The zone change request for the proposed Spring Creek Ranch Planned Area Development has been withdrawn by the applicant, according to Yavapai County Board of Supervisors Public Information Officer David McAtee.
This application was announced on Aug. 26, for public hearing to be held before the Yavapai County Planning and Zoning Commission on Thursday, Sept. 17. This item has been removed from that agenda and no future public hearing dates will be set for this application before the county.
The parcel may go before the city of Cottonwood for a zone change should the city accept an annexation request proposed last month.
If the city of Cottonwood moves forward with annexation, a proposed Spring Creek Ranch development would have to restart through the city of Cottonwood’s zone change process, nullifying any Yavapai County steps that had not yet been approved and grandfathered prior to annexation.
Yavapai County Zone Change
On Dec. 19, the Yavapai County Planning and Zoning Commission voted 5-4 to recommend denial to the Yavapai County Board of Supervisors of a zone change request.
The owners, Eric Borowsky and his daughter, Lisa Borowsky, were scheduled to go before the supervisors in January but requested a continuance. In late January, District 1 Supervisor Rowle P. Simmons made a motion during a meeting to remand the application back to the Planning and Zoning Commission which was unanimously approved by the five-member board.
Spring Creek Ranch was scheduled to again appear before the county Planning and Zoning Commission on March 19 for a requested zone change, but the meeting was delayed until June due to COVID-19 precautions, then delayed again to Sept. 17.
Annexation into Cottonwood City Limits Instead
In August, the Boroskys requested annexation into the city of Cottonwood, proposing an inverted U-shaped parcel that would connect Spring Creek Ranch with the city of Cottonwood’s eastern border.
By a unanimous 5-0 vote on Aug. 18 — with Councilwoman Tosca Henry and Councilman Ruben Jauregui excused from the meeting — the Cottonwood City Council authorized staff to proceed with the annexation of the 280-acre Spring Creek Ranch as well as Coconino National Forest land, 11 square miles in all, which would increase the city’s land size by 65.8%.
For additional information, contact the Yavapai County Development Services at (928) 639-8151.
Proposal
As proposed, Spring Creek Ranch would include 1,500 lots — with the majority, if not all, being manufactured homes. Additionally there are plans for 400 apartment units, a maximum of 200 RV spots and a 200-unit assisted care living facility, a recreational facility, a small store and one to two restaurants as well as 58 acres of open space with a 2.5-mile pathway along the creek.
If approved as proposed, the project would be developed in phases over five to seven years based on supply and demand. The manufactured homes would be owned by the home buyer but they would rent the land on which it sits. There would be no age restrictions and short-term vacation rentals would not be allowed.
The report goes on to state that annexation would allow for development of additional housing and visitor accommodations between Sedona and Cottonwood. The private water and sewer facilities built for Spring Creek Ranch could potentially become part of aself-sustaining public utility system serving future developments on nearby land, including the adjacent Arizona State Trust Land.
The city would bear the cost of police and fire service to the development but not the National Forest land. However, Cottonwood would not bear the cost of local streets or water/sewer systems. The exception may be the $825,000 the city previously spent on the private Spring Creek Ranch water system many years ago, unless that money is recouped through negotiations with the developers. State law requires the city to adopt a10-year plan for provision of services in conjunction with the annexation, the report states.
In regard to the USFS land, Cottonwood Community Development Director Scott Ellis said virtually nothing changes, it just simply would fall within the city limits. The city is unable to annex the state trust land which the U-shaped parcel surrounds. But Ellis said this does position the city to annex the state land in the future.
Lisa Borowsky, vice president of Spring Creek Holdings, said in August the idea of seeking annexation from Cottonwood was suggested by a member of the Yavapai County Board of Supervisors.
In the current application with the county, the project would include self-sustaining water and sewer facilities.
“We have been looking at our available options for wastewater treatment,” she said in August. “We don’t want to be in the business of operating a water company or a wastewater treatment company, So, we are looking to partner with a municipality, specifically with Cottonwood.”
Borowsky also discussed the possible economic impact their project would have on Cottonwood if annexation were to occur. If all 1,500 units were sold for $100,000 apiece, that would equate to $5.25 million in sales tax for the city. In addition, rent tax on the land spaces and apartments could generate another $575,000 ayear for the city. That’s in addition to tax dollars generated by the RV park and on-site store and restaurants.
“We would really love to be part of Cottonwood,” Borowsky said in August. “I think it’s a really good fit for us and a benefit to the city.”
