Key Points
- Up to 560 single-family homes proposed on 141 acres, about one mile from both San Tan Valley and Florence
- Commission recommended approval March 19; Board of Supervisors vote pending
- First development exceeding 3.5 homes per acre east of the planned SR 505 corridor in this part of unincorporated Pinal County, potentially setting a precedent for similar requests nearby
- Thousands of additional homes already built, under construction, or proposed along the Bella Vista corridor
- Nearby employment activity includes Project Ranger, a hypersonic missile manufacturing and testing facility approved north of Florence, and Resolution Copper’s planned 600-acre filter plant and loadout facility along the Magma Arizona Railroad
- No public speakers at the hearing; no written comments received
The Pinal County Planning and Zoning Commission recommended approval of the Fieldstone development on March 19. The proposed 560-home community near E. Bella Vista Road and N. Cooper Road sits about one mile from both San Tan Valley and Florence, on approximately 141 acres. The three-part recommendation now heads to the Pinal County Board of Supervisors for a final decision.
A Rapidly Developing Corridor
The Fieldstone site sits in a corridor experiencing significant residential growth.
Fieldstone — Proposed
San Tan 288 — Proposed
Rock Creek — Approved
North Florence 80 — Approved
Brystol Farms — Withdrawn
Magma Ranch I — Existing
Magma Ranch II — Under construction
Magma Ranch III — Under construction
To the south, the Magma Ranch master-planned community is already partially built and actively developing. Approximately 1,300 homes across Magma Ranch are already built. Units 3 and 4 of Magma Ranch II — totaling 974 homes — are currently under construction. Magma Ranch III, planned for 668–672 homes at the northwest corner of Felix Road and Judd Road, is also under construction.
Directly north of Fieldstone, across the Magma Arizona Railroad, the San Tan 288 project is under county review. That proposal seeks 1,117 homes at a similar density of approximately four homes per acre. Staff reported it was tentatively scheduled for a P&Z hearing in April, but the applicant is still addressing staff comments. No hearing date has been confirmed.
The Zone Change Request and Its Density Limits
The Fieldstone site already carries older residential zoning from a mid-2000s approval for a project called Ocotillo Verde, which was never built. The current request updates that to the county’s modern zoning standard and also asks for a modest increase in the county’s land use category for the site — from one capped at 3.5 homes per acre up to one that allows as many as 8 homes per acre.
That higher ceiling raised questions at the hearing. However, the applicant and staff explained that a separately approved set of custom zoning rules — called a Planned Area Development — limits the project to a maximum of 560 homes, or just under 4 homes per acre. As Oberholtzer explained, the next available land use category above 3.5 homes per acre jumps directly to 8, leaving no intermediate option. Those custom zoning rules are what prevent the higher ceiling from being used.
“The only way to go above three and a half is to go to this next one-step category, which allows up to eight,” said Carolyn Oberholtzer, representing project developer Communities Southwest. “But because we have a PAD that locks in a maximum density, there’s no worry that it will exceed that.”
Without those custom zoning rules, the land use change alone would theoretically allow up to approximately 1,128 homes on the site. The rules limit it to 560. A separate condition further limits any future minor administrative increase to no more than five additional units, capping the project at 565 homes — just at 4.0 homes per acre.
Commissioner Bryan Hartman asked how Fieldstone’s density compared to the neighboring Magma Ranch development. Oberholtzer responded: “That density in Magma is three and a half units to the acre, so at almost four units to the acre, we are consistent. That is, to the human eye, not a perceptible difference.”
The SR 505 Corridor and What It Means for This Area
The proposed State Route 505 (SR 505) — a future north-south highway — is planned west of the Fieldstone site. County planning documents describe this corridor as a future regional transportation spine for the broader San Tan Valley area.
Under current draft planning documents, the area west of the future SR 505 corridor is designated for somewhat higher densities, including up to 4 homes per acre for detached housing and up to 8 for attached housing. East of the corridor — where Fieldstone sits — planning documents call for densities of 1 to 3.5 homes per acre.
