Keep Sedona Beautiful believes that the proposal to build a 2,900-unit development consisting of a 400 unit “Class A” RV Park, 1,900 manufactured home lots, 400 rental units and a 200-unit assisted living facility on 282 acres that straddle Spring Creek raises a number of critical concerns for the community. We urge KSB members, and the community at large, to contact Yavapai County and express their feelings about this proposal. Contact information is included at the bottom of this post.
When you contact the County, please highlight what you feel is important, in your own words.
(You can read more about the Spring Creek Ranch proposal for rezoning by CLICKING HERE.)
Key concerns of KSB:
Protection of Spring Creek
Spring Creek and the adjacent riparian environment are home to a number of endangered and threatened species including the endangered spikedace and Gila topminnow, and the threatened northern Mexican gartersnake, and yellow-billed cuckoo.
In community meetings, the developer has estimated the population of a fully-developed Spring Creek Ranch at 6,000 people. KSB believes that these residents will necessarily have a negative impact on the creek. We believe that building what is essentially a small city on the banks of Spring Creek is entirely inappropriate and will have a long-term destructive consequences for the ecologically important Creek area.
Protection of Cultural Resources
There are the remains of at least one multi-room dwelling on the property, and rock art both on the property and on adjacent Forest Service land. KSB believes that in spite of efforts aimed at protecting these cultural resources, the 6,000 residents and their visitors (including transient RV occupants) will result in irreversible damage.
Scale and Scope
KSB believes that the scale and scope of this proposed development, located on the northern edge of unincorporated Cornville, is extraordinarily out of keeping with the surrounding community. It is located on the northern edge of unincorporated Cornville. The combined population of all of Cornville and Page Springs according to the 2010 Census is 3,280. This development alone would nearly triple the size of the community.
According to the 2010 census Cottonwood has a population of 11,265 and Sedona has a population of 10,031. This development is equivalent of increasing the population or either city by over 50%.
6,000 new residents would have a significant impact on existing local infrastructure: roads and traffic, healthcare, emergency services, etc.
Density
The extraordinary density of the proposed community is completely out of keeping with the rural nature of the area. Using US census statistics, Wikipedia cites the following density figures for some major metropolitan areas, compared to Spring Creek Ranch:
For a more direct comparison, included below are the densities of various nearby communities, according to the Statistical Atlas, compared to Spring Creek Ranch:
There are 640 acres per square mile, and the development is on 282 acres. There will be approximately 6,000 residents. Thus, the density of Spring Creek Ranch = (640*6,000)/282 = 13,617.
Inconsistent with Local, Regional and County Plans
After reviewing the applicable planning documents, KSB concludes that this proposed development is inconsistent with those plans. KSB recognizes that these are complicated documents that address the interests and concerns of a host of stakeholders. We urge you to read these documents and decide for yourself whether or not the Spring Creek Ranch proposal meets the criteria for development laid out in them.
The Cornville Community Plan notes such things as:
“Oak Creek, its tributaries, and associated springs define the community landscape. Growth is managed in keeping with rural residential character, natural resource values (including water availability) and economic sustainability.”
The Verde Valley Regional Land Use Plan states:
“A central presumption of this Plan is any land not specifically designated for growth is intended to be preserved in its current, open, agricultural or rural density condition.”
“Above all, it should be remembered that no landowner — whether the property is located in an incorporated municipality or in an unincorporated area of the County — is automatically entitled to rezoning.
First, the proposed use must be consistent with the adopted city or county General Plan.
Second, the applicant must show that the suggested development benefits the community and does not overburden the infrastructure.
Also, the project should be demonstrated to be in accord with the principles of this Regional Plan.”
The Yavapai County Comprehensive Plan includes the following:
“Our vision is to protect the unique quality of life characteristics within each of Yavapai County’s diverse communities”
“This vision is a reflection of the shared desire to protect and enhance rural character; small town friendliness; abundant natural open spaces, public lands, and scenic vistas”.
“Environmentally sensitive lands include areas with critical resources. These include floodplains, riparian zones, rivers and streams, wetlands, springs and seeps and steep slopes. These areas provide habitat for rare or endangered plant and animal species. In addition, some are important for groundwater recharge. Environmentally sensitive lands require special consideration in the development/design process.”
Water Resources
The additional demand on our finite water resources is not something that Yavapai County takes into consideration when deciding on rezoning, because water is under the jurisdiction of the State. However, as a practical consideration, 6,000 new residents will use approximately 194 million gallons of water per year. This is based on USGS estimates of average use between 80-100 gallons per day per person (6,000*90*365).
How to Contact the County
If you haven’t yet made your voice heard, please write or email County Development Services, and write or email each of the County Supervisors.
In your email and/or letter, you must include your name and address, or the County will not consider it.
Please send letters so they arrive by March 6
Yavapai County Development Services:
10 South 6th Street
Cottonwood, AZ 86326
County Supervisors:
Rowle P. Simmons: web.bos.district1@yavapai.us – 1015 Fair Street Prescott, AZ 86305
Thomas Thurman: web.bos.district2@yavapai.us – 1015 Fair Street Prescott, AZ 86305
Randy Garrison: web.bos.district3@yavapai.us – 10 South 6th Street Cottonwood, AZ 86326
Craig L. Brown: web.bos.district4@yavapai.us – 1015 Fair Street Prescott, AZ 86305
Mary Mallory: web.bos.district5@yavapai.us – 1015 Fair Street Prescott, AZ 86305