Fewer homes doesn't appease Canoa residents

Instead of 28 homes blocking mountain views and adding more traffic in a quiet Canoa Ranch neighborhood, that number could drop to 20-22 houses, thanks to neighbors who spoke out Monday at a GVCCC zoning meeting.

The Green Valley Community Coordinating Council’s Planning and Zoning Committee voted to recommend to the county that the zoning designation of a strip of land at the west edge of the Canoa Sierra development be changed to accommodate more lots than originally slated, but fewer than developer Fairfield Homes Inc. wants.

Still, many neighbors were disappointed that the recommended capacity wasn’t lower.

“There’s got to be some sort of compromise,” committee member Stan Riddle said. “Let’s face it, these houses are going to be built. But there should be less (than 28).”

The 25.5-acre strip of land, once meant to be part of a golf course, is called “The Estates” and is owned by Fairfield, master developers of Canoa Ranch. Some residents of the subdivision Canoa Sierra, owned by Meritage Homes, say they were told the natural desert area would always stay a buffer between their development and the rural homes of Montana Vista. Others said they knew the land would be developed eventually, and were fine with the original zoning that would put eight homes on four-acre lots.

But Fairfield’s plan to change the zoning from RH (Rural Homestead; just over four acres) to CR-1 (just under one acre), got many Canoa Ranch and Montana Vista residents up in arms. About 40 attended the meeting Monday, and several spoke out.

Linda Strader, who lives in Montana Vista on the street facing the proposed development, said the homes are “not in character with the community of Montana Vista.” She said smells and noises from the horses and other animals many of her neighbors raise on their ranch-style properties would cause conflict with new Estates neighbors.

“This development may complement Canoa Sierra, but it does not complement us,” she said, adding that the upscale homes could raise property taxes.

Eileen Mac Laren, who lives in nearby San Ignacio Vistas, said, “I don’t think we should allow the habit of increasing the density on the properties (Fairfield’s) got left.”

But Frank Thomson, a planning consultant for Fairfield, said the 28 homes on one-acre plots would serve as a transition between the 5,000-square-foot lots in Canoa Sierra and the four-acre lots of Montana Vista.

“It adds to the general concept of creating separate neighborhoods within Canoa Ranch,” Thomson said. “It contributes to variation of homeowners, and home types.”

Jane Shimanek said she’s in favor of a lower-density development with an internal road and separate access, so Estates residents won’t tear up the privately owned Canoa Sierra streets. Like many who attended the meeting, she would support “Surban Ranch” zoning that would allow 14 homes in the development.

While she doesn’t live in the Canoa Sierra subdivison, as a Canoa Ranch resident Shimanek is concerned that she and her neighbors might get stuck paying for road repair and other costs associated with the development. While it’s too early for Fairfield to decide if The Estates would have its own HOA or be part of the large association made up of a collective of Canoa Ranch subdivisions, she says all residents of Canoa Ranch should be concerned.

Peggy Bonthran brought up the issue of water usage, and said “severe groundwater overdraft” was plaguing all of Green Valley and Sahuarita, but especially Canoa Ranch because of its proximity to the mine. She asked how more homes can be built when the water to sustain an increase in residents is running out.

“It may just be 20 homes, but it adds up,” she said.

The GVCCC committee also voted to recommend that Pima County look at eight lots that they feel are awkwardly placed at the north and south ends of the development strip, and could be problematic.

Fairfield is going to the Pima County Planning and Zoning board next month to request the zoning change. The public meeting is set for 9 a.m. July 29, at the Public Works Building in downtown Tucson, 201 N. Stone Street. The zoning change should go before the Board of Supervisors in August. jrichardson@gvnews.com | 547-9726