Frequently Asked Questions
House Count
How many homes are proposed?
PV 540, at almost twice the overall land area of Quailwood Meadows is requesting a density of 4.03 dwelling units per acre on approximately 541 acres for a maximum of 2,179 homes. The proposed density is based on Quailwood Meadows density of 4.03 dwelling units per acres (1,191 homes on approximately 295 acres).
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Quailwood Meadows - 1,191 homes on 295 acres = 4.03 dwelling units per acre.
PV 540 – 2,179 homes on 541 acres = 4.03 dwelling units per acre.
Quailwood Meadows and PV 540 would be the same density.
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Neighborhoods within PV 540 will be similar to Quailwood Meadows and include a variety of housing options. A minimum fifty (50) foot wide perimeter buffer is proposed to ensure that homes within PV 540 will be setback from existing homes. A Perimeter Buffer is an open space corridor along the boundary of the Property adjacent to the Quailwood Meadows subdivision and the Outback subdivision as conceptually depicted in the exhibit below. Only single-family homes may be developed along the perimeter buffer. The density proposed in this PAD is very similar to Quailwood Meadows. A Master planned community with similar densities is the most compatible use adjacent Quailwood Meadows. Other uses could have far more impacts on adjacent properties.
Commercial
Why is commercial zoning proposed and what is being considered?
The opportunity for commercial uses is proposed near the intersection of Bradshaw Mountain Road/Outback Road and Road A only. The vision is for a local business to provide neighborhood services such as a small burger and shake hangout or a daycare. Major retail like a grocer is not proposed as something like this will need to be located along SR 69 or SR 169 where there is greater visibility and easy access.
General Plan
When was this proposed land annexed into the Town of Prescott Valley and why is that significant?
This property was annexed into the Town of Prescott Valley in May 2005. The intent was always that it would eventually be a developed as a master planned community similar to Quailwood Meadows. The land is currently zoned R1L-70, which is simply the Town’s holding zone until a specific application for development is filed by ownership. This same process was applied when Quailwood Meadows was planned.
Is the proposed plan compliant with the Town’s General Plan?
Yes. This proposal is fully in compliance with the towns general plan. In fact, the proposed residential master planned community requests less density and less intense land uses that would be permitted under the general plan designation. As you can see below, the general plan would potentially permit higher density housing and even possible commercial uses.
Water
How can you guarantee there will be enough water to support the proposed development and Quailwood Meadows?
An application for assured water supply is required and must be approved by the Arizona Department of Water Resources (ADWR). Upon an approval, ADWR will provide a certificate of assured water supply. The Town of Prescott Valley will be the water service provider.
What is being done to make sure that the water pressure in Quailwood Meadows will not change?
Service to Quailwood Meadows is from the existing water tank on top of the hill in PV 540. This tank will not be moved or lowered, therefore the water pressures will remain as currently regulated by the Town. A new water tank, at a higher location, is proposed and will be required to provide water service to homes in PV 540, which will help insure adequate and consistent water pressure.
Drainage
Will this proposed development increase the amount of stormwater going into Quailwood Meadows?
No. A registered engineer will provide a drainage analysis for the Town Engineer to review and approve prior to development. Historic flows entering and existing the PV 540 property will be maintained. Any increase in flow as a result of development is required to be mitigated within the property. This is commonly done with a detention basin, or a series thereof. A perimeter buffer is proposed along both Quailwood Meadows and the Outback subdivision. The existing drainage pattern along the boundary of Quailwood Meadows is generally from the northeast to the southwest. The perimeter buffer proposed within the initial phase of development includes open space that will be graded to control and manage stormwater flows.
What additional flood mitigation efforts will you have to take?
Culverts, pipes, basins, channels, and other drainage structures will be required within the proposed development to manage stormwater flows and to meet the Town of Prescott Valley requirement.
Sewer
Where will the sewer tie in?
There are two proposed connections to the existing wastewater system. The first location is the existing twelve-inch sewer main at the termination of Bradshaw Mountain Road. The second location is the existing pump station southwest of Quailwood Meadows. This latter connection will be achieved through installation of a new pump station and force main proposed at the southern boundary of PV 540.
Biological, Cultural and Clean Water Act Assessments
Will a biological, cultural, and Clean Water Act (CWA) assessments be done?
Yes, though not a requirement of a zoning application, to ensure the proposed development maintains the highest standards regarding our environment an assessment will be done. Archaeological Consulting Services, Ltd. (ACS) has been contacted to conduct these assessments. This proposal includes cultural and biological resource assessments for the property as well as documentation required under Section 404 of the CWA. Assessments will also be done along the proposed Outback Road realignment when further defined with engineered detail.
Cultural Resources
Though not a requirement of a zoning application, to be sensitive to the cultural history of our region an assessment will be performed regarding cultural resources. Under National Historic Preservation Act of 1966, as amended, before construction can begin, a cultural resource assessment needs to take place to identify and evaluate any cultural resources that might be present within the area of potential effects (APE). The statute protecting human remains and funerary objects encountered on private land (§41-865) also applies to the APE. The Arizona Antiquities Act (A.R.S. §41-841 et seq.) and State Historic Preservation Act (A.R.S. §41-861 through §41-864) also apply and the current cultural assessment will be completed within these required standards.
Biological Resources
Archaeological Consulting Services, Ltd. (ACS) will be assisting us in the evaluation of the biological resources in the area. ACS will assess potential project impacts to biological resources regulated under applicable federal, state, and local laws including the Endangered Species Act (ESA), Migratory Bird Treaty Act, Bald and Golden Eagle Protection Act, and Arizona Native Plant Law, among others.
Clean Water Act
Section 404
Water is important to us and the community. To ensure that the proper steps are being taken to maintain current clean water standards we will be conducting studies and complying with Section 404 of the Clean Water Act. Activities that involve placement of dredged or fill material within waters of the US are regulated under Section 404 of the Clean Water Act and require a permit from the US Army Corps of Engineers (USACE). The major drainageways and minor tributaries located within the property will be evaluated based on the criteria to be considered waters of the US. An initial assessment indicates that all on-site drainages are ephemeral features that do not meet the criteria to be considered jurisdictional waters of the US under current guidance.
Has the developer conducted an environmental site assessment?
Though environmental site assessments are not required in a zoning case and not regulated by the Town, we have conducted an environmental assessment. A Phase 1 environmental assessment was conducted by ProTeX. A summary of the findings is included below.
