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Zoning approved for 5,300-home Benson-area development
By THELMA GRIMES/Arizona Range News
The 5,300-home Smith Ranch development near Benson received zoning approval Wednesday night from the Cochise County Planning and Zoning Commission, after a five-hour public hearing.
In a 7-2 vote, the commission recommended the Cochise County Board of Supervisors approve the rezoning request, submitted in 2003 by Tucson housing developer, Diamond Ventures, Inc.
The developer asked that a 1,983-acre parcel, located about four miles northwest of Benson, be rezoned from RU-4, one home on every four acres, to a master planned development, which will be known as Smith Ranch.
Voting against the measure were commission members Lou Kuttner and Karen Corey. Supporting the plan were Duane Brofer, David Guy, Jim Martzke, Nancy McAvoy, Danny Ortega Jr., Gilbert Reeves and David Walters.
Nearly 100 people attended Wednesday's public hearing. The first hearing was held in September when many residents opposed the proposed development.
After a presentation from Mark Apel, the county's senior planner, Diamond Ventures followed at about 3:30 p.m. with a 90-minute presentation to lay out the background and plan for the entire project, which will be built over the next 13 years. Construction is slated to begin in 2007.
Ken Abrahams, executive vice president for the company, said, "This project is the result of constructive input from the staff and the community. Many residents have had input on this project. This project is your project. Smith Ranch pays for itself."
Since 2003, Abrahams said that the master planned development has been revised on several occasions as a compromise with the community.
One of the major changes has been the number of homes. In 2003, Diamond Ventures had proposed a maximum of 6,910 homes. But in an effort to address density and water issues the maximum has been decreased to 5,300, with a target of 4,500.
Addressing traffic issues, Curtis Lueck, the transportation planner for the project, said the original plan allowed Smith Ranch residents to use several intersections between J-Six and Benson. Those included Joseph Road, the Skyline and Interstate 10 interchange and Titan Road.
However, Lueck said, the only road access to Smith Ranch will not be Nueva Janella, a new road that will stretch east from the project to State Route 90.
Mark Taylor, of Westland Resources in Tucson, spoke about wastewater concerns. All wastewater will be treated underground to reduce odor, Taylor said. The treated effluent produced from the wastewater plant will be used to water landscaping throughout the project, he said.
"We are standing here with you at a crossroads for this area," Abrahams said. "It is a critical crossroads. One that leads to orderly well-planned growth, or one that leads to the continuation of lot splits and unregulated growth, that fails to build a sound base for the future of Cochise County."
Following the developer's presentation, it was the public's turn. About 26 people spoke. Those opposing the measure and speaking in favor were closely divided.
Those opposing the request voiced concerns about density, water and the impact the development will have on the economy and the local school district. Smith Ranch will be located in the Benson School District.
Those in favor of the request spoke of the need for planned growth and the fact that Diamond Ventures can be the developer to provide it.
Miller Adams of Pomerene disputed the economic impact study presented by the Cochise College Center for Economic Research.
Robert Carreira, of the center for economic research, predicted that the development will bring $1.6 billion to the local economy and more than 4,000 new jobs. However, Carreira said the study was conducted using the original estimate of 6,910 homes in Smith Ranch.
"Benson does not have an existing tax-base structure to support this build-out," Adams said. "The existing tax base cannot accommodate growth until the existing tax base expands and revenues are brought in. Please re-examine the economic impact study."
Mary McCool, of the J-Six/Mescal Community Development Organization, urged the commission to look closer at the hydrologic study submitted by Fluid Solutions Inc., on behalf of Diamond.
With a 5,000-home development, she said the area aquifer is going to continue to be lowered.
"This is not acceptable to residents who share this watershed," McCool said. "We need to look at reality."
J-Six resident Barbara Buntin also focused on the water issue.
"The Benson sub-watershed is not a renewable resource," she said. "The system we are depending on is a fragile one. Keep it RU-4."
Barbara Radzykewcz, also of J-Six, said she lives in what the commission and Diamond Ventures refer to as "a wildcat development."
"I am proud of my home and so are my neighbors," she said.
David DiPeso, president of the Benson/San Pedro Valley Chamber of Commerce, said the chamber board is in favor of the request. The board supports the Smith Ranch development, he said.
DiPeso said, "Planned growth would be far better than having four-acre lots."
Several speakers agreed that planned growth is best for the land and area.
Gail Getzwiller, a neighbor of the Smith Ranch property said, "Development is inevitable for the area." She wants a "quality" plan such as that laid out by Diamond, she added.
Others speaking on behalf of Diamond Ventures request included Robert McKenzie, superintendant of Benson Schools and Les Thompson, the former Cochise County supervisor from District 3 and Smith Ranch neighbor.
The public hearing lasted four hours and 35 minutes. The commission then discussed the request for 15 minutes before voting to recommend approval.
In the discussion, Commissioner Karen Corey agreed with Abrahams, saying, "the county is at a crossroads."
"No one is in favor of wildcat growth," Corey said. "If we are going to have a planned community this is an ideal situation for us. But my big question is still density. We aren't just developing a subdivision, this is a community or a town, even."
Commissioner Lou Kuttner said he'd like the maximum number of homes allowed to be set at 4,500.
The next step in the process will come next month when, Diamond Ventures will seek approval from the Board of Supervisors.