Fieldstone’s approval, however, would be the first time this higher residential density category has been applied east of that planned corridor in this part of unincorporated Pinal County. Staff noted this could set a precedent and open the door to similar requests in the surrounding area.
Employment and Economic Context
Oberholtzer pointed to broader regional development activity as context for the project’s timing and location. “Project Ranger was also recently approved up to the east of this, not far,” she said. “There are major employment matters circling in these areas. And Cooper Road is eventually going to cross north and go to Skyline.”
Two Access Points Required Before Building Can Begin
County rules require any new development to connect to two separate public roads. Currently, the Fieldstone site has access only to Cooper Road on its southeastern corner.
County Engineer Chris Wanamaker confirmed at the hearing that a second access point is actively being planned. “Primary access being Cooper Road to the southeast corner there, and then the Felix Road connection to Bella Vista will be their secondary access,” he said.
However, that secondary connection crosses a separate privately owned property. Wanamaker said the county is working with the developer on acquiring the necessary easements. He added that negotiations are also underway to extend Cooper Road north across the Magma Arizona Railroad toward Skyline Drive — a broader regional road improvement.
What the Development Standards Allow
The custom zoning rules set building standards that differ from standard county requirements. The most significant differences are in lot and setback sizes.
| Standard | County default | Fieldstone |
|---|---|---|
| Lot size | ||
| Minimum lot area | 7,000 sq. ft. | 5,200 sq. ft. |
| Minimum lot width | 50 ft | 45 ft |
| Maximum lot coverage | Not specified | 50% |
| Maximum building height | 30 ft | 30 ft |
| Setbacks | ||
| Front yard — garage | 20 ft | 20 ft |
| Front yard — residence | 20 ft | 10 ft |
| Side yard | 10 ft | 5 ft |
| Rear yard | 25 ft | 15 ft |
Values in red differ from the county default.
The custom zoning rules introduce a 50% maximum lot coverage limit — meaning no more than half of any lot can be covered by structures. That restriction does not exist in the county’s standard rules. The previous approval for this site capped lot coverage at 40%.
Vice Chair Karen Mooney raised a concern about whether driveways would be long enough for today’s larger trucks. Oberholtzer confirmed that the 20-foot minimum setback from the sidewalk to the garage face is enough for a full-size pickup truck to park without blocking the sidewalk. She noted that 20 feet has become the standard in many parts of the state specifically because of truck sizes, and that homes will often be set back farther than the minimum.
Schools, Commercial, and Services
Fieldstone does not include a school site or commercial parcels. The applicant and staff confirmed the development would rely on existing facilities within the neighboring Magma Ranch community, which includes a K–8 school and limited neighborhood-serving commercial areas.
The site has access to water and sewer service through EPCOR, which the applicant cited as a key reason for developing it as a residential community.
The site falls within the Florence Unified School District No. 1. The nearest fire station — Rural Metro Fire Station #843 — is approximately 9 miles west of the site. The nearest Pinal County Sheriff’s substation is approximately 5 miles west.
Public Comment: No Opposition or Support Received
No members of the public spoke during the hearing’s public comment period. No one attended the January 29 neighborhood meeting and no written comments had been received.
Key Conditions Affecting Residents and Development Limits
The commission’s recommendation included 20 binding conditions. Among the most significant for future residents and neighbors:
- Maximum of 560 homes, with a hard cap allowing only up to 5 additional units through a minor administrative process — preventing incremental density increases over time.
- A 55-foot strip of land along both Bella Vista Road and Cooper Road must be dedicated to the county at no cost to the county, to allow for future road widening.
- A 30-foot open space corridor along the Magma Arizona Railroad, aligned with the county’s planned regional trail.
Board of Supervisors Vote Pending
The commission’s recommendation on all three cases now goes to the Pinal County Board of Supervisors for a final vote. No date for that hearing has been announced.
For more background on the proposal, including detailed traffic findings, phasing plans, utilities, and access requirements, see the previous Pinal Post article.
