CC - Agendas - City Council - REGULAR - 11/28/2017

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3. EXISTING CONDITIONS ZONING AND LAND USE Residential - The ASAP acreage is predominately ranch land, split between 5 ranches, all but two hold grazing leases on the State Land Department's checkerboard sections within and outside of the plan area. These ranch lands have existing low-density residential zoning, mainly R1L 70 and RCU 2ac, administered by Yavapai County. County Health Department standards specify a minimum lot size of 2 acres for platted lots relying on individual wells and septic systems. However, there is no minimum acreage required for metes and bounds parcels (defined as 5 or fewer parcels created by a land split) on individual well and septic as long as minimum separations are met. State statutes also permit land splits that create 36-acre minimum parcels to go unregulated by counties. In any case, the existing R1L 70 and RCU 2ac county zoning on the subject ranch lands would be developable if well tests and percolation tests were positive. In 2015 the General Plan for Prescott was updated and the Deep Well Ranch property to the west and northwest of the Airport was annexed into the City of Prescott and zoned with a mix of industrial light (IL), business regional (BR), multi-family high (MFS-H), and single-family (SF-18) to create a mixed use regional core and economic engine adjacent to the airport. Also under County jurisdiction are Sections 1 and 2, located between Willow Creek Road and SR 89A, which are zoned R1L 18 and R1L 35. These zones could allow residential subdivisions comparable to Prescott's Pinon Oaks and Long View Estates, respectively, if central water and sewer become available. Nearer SR 89 lies the Granite Gates assisted living facility (zoned PAD) and the Granite Gardens neighborhood (R1L 10 and 12), all under County jurisdiction. (Pinon Oaks was rezoned to R1L 18 while in the county and Unit 1 final plat was approved while in the county; Units 2 and 3 were approved by the City of Prescott). In addition to Pinon Oaks (RA18) and Long View (RA35), existing residential enclaves within Prescott city limits include Southview (RA35), the Antelope Hills area neighborhoods (RA 9) at the airport, and the Heritage Mobile Home Park (RC) north of Willow Lake. The Prescott Boulders site (zoned RS, BA) lies at the NE intersection of SR 89 and Granite Dells Road and is approved for timeshare units in a mixed-use development. Farther south there is a mix of residential uses near Sandretto Drive that include apartments, single family homes in Sandretto Hills Estates (RA 9), the Willow Winds assisted living facility, and proposed patio and town home projects (RC). Near the airport is the Side Road metes and bounds area (RA 9) that takes its access from a private easement paralleling the old RR right-of-way. An edge of Prescott Valley town limits lies within ASAP. A 10-ft. boundary around Section 28 was annexed years ago, but the interior 1-sq. mile section remains County jurisdiction zoned RCU 2ac. Also recently annexed into Prescott Valley is the approved 3,400-unit Granville development, anticipated along Glassford Hill Road south of SR 89A. Chino Valley town limits were recently extended one mile southward and proposed another7 miles eastward along the northern edge of the ASAP study area. A recent water service agreement with the City of Prescott restricts Chino Valley from annexing south of its new town limit line into ASAP. Protecting the Airport from potential nearby incompatible land uses is important for the long- term viability of the Airport. It is not uncommon to see airports having to buy out nearby residences, or to close or relocate when residential development has crowded its borders. The "Airport Influence Areas: notice" (ARS 28-8485) gives airports operated by local governments authority to establish influence areas in proximity to airports which thereby provides County- recorded notice of the airport noise and overflights. 6