The board is scheduled to hear public comment and possibly vote on the measure at its meeting on Tuesday, April 5, at 1415 Melody Lane, Building G, in Bisbee. The meeting is slated to begin at 9:30 a.m.
In a 7-2 vote, the commission recommended the Cochise County Board of Supervisors approve the rezoning request, submitted in 2003 by Tucson housing developer, Diamond Ventures, Inc.
The developer asked that a 1,983-acre parcel, located about four miles northwest of Benson, be rezoned from RU-4, one home on every four acres, to a master planned development, which will be known as Smith Ranch.
Voting against the measure were commission members Lou Kuttner and Karen Corey. Supporting the plan were Duane Brofer, David Guy, Jim Martzke, Nancy McAvoy, Danny Ortega Jr., Gilbert Reeves and David Walters.
Nearly 100 people attended Wednesday's public hearing. The first hearing was held in September when many residents opposed the proposed development.
After a presentation from Mark Apel, the county's senior planner, Diamond Ventures followed at about 3:30 p.m. with a 90-minute presentation to lay out the background and plan for the entire project, which will be built over the next 13 years. Construction is slated to begin in 2007.
Ken Abrahams, executive vice president for the company, said, "This project is the result of constructive input from the staff and the community. Many residents have had input on this project. This project is your project. Smith Ranch pays for itself."
Since 2003, Abrahams said that the master planned development has been revised on several occasions as a compromise with the community.
One of the major changes has been the number of homes. In 2003, Diamond Ventures had proposed a maximum of 6,910 homes. But in an effort to address density and water issues the maximum has been decreased to 5,300, with a target of 4,500.
Addressing traffic issues, Curtis Lueck, the transportation planner for the project, said the original plan allowed Smith Ranch residents to use several intersections between J-Six and Benson. Those included Joseph Road, the Skyline and Interstate 10 interchange and Titan Road.
However, Lueck said, the only road access to Smith Ranch will not be Nueva Janella, a new road that will stretch east from the project to State Route 90.
Mark Taylor, of Westland Resources in Tucson, spoke about wastewater concerns. All wastewater will be treated underground to reduce odor, Taylor said. The treated effluent produced from the wastewater plant will be used to water landscaping throughout the project, he said.
"We are standing here with you at a crossroads for this area," Abrahams said. "It is a critical crossroads. One that leads to orderly well-planned growth, or one that leads to the continuation of lot splits and unregulated growth, that fails to build a sound base for the future of Cochise County."
Following the developer's presentation, it was the public's turn. About 26 people spoke. Those opposing the measure and speaking in favor were closely divided.
Those opposing the request voiced concerns about density, water and the impact the development will have on the economy and the local school district. Smith Ranch will be located in the Benson School District.
Those in favor of the request spoke of the need for planned growth and the fact that Diamond Ventures can be the developer to provide it.
Miller Adams of Pomerene disputed the economic impact study presented by the Cochise College Center for Economic Research.
Robert Carreira, of the center for economic research, predicted that the development will bring $1.6 billion to the local economy and more than 4,000 new jobs. However, Carreira said the study was conducted using the original estimate of 6,910 homes in Smith Ranch.
"Benson does not have an existing tax-base structure to support this build-out," Adams said. "The existing tax base cannot accommodate growth until the existing tax base expands and revenues are brought in. Please re-examine the economic impact study."
Mary McCool, of the J-Six/Mescal Community Development Organization, urged the commission to look closer at the hydrologic study submitted by Fluid Solutions Inc., on behalf of Diamond.
With a 5,000-home development, she said the area aquifer is going to continue to be lowered.
"This is not acceptable to residents who share this watershed," McCool said. "We need to look at reality."
J-Six resident Barbara Buntin also focused on the water issue.
"The Benson sub-watershed is not a renewable resource," she said. "The system we are depending on is a fragile one. Keep it RU-4."
Barbara Radzykewcz, also of J-Six, said she lives in what the commission and Diamond Ventures refer to as "a wildcat development."
"I am proud of my home and so are my neighbors," she said.
David DiPeso, president of the Benson/San Pedro Valley Chamber of Commerce, said the chamber board is in favor of the request. The board supports the Smith Ranch development, he said.
DiPeso said, "Planned growth would be far better than having four-acre lots."
Several speakers agreed that planned growth is best for the land and area.
Gail Getzwiller, a neighbor of the Smith Ranch property said, "Development is inevitable for the area." She wants a "quality" plan such as that laid out by Diamond, she added.
Others speaking on behalf of Diamond Ventures request included Robert McKenzie, superintendant of Benson Schools and Les Thompson, the former Cochise County supervisor from District 3 and Smith Ranch neighbor.
The public hearing lasted four hours and 35 minutes. The commission then discussed the request for 15 minutes before voting to recommend approval.
In the discussion, Commissioner Karen Corey agreed with Abrahams, saying, "the county is at a crossroads."
"No one is in favor of wildcat growth," Corey said. "If we are going to have a planned community this is an ideal situation for us. But my big question is still density. We aren't just developing a subdivision, this is a community or a town, even."
Commissioner Lou Kuttner said he'd like the maximum number of homes allowed to be set at 4,500.
The next step in the process will come next month when, Diamond Ventures will seek approval from the Board of Supervisors.
The board is scheduled to hear public comment and possibly vote on the measure at its meeting on Tuesday, April 5, at 1415 Melody Lane, Building G, in Bisbee. The meeting is slated to begin at 9:30 a.m.
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