the amendment would not benefit other developers, and DeGrazia is still going to have to go through the city's development process.
If the amendment is approved, Roush said DeGrazia will begin the rezoning process. Just because the land is classified as high-density residential in the General Development Plan, doesn't automatically change the zoning, he said.
Lockett said DeGrazia will have to petition the city to rezone the property from allowing one home every four acres, to high density residential, or a master-planned community.
However, as per the annexation agreement, Roush said DeGrazia will not be able to build more than 850 homes.
Roush said the city is trying to make this a model development in terms of preserving open space and the rural character of the community.
To do that, Roush said the city is allowing DeGrazia to build 2.79 homes per acre, but they will be built in clusters, leaving plenty of open space and wildlife land.
Roush said DeGrazia will also have to finish the process in proving there is an adequate water supply to support the development to the Arizona Department of Water Re-sources (ADWR) and to the city.
In a letter to City Attorney Ann Roberts, Douglas Dunham, manager of the ADWR Office of Adequate Water Supply, said while DeGrazia has done the work to prove the physical availability, he has not met the remaining four requirements to get a 100-year water assurance agreement.
"The total demand and total groundwater supplies demonstrated to be available for the development is 329.5 acre-feet per year (one acre foot is equal to 325,851 gallons of water)," he said in the Nov. 15 letter. "Under the water adequacy program, five elements, physical availability, legal availability, continuous availability, adequate quality and financial capability need to be demonstrated before the final adequacy determination is proven. The developer only chose to demonstrate the physical availability of the supply."
If the city intends to continue forward, Dunham said they will have to resume responsibility for the remaining four aspects to prove the water supply is adequate.
Roush said the city is aware of the concerns expressed by ADWR, and all that will come into play during the rezoning process.
Roush said the city will require DeGrazia to prove the water supply before zoning will be granted. Lockett estimated that it could take as long as two years for DeGrazia to meet the city's requirements for zoning.
Cochise County Planning Manager Mark Apel also commented on the proposed amendments to the development plan. Apel expressed concerns over the city's wanting to use Titan Road, located near the property.
Apel said the city's proposed use of the road is not consistent with the county and the Arizona Department of Transportation's analysis of the road's suitability for increased traffic. With its close proximity to Interstate 10, Apel said it could pose as a safety conflict as traffic increases in the future.
Roush said this is not the only amendment to the general development plan the city is considering. While not going into detail, he said they have some land issues to sort and and major amendments planned for the 2007 calendar year. With any proposed changes, the council is required by law to take public comments through a series of hearings.
San Pedro Valley News-Sun
City Manager Martin Roush said the major amendments proposed to the general development plan will only benefit one 305-acre parcel, and one developer.
After a public hearing at 7 p.m. Monday, Dec. 28, the City Council is expected to rule on the proposed changes that would reclassify the parcel of land located in city limits southwest of the Interstate 10 and State Route 90 intersection, from low density residential to high density residential.
The developer is Jerry DeGrazia, who is proposing the 850-home San Pedro Partners development.
Roush said after the property was annexed into city limits in October of 2005, the next step in the process for DeGrazia was to get the property reclassified in the General Development Plan.
Following Arizona law, the city first adopted the development plan, which serves as a planning document, in October 2002, and amended the document in December 2004.
As per Arizona law, City Building Official Mike Lockett said the amendment is classified as major because it concerns a parcel larger than 40 acres. Roush said the city is only allowed one major amendment per year, which is why the council will be discussing the issue in a special meeting on Dec. 28.
The Planning and Zoning Commission will also discuss the proposed amendment and make a recommendation to the City Council on Thursday night at 7 p.m.
"The amendment to the General Development Plan is part of our responsibility, according to the development agreement," Roush said. "The amendment is just for this property, and I think it's good for the city."
Despite what some residents fear, Roush assured the public that the amendment would not benefit other developers, and DeGrazia is still going to have to go through the city's development process.
If the amendment is approved, Roush said DeGrazia will begin the rezoning process. Just because the land is classified as high-density residential in the General Development Plan, doesn't automatically change the zoning, he said.
Lockett said DeGrazia will have to petition the city to rezone the property from allowing one home every four acres, to high density residential, or a master-planned community.
However, as per the annexation agreement, Roush said DeGrazia will not be able to build more than 850 homes.
Roush said the city is trying to make this a model development in terms of preserving open space and the rural character of the community.
To do that, Roush said the city is allowing DeGrazia to build 2.79 homes per acre, but they will be built in clusters, leaving plenty of open space and wildlife land.
Roush said DeGrazia will also have to finish the process in proving there is an adequate water supply to support the development to the Arizona Department of Water Re-sources (ADWR) and to the city.
In a letter to City Attorney Ann Roberts, Douglas Dunham, manager of the ADWR Office of Adequate Water Supply, said while DeGrazia has done the work to prove the physical availability, he has not met the remaining four requirements to get a 100-year water assurance agreement.
"The total demand and total groundwater supplies demonstrated to be available for the development is 329.5 acre-feet per year (one acre foot is equal to 325,851 gallons of water)," he said in the Nov. 15 letter. "Under the water adequacy program, five elements, physical availability, legal availability, continuous availability, adequate quality and financial capability need to be demonstrated before the final adequacy determination is proven. The developer only chose to demonstrate the physical availability of the supply."
If the city intends to continue forward, Dunham said they will have to resume responsibility for the remaining four aspects to prove the water supply is adequate.
Roush said the city is aware of the concerns expressed by ADWR, and all that will come into play during the rezoning process.
Roush said the city will require DeGrazia to prove the water supply before zoning will be granted. Lockett estimated that it could take as long as two years for DeGrazia to meet the city's requirements for zoning.
Cochise County Planning Manager Mark Apel also commented on the proposed amendments to the development plan. Apel expressed concerns over the city's wanting to use Titan Road, located near the property.
Apel said the city's proposed use of the road is not consistent with the county and the Arizona Department of Transportation's analysis of the road's suitability for increased traffic. With its close proximity to Interstate 10, Apel said it could pose as a safety conflict as traffic increases in the future.
Roush said this is not the only amendment to the general development plan the city is considering. While not going into detail, he said they have some land issues to sort and and major amendments planned for the 2007 calendar year. With any proposed changes, the council is required by law to take public comments through a series of hearings.
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