COTTONWOOD -- The latest version of Cottonwood's proposed annexation master plan for 10-square miles of Arizona State Trust Land is starting to draw more compliments then the previous hail of "boos."
That is probably because some concepts emerged from some of the same people who gathered for the presentation Wednesday morning. Others applauded the city for getting ahead of the certain development of what one State Land official calls the last significant developable land in the Verde Valley. Still, not everyone in the audience was convinced and some asked hard questions about the huge potential development.
Cottonwood Manager Doug Bartosh said the proposal is probably not as detailed as people would want it to be. The new plan cuts back the tract's housing density by 30 percent and offers a concept based on "village" communities rather than a single large residential Del Webb-type tract and a central commercial core.
Curt Johnson of consultant Coe and Van Loo presented the new plan that Cottonwood City Manager Doug Bartosh said would spark a major amendment to the City's General Plan. Ed Deitrich, a planner for the Arizona State Land Department, answered questions afterward.
The re-designed plan, according to Johnson, provides more open space and trails, a larger wildlife corridor and responds to local interests to give the entire development more variety and flexibility. The number of potential homes that might be built has been reduced from 23,000 identified in the last plan to a range of from 12,000 to 19,000.
Instead of a map showing housing densities and hard-edged locations for housing, schools, commercial tracts, parks and wastewater plants, as was the case with the October 2008 plan, the new display shows large "bubbles" identifying "village" areas. Many of the bubbles show traditional residential housing villages. Some identify commercial mixed-use corridor villages. Another is a commercial village. But the plan also identifies a Vintner Village, where vineyards might be grown with wine production and other agriculture, adjacent to a commercial area that would serve as a marketplace. Two other village areas would cater to a rural agrarian lifestyle that would allow for a sustainable community where livestock and farm animals might be kept and other agricultural opportunities. Johnson admitted those might eventually take shape as 5- to 15-acre "ranchos."
Planners and contributors hope the area, especially the agrarian villages, would take advantage of green construction, hybrid energy alternatives, stress use of reclaimed water, dual-piping for homes to allow water reuse, sustainable agriculture and farmers' markets.
The plan also anticipates open space along the highway corridor commercial development and open space between Cottonwood and Cornville and throughout the village development. Hillside areas greater than 15 percent would be preserved with links provided to National Forest land and multi-use trails throughout.
When questioned, Johnson told the audience that this combination of concepts has never been used before that he knows of. But he also noted that development may take one or two decades to unfold and demand smaller plan amendments and much more detail to tweak into a reality. But, he said, "the time now is not right for that level of detail."
Cornville's Judy Miller asked Ed Deitrich of State Land about the viability of the plan.
Deitrich said, "We are looking into the future 10 to 15 years, and want to have a concept of the proposed land use before we consider annexation. But, he said, "This is a concept we would like to see pursued."
Is it a done deal? "No," said Deitrich, "It is not a done deal, we are not quite there yet. In fact, there is not even an annexation proposal yet, though we are making progress."
Clarkdale's Richard Dehnert asked about workforce housing, since the concepts propose that people live near their jobs. Johnson says he was pleasantly surprised after talking recently with two workforce housing builders.
Cottonwood's Bob Oliphant asked if the community can support the annexation to financially develop the land.
Deitrich responded that the cost of development anymore comes from the developer rather than the municipality. But, he said, "It says a lot for the community that Cottonwood that it has taken on so much responsibility for the future planning of the land.
George Gehlert, Cottonwood's community development director, noted that it will probably involve an annexation development agreement that will outline everyone's responsibilities.
Jane Moore of Jerome has been interested in the animal corridor through the development. Johnson said they have met with Game and Fish officials over the proposal. They have also conferred with Yavapai County and other agencies.
Longtime Valley resident Curt Linder wanted to make sure there is still opportunity for citizen input and both the consultant and city officials assured that there would be ample opportunity. The entire presentation will soon be displayed on the city's web site.
Posted: Friday, January 29, 2010
Article comment by:
Peter, Yavapai County
Debbie, I too would like to see a return of small 'mom & pop' stores, but those businesses cannot survive as long as there are 'Every Day Low Prices TM" at Walmart. It turns out that even mom and pop end up shopping at Walmart in order to make their social security checks go further. I can't blame them, although I choose to not shop at Walmart myself. I think that a walking community is a terrific idea for future development because it is more energy efficient, less polluting and fosters a more neighborly community. I would much rather have this type of future development for Cottonwood than Sedona like spas which sell their services over the internet to international tourists.
Posted: Thursday, January 28, 2010
Article comment by:
Debbie LaFrance
Good article. Regarding future development, I would like to see small businesses of all types allowed in residential neighborhoods. Bring back the mom and pop stores where you could go to buy bread and milk or gas, etc.
Right now, you are forced to drive to a big box store to do most of your business.
Make communities so that you can walk to most things you need. thx, dal.
