Key Points
- 560 single-family homes proposed on 141 acres near the corner of Bella Vista Road and Cooper Road
- Thousands of additional homes already under construction or proposed nearby
- Traffic study projects significant delays by 2036 at two key intersections; some fixes may not be physically possible
- No residents attended the January neighborhood meeting; no comments submitted
- Public hearing Thursday, March 19, 2026 at 9:00 a.m. in Florence
- Written comments accepted at any time through the Pinal County Planning Division
The Pinal County Planning and Zoning Commission will hold a public hearing Thursday, March 19, 2026, on the proposed Fieldstone residential development. The project would bring 560 single-family homes to approximately 141.3 acres near the northwest corner of E Bella Vista Road and N Cooper Road in unincorporated Pinal County. Fieldstone would be one of several large residential developments taking shape in the corridor between San Tan Valley and Florence, where thousands of new homes are either under construction or awaiting county approval.
Fieldstone — Proposed
SanTan 288 — Proposed
Brystol Farms — Withdrawn
Magma Ranch I — Existing
Magma Ranch II — Under construction
Magma Ranch III — Under construction
Residential Development in the Surrounding Area
The table below summarizes known residential developments in the immediate area. Statuses are as reported in county planning documents.
| Development | Location | Planned Homes | Status |
|---|---|---|---|
| Magma Ranch II — Units 1 & 2 | Northeast corner of Cooper Rd and Judd Rd | 820 | Complete |
| Magma Ranch II — Units 3 & 4 | North of Units 1 & 2, along Cooper Rd | 974 | Under construction |
| Magma Ranch III | Northwest corner of Felix Rd and Judd Rd | 668–672 | Under construction |
| Fieldstone | Northwest corner of Bella Vista Rd and Cooper Rd | Up to 560 | Proposed |
| San Tan 288 | North of Fieldstone, across Magma Arizona Railroad | 1,117 | Proposed |
| Brystol Farms | South of Bella Vista Rd, adjacent to Fieldstone | 1,052 | Withdrawn |
Approximately 1,300 homes within the broader Magma Ranch community are already built. Those existing homes are not listed separately above, as they predate the active development phases shown in the table.
What Fieldstone Would Bring to the Bella Vista Corridor
The Fieldstone development at the center of Thursday’s hearing would place up to 560 single-family detached homes on approximately 141.3 acres, at a density of approximately 4 homes per acre. Lot sizes are proposed at 45 feet by 120 feet and 50 feet by 120 feet.
Development is planned in two phases, totaling 560 homes. Phase 1 would include the majority of the homes along with the primary community amenity area, featuring a community pool, shaded play area, sport court, and picnic areas. Phase 2 would complete the remaining homes and add a dog park and additional amenity areas.
The site is currently vacant and undeveloped. However, it received approval for residential development under the Ocotillo Verde master-planned community approximately 20 years ago. That earlier approval was never built out.
The development would also include approximately 29 acres of open space — about 21 percent of the total site — which exceeds the County’s 18-percent minimum requirement. A 30-foot minimum open space corridor is proposed along the Magma Arizona Railroad corridor on the northwestern boundary.
Traffic Findings at Key Intersections
The Traffic Impact Analysis prepared for Fieldstone projects the development would generate approximately 5,168 vehicle trips per day, including 384 trips during the morning rush hour and 515 during the evening rush hour.
The study analyzed four intersections: Attaway Road/Judd Road, Felix Road/Judd Road, Cooper Road/Judd Road, and Bella Vista Road/Cooper Road. According to the study, all four currently handle traffic adequately. Under future conditions that include Fieldstone and other planned nearby developments, significant delays are expected at Attaway Road/Judd Road and Cooper Road/Judd Road.
The study found that adjusting traffic signal timing alone will not be enough to relieve those delays by 2036. The study identifies major intersection rebuilding as necessary at both Cooper Road/Judd Road and Attaway Road/Judd Road, and notes that some of those improvements may not be physically buildable due to limited space within the existing road corridor.
The study also looked at a shorter-term scenario involving only Fieldstone and the two nearby Magma Ranch projects currently under construction. That analysis assumed no new road connection north to Skyline Drive. Under that limited scenario, the study found that traffic at Cooper Road/Judd Road would flow adequately with no roadway improvements needed at all.
All four intersections are expected to see enough traffic volume to justify installing traffic signals by 2026, even before Fieldstone’s trips are added.
Access and Road Dedication Requirements
The proposed plan includes three driveways: two on Bella Vista Road and one on Cooper Road. County rules require a minimum of two permanent access points connecting to two separate public roads. Currently the development has access to Cooper Road but does not yet meet that requirement. The developer will need to establish an additional connection to N. Felix Road or another qualifying public road. Access to Bella Vista Road is also subject to a separate land transfer requirement.
Both Bella Vista Road and Cooper Road are designated as regionally significant roads under a Pinal County transportation plan. The county requires the developer to dedicate a minimum 55-foot strip of land along both roads to allow for future widening, at no cost to the county. All road improvements identified in the traffic study are to be completed at the developer’s cost.
Density Designation and Area Context
If approved, the staff report states this would be the first Medium Density Residential designation in this portion of unincorporated Pinal County east of the future SR 505 corridor. That designation allows 3.5 to 8 homes per acre. The staff report further notes the approval could set a precedent for similar higher-density designations nearby. That includes the San Tan 288 project to the north and potential future development proposals to the south.
A separate development, San Tan 288, is currently under review for the area directly north of Fieldstone, across the Magma Arizona Railroad. That project could come before the Planning and Zoning Commission as early as April and would seek approval for 1,117 homes at a similar density of approximately 4 homes per acre.
Schools, Fire, and Utilities
The Fieldstone property falls within Florence Unified School District No. 1. The proposed development does not include commercial uses or its own school site. According to the staff report, it is expected to rely on existing commercial areas and school facilities within the neighboring Magma Ranch community and surrounding area.
The nearest fire protection facility is Rural Metro Fire Department Station #843, approximately 9 miles west of the site. The nearest Pinal County Sheriff’s Office substation is approximately 5 miles west.
Water and sewer service would be provided by EPCOR. Electric service would be provided by Salt River Project (SRP). According to the applicant’s filings, existing capacities have been analyzed and determined adequate, subject to further engineering review.
Prior Public Outreach
CVL Consultants, representing the applicants, sent mailed notices to property owners within 1,200 feet of the site on January 15, 2026. A neighborhood meeting was held January 29, 2026, at Central Arizona College – San Tan Campus. No members of the public attended. No comment forms were filled out. County staff had received no letters of opposition or support as of the time the staff report was prepared.
How to Attend and Submit Comments
The public hearing is open to all. The full case packet is available on the Pinal County Notice of Hearings page. The case numbers are PZ-PA-021-25, PZ-027-25, and PZ-PD-018-25.
Residents may submit written comments at any time to the Pinal County Planning Division, Development Services Department, P.O. Box 749 (85 N. Florence Street), Florence, AZ 85132. For questions, contact Senior Planner Valentyn Panchenko at [email protected] or (520) 866-6414.
If enough property owners formally protest the rezoning, a supermajority Board of Supervisors vote would be required for approval. The Planning and Zoning Commission’s recommendation will go to the Board of Supervisors for a final decision.
