Docket MDP0402 Z0411 Smith Ranch Master Development Plan

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Docket MDP-04-02Z-04-11Smith Ranch Master
Development Plan

• Board of Supervisors
• Public Hearing
• April 5, 2005

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Smith Ranch -Background

• Growth Category B expanded to include this
  property in September of 2003 with condition that
  an MDP be submitted prior to any rezoning
• Master Development Plan submitted in April 2004.
• Public Hearing by PZ held in September 2004.
  Docket tabled to address major concerns expressed
  by public, staff and Commissioners.
• Public Hearing by PZ held on March 9, 2005.

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Smith Ranch -Proposed

• Request for Planned Development (PD) Zoning
• 5300 units on 1,983 acres (4500 units target)
• Lot Sizes 2,500 sq.ft. to ½ acre lot size
• 107 acres of Mixed-Use i.e. light commercial
• Located south of Skyline Interchange on I-10,
  west of Benson
• On-site wastewater treatment
• Water proposed from wells east of property

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Smith Ranch -Proposed

• 35 Open Space delineated (651 acres) upfront in
  residential districts
• Integrated trail system
• Dedication of school site(s), Sheriff Sub-station
  and Fire Station site
• Water Conservation Strategy
• 15-20 year phased build-out
• Phase 1 access now proposed from Highway 90 on a
  new alignment called Nueva Jenella Drive.

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MDP map
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Smith Ranch Proposed Uses

• Residential uses site-built homes only
• Low intensity commercial development retail,
  personal/professional services
• Special Uses BBs, Resorts and Golf Courses
• Staff recommending no golf courses be approved
  at least 5 courses within 40-mile radius

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Smith Ranch MDP Review

• County Health, Highway and Floodplain, Sheriff
  and Water Conservation Office
• ADOT
• City of Benson
• Benson Unified School District
• San Pedro NRCD
• J-6/Mescal Community Development Org.
• State Land Department
• ADEQ, ADWR
• GeoSystems Analysis

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Surrounding Zoning
Not a Part
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Smith Ranch Analysis

• Proposed Uses
• Proposed Densities
• Amenities
• Access
• Phasing
• Open Space
• Water Supply, Adequacy and Conservation
• Other Infrastructure and Services
• Site Development Standards
• Design Guidelines
• Economic Impact
• City of Benson
• Compliance with Rezoning Factors

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Smith Ranch Compatibility Issues

• 5,300 units proposed compared to 661 maximum of
  units allowed under current zoning
• Area south of property approved for 20,000 to
  25,000 homes (in City of Benson)
• State Trust Land east of property is undeveloped,
  zoned RU-4, could be developed under higher
  densities if annexed by City
• Mr. Smith to retain 2000 acres directly west
  will serve as a buffer to J-6 community as it is
  currently zoned.
• High density development already exists in Mescal
  community.
• Interstate diminishes rural character of area.

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Smith Ranch Proposed Densities

• Range of units 4,500 to 5,300 units
• Target is 4,500 units

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Smith Ranch Access

• Revised proposal excludes the use of Titan Road
  and J-6 Road.
• Revised proposal excludes the use of Skyline
  Interchange for this development until it is
  completely rebuilt. After the first 1600 units
  are built, the applicant will participate with
  ADOT in a Design Concept Report for the full
  construction of a new interchange.
• Restriction on use of Skyline does not affect
  existing users, like Mr. Smith only the
  proposed development.
• Applicant committed to development of Nueva
  Jenella Drive from Highway 90 to access property.
  
• Master Traffic Impact Analysis required with
  first plat.
• Proposals have concurrence of ADOT, City of
  Benson and affected Right of Way owners.

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Proposed Access
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Smith Ranch Open Space

• 35 delineated upfront (washes and steep slopes)
  651 acres
• Another 287 acres needed to meet PD requirement
  (minimum of 50 for residential areas)
• Staff recommending additional minimum of 15 open
  space be required through platting of each parcel
  with attention given to buffer areas at edge of
  development.

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Smith Ranch Water Supply, Impacts and
Conservation

• Smith Ranch wells proposed approximately 2 miles
  or more east of property- at least 4 miles from
  J-6 community.
• Countys consultant unable to validate previous
  projections of adequacy and impacts as originally
  submitted.
• Applicant re-modeled projected demands and
  impacts using agreed-upon parameters, assumptions
  and protocol.
• Most recent modeling effort has been validated by
  Countys consultant

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Smith Ranch Water Supply, Impacts and
Conservation contd

• Current projected demand is approximately 2088
  acre-feet at Build-Out of 5300 units
• Does not include proposed recharge and
  reclamation activities, which could further
  reduce demand by 25-45
• Maximum drawdown is projected to be 131-feet in
  wells within less than ¾ of a mile of pumping in
  Layer 4 after 100 years of pumping for Smith
  Ranch impacts are incrementally less further
  away from pumping.
• Projected drawdown is less than 32 feet in J-6
  area after 100 years of pumping.
• The projected impacts are less than allowed by
  ADWR in Active Management Areas (i.e. lt2
  ft./year)

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Smith Ranch Water Supply, Impacts and
Conservation contd

• Countys consultant has confirmed that the
  modeling efforts and results comply with their
  review criteria and are valid in terms of the
  tools and methods used to predict availability
  and impacts.
• ADWR will make determination of adequacy- staff
  recommending that approval of PD zoning be
  contingent upon their determination

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Smith Ranch Factors Mitigating Water Impacts

• Wells are proposed east of property, away from
  already jeopardized wells in J-6 area.
• Projected impacts do not include proposed on-site
  reclamation, recharge or conservation measures
  which may offset projected impacts by 25-45.
• Projected impacts based on maximum build-out of
  5300 units could be further reduced if only
  target of 4500 is achieved.
• Protected washes and storm water management could
  more effectively recharge run-off.
• Development under current zoning would likely
  have greater local impacts to neighboring J-6
  wells.

