Verde Valley plans spark heated debate

Among the rolling hills between Cottonwood and Sedona, Spring Creek runs through a narrow valley dotted with trees. A plan to build a new development on 282 acres along the creek has sparked opposition from nearby residents who argue the project would harm the stream and bring too much crowding and traffic, changing the character of the mostly rural area.

Lisa Borowsky and her father, Eric Borowsky, who own the property and have proposed the development, called Spring Creek Ranch, made their case for rezoning the land on Thursday before the Yavapai County Planning and Zoning Commission in Cotton

wood.

They presented their plans for 1,900 manufactured homes, 400 spaces for RVs, 400 apartments and an assistedliving facility, saying the community would provide economical homes in an area that is struggling with a lack of economical housing.

“There is a severe housing shortage in this price point, so we are helping to address that,” Lisa Borowsky, a Scottsdale attorney, told the commission. She said her father, who owns a share of the Arizona Snowbowl ski resort, bought the land in 2004 and that “a center point of our community will be Spring Creek itself.”

Their development plan calls for setting aside about 81 acres as open space, including nearly 58 acres as a park along the creek with a walking trail.

A handful of business owners and residents spoke in support of the proposal. But they were far outnumbered by opponents of the project, who packed the meeting room and filled an overflow room, watching live video of the discussion.

Many of the opponents wore red shirts, jackets and sweaters to signal their calls for stopping the zoning change.

“It’s outrageous the amount of people they want to bring in here,” said resident William Stewart. He said the project would be a moneymaker for the developers, who “don’t even live here in the Verde Valley.”

Over seven hours, the commission members heard from both sides, posed questions and discussed details, including access roads, the density of the housing, and how much the homes would end up costing. In a 5-4 vote, a majority of the commissioners recommended denying the zoning change.

Yavapai County supervisors are scheduled to consider the request for a zoning change at their next meeting on Jan. 15.

Land provides imperiled species habitat

Before the recession, the land had been approved for a subdivision with homes on 2-acre lots. The zoning change would allow for a higher-density development as the Borowskys have proposed.

The property is located in an unincorporated area off State Route 89A, about 6 miles from Cottonwood. A group of residents from Cornville have organized to oppose the zoning change.

“We’re pleased with the decision, although I would have liked for it to be a little more decisive than it was,” said Bev Jackson, president of the Cornville Community Association. She said she is continuing to encourage people to write letters of opposition ahead of the county supervisors’ meeting next month.

County officials said they have received 249 letters opposing the zoning change and 15 letters supporting it.

The property is flanked by state and federal land, and government agencies have commented in letters to the county.

District Ranger Amy Tinderholt of the Coconino National Forest wrote in an Oct. 18 letter that agencies have focused on Spring Creek for conservation efforts aimed at protecting imperiled native fish. She said the government built a “fish barrier” on the creek downstream from the Borowskys’ property to protect native fish by preventing the upstream movement of non-native fish.

Tinderholt wrote that the proposed zone change for development near the riparian area “poses some serious concerns” regarding water quality and water quantity.

Scott Poppenberger of the Arizona Game and Fish Department said in an Oct. 18 letter to the county that fish species found in the area include endangered spikedace and Gila topminnow. He said the threatened northern Mexican gartersnake also lives in the area.

“The Department’s assessment of the proposed residential community is that it would have substantial impacts on sensitive, threatened, and endangered species onsite and downstream, both within and adjacent to Spring Creek,” Poppenberger wrote.

“The proposed Project is a high density residential development, resulting in groundwater withdrawals, impervious surfaces, and human visitation,” Poppenberger added. “These changes in land use and hydrology will likely degrade water quality and quantity in Spring Creek and Oak Creek, impacting many native species, and the character of the area for residents.”

Developers plan measures to protect creek

Lisa Borowsky said they will comply with the requirements of Arizona environmental regulators as they develop the property. They also have met with officials from the state game and fish agency.

“We will continue to collaborate with them and do whatever they recommend. We’re both on the same team as far as mitigating impact,” Borowsky said.

The Borowskys said the project would include retention basins to contain runoff, and they plan other measures to protect the creek.

They plan to build a bridge as part of the development. They said amenities would include a community pool, a clubhouse, pickleball courts and a general store, among other things. The assistedliving facility would have 200 units.

The Borowskys met with opponents of the project to discuss their concerns. The two said they decided to scale back their original proposal of 600 pads for RVs to 400.

Lisa Borowsky said they are looking at making the creek accessible for people walking in the area.

The Borowskys plan to maintain ownership and lease the land to residents.

People who spoke in favor of the project included business owner Tony Ontiveros, who runs gas stations and convenience stores. He said many of his employees