©Casa Grande Valley Newspapers Inc. 2006

Developer given OK for more homes

MARICOPA - After some eleventh-hour horse-trading, the City Council gave approval last week to move forward with Maricopa's first General Plan. The plan, which will serve as a blueprint for Maricopa's growth and development over the next 20 years, is the result of 13 months of detailed research, public workshops, drafts and revisions. Tuesday's discussion centered on the plan's accompanying Land Use Map and transportation-related issues, and more specifically, a potential railroad overpass.

Developer Larry Miller questioned the land-use designation for his property known as The Links at Maricopa. For the area west of Acacia Crossings, near Green Road and Arizona 238, the map designates the northern portion of the primarily residential project as employment. Miller preferred a label that would allow more homes or mixed use. In return, the developer offered a strong bargaining chip.

Miller suggested he would provide front-end funding and construction of a much-needed railroad overpass - valued at $15 million - at the entrance to The Links. However, the overpass would be located at Green Road, which is not the city's first choice for a bridge as it is not a major thoroughfare. The city had been hoping instead for an overpass at White and Parker Road, approximately two miles east of Arizona 347. The project, while in the city's planning area, has also yet to be annexed into the municipal limits.

Councilmember Edward Farrell questioned making the Green Road bridge a priority over White and Parker. He explained that Green Road dead-ends to the north at Arizona 238 and to the south at McDavid Road.

"All we've done is solve congestion for getting out of the city. We still have a problem getting out of the historical area," Farrell said. "If we had this $15 million bridge on White and Parker and kept that as a priority, then we have accessibility and potential to take that to Casa Blanca and on to I-10."

Vice Mayor Brent Murphree felt the Green Road overpass was too good to pass up.

"We have one railroad track crossing in the middle of town.... We are under the gun here," Murphree said. "We, as a council, will be held accountable when something happens. We need to get on this right now. This is the first thing that's come before us. We need relief. We need transportation relief in Maricopa right now."

Farrell agreed the city is quickly approaching a transportation situation that is nothing short of dire.

"I don't want to use the word desperate here, but I get that feeling when we're dealing with transportation issues. This is something we need to take a look at and talk about whether it's the eleventh hour or not," Farrell said.

"Nine months to a year ago the city was issuing 700 permits a month. We are witnessing those permits as homeowners and residents, and we can tell just by looking at 347. It's horrible. Now we're in a situation where six months ago we were selling 850 permits a month. What is going to happen when those residents move in three or four months from now? The majority of those building permits were issued on the south side of the tracks. We're looking at a huge public safety liability issue."

Councilmember Will Dunn spoke for what he saw as a less-than-perfect, but still favorable trade.

"Keeping employment, that's a big cookie," Dunn said. "You've got a major traffic safety issue here. We keep talking about an overpass at 347, but that's years away. I don't think there's anything else you could have offered up that would have made me consider accepting this."

Planning Director Amy Haberbosch-Arco shared her displeasure with the offer to trade the employment designation for an overpass.

"Staff is not happy with lessening the employment. We're in favor of more employment," Haberbosch-Arco said. "What we're doing right now is making deals for land use for one project in the eleventh hour. The project is a very nice layout, but to lessen the amount of employment that's already planned, that's what we don't agree with."

Council called for a brief intermission during Tuesday's meeting to allow Arco, Miller and Dunn to privately negotiate. Upon returning to the meeting, the group announced they had reached a compromise everyone could live with.

"We've found a way to change this map to make it work and still get an overpass," Dunn said. "We're going to place a lot of trust in the developer that he's going to complete the annexation. Amy's happy. Larry's almost happy. I think we're at a place where this is going to work. This is one of those times where we just have to get stuff done."

David Williams, the consultant heading up the General Plan process for the city, warned the council that changing the map would not give the city any legal authority to require the developer to follow through on his promise of an overpass.

Miller, who previously provided up-front funding for the Santa Rosa Wash Bridge and railroad trestle improvement, said he fully intended to follow through on his commitment.

"A man would be a fool not to," he added, drawing laughter from the council.

Before approving the General Plan, the council also discussed the future of a 1,600-acre parcel owned by Volkswagen near the city's eastern limits.

The parcel is designated on the Land Use Map as a Special Planning Area. The Volkswagen Test Facility represents the largest undeveloped tract in the city and has substantial development potential.

"In order to balance residential and employment land uses in the community, this tract has been designated for continued employment land uses," the plan states. "Additional detailed planning and design studies assessing a mixture of potential uses including industry, major medical and educational facilities, resort and hospitality development, master planned residential and open spaces, are recommended."

The employment designation does not sit well with Volkswagen, as a more generalized category, such as master-planned community, would potentially increase the value of the land. However, Chuck Hill, a lawyer representing Volkswagen, assured the council the parcel is not for sale.

"First of all, this property was on the market, but it has been pulled at the moment. Volkswagen is not selling and does not have an immediate plan to leave the proving grounds. Even if we decided to leave tomorrow, it would be a few years....

The council decided the best course of action would be to maintain the Special Planning Area designation for Volkswagen, which protects both sides by requiring detailed planning studies as a prelude to rezoning or development approvals. Changing the designation could occur through a General Plan major amendment, which would require a public hearing and can only happen once a year.

The council went on to approve the General Plan, with some minor changes in wording, with a 7-0 vote. The plan must be approved by voters in the May 16 General Election before being implemented.

©Casa Grande Valley Newspapers Inc. 2006