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Smith Ranch Economic Impact

• Cumulative Impacts
• 300.9 million in additional local govt
  revenue.
• 195.2 million in additional operating costs to
  local govt.
• 83.6 million in surplus revenues after capital
  costs are taken into consideration.

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Smith Ranch Public Input

• Per Citizen Review Requirements, applicants sent
  written notice to property owners within 1500 of
  entire Smith property.
• Applicant held 2 general public meetings and
  numerous meetings with interested groups
  including Middle San Pedro Partnership, San
  Pedro NRCD, Benson City Council, Pomerene
  Irrigation District, Benson School Board, Benson
  Hospital, and the J-6/Mescal Community
  Development Organization.
• County notice of public hearing sent to property
  owners within 1500 of entire Smith property.

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Smith Ranch Public Input

• Opposition
• 11 unique property owners within 1500 of entire
  property
• 2 within 300 of zoning area

• Support
• 8 unique property owners within 1500 of entire
  property
• 4 within 300 of zoning area

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Vicinity Map and Protests
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Factors For and Against Proposed MDP and PD Zoning

• Factors For
• 1.  The subject property will provide housing,
  recreation and employment for the current and
  future residents, including a variety of
  residential densities and light commercial areas.
• 2.   Amenities proposed in the development
  include open space, parks, trails, dedicated
  school and emergency services sites, sidewalks,
  landscaping, lighting, and fire suppression.
• 3.   A minimum of 50 open space and possibly
  more will serve as a buffer to adjacent
  development.
• 4.  The Smith Ranch is located near a major
  transportation corridor, providing an opportunity
  for a partnership between the developer, the
  County, ADOT and the City of Benson to enhance
  and improve circulation in the region.
• 5.  The applicant has responded to concerns
  raised about access via marginal, existing routes
  by proposing an alternative route, at the
  developers expense, with no impacts to existing
  residents.
• 6.  The Skyline Interchange will not be used
  until improved at a later phase, to ADOT
  standards.
• 7.  The project is phased over 15-20 years to
  allow it to grow with the demands for housing in
  this area.     

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Factors For and Against Proposed MDP and PD Zoning

• Factors For
• 8.  Projected water pumping impacts, without
  recharge efforts factored in, will not exceed
  drawdown standards established in Active
  Management Areas.
• 9.  There is an opportunity for this development
  to set a new standard for storm water recharge,
  effluent recharge and water conservation through
  model CCRs.
• 10. A developer-paid wastewater
  treatment/recharge system and water delivery
  system will minimize the impacts normally
  associated with unregulated water use, exempt
  wells and septic systems in RU-4 zoning.
• 11. The development will increase the property
  and sales tax base, providing an increased
  revenue stream, without creating large
  infrastructure costs for Cochise County.
• 12. The local fiscal impact projects a surplus of
  over 80 million in revenue over and above
  capital costs and operating costs to local
  government.
• 13. There is support for this project from
  residents within 1500 feet of the property.

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Factors For and Against Proposed MDP and PD Zoning

• Factor Against
• A rezoning from RU-4 to PD will increase the
  potential number of housing units and population
  10-fold.
• 2.     There are residents protesting or having
  concerns about the proposed development from
  within 1500 feet of the property.
• 3.     A large development of up to 25,000 homes
  is already approved just south of the Smith
  Ranch.
• 4.     Water supply in the Benson sub-watershed
  is a regional issue and needs to be addressed
  with the participation of all concerned.
• 5.     Pumping for the Smith Ranch Development is
  projected to impact adjacent wells by up to 130
  feet of drawdown after 100 years if conservation
  and recharge efforts are not implemented.
• 6.     Until fully constructed and tax revenues
  are realized, a development of this size could
  have impacts on local infrastructure and
  services, such as schools, hospitals and law
  enforcement.

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Recommendation
At their regular meeting on March 9, 2005, the
Planning and Zoning Commission voted 7-2 in favor
of recommending approval of this docket to the
Board of Supervisors, with the conditions noted
in the staff memorandum.
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Recommendation

• Conditions in memo cover
• Prohibition against any golf courses
• Additional Open Space requirements
• Access from Nueva Jenella and restrictions on
  access from Titan Road, J-6 and Skyline
• Requirement for determination of water adequacy
  from ADWR, as well as on-site conservation
  measures and a recharge plan.
• Dedication of fire station and sheriff
  sub-station sites.
• Agreement with Benson Unified School District
  and voluntary roof-top fee
• Comprehensive analysis of public safety demands
• Substantial progress towards completion of Phase
  1 in 7 years, otherwise plan is revoked and
  reverts to original zoning.
• A development agreement,incorporating these
  conditions, to be approved by the Board at a
  later date.