The Pinal County Board of Supervisors approved two controversial measures on December 4 that will allow higher-density housing development near Ak Chin, despite strong opposition from rural residents concerned about preserving their quality of life.
The board voted to rezone 374 acres at the southwest corner of Val Vista Road and John Wayne Parkway (SR 347) to permit up to 1,519 dwelling units – an increase from the previously approved 1,225 homes. The development will include 4.37 acres of commercial space, reduced from the original 24 acres planned in 2003.
The development site sits about four miles from Hidden Valley and Thunderbird Farms, where residents typically own three or more acres of land. At full build-out, expected by 2035, the development is projected to generate 15,128 daily vehicle trips, including 1,294 trips during morning peak hours and 1,488 trips during evening peak hours.
A major component of the project involves realigning Val Vista Road through the middle of the property to improve east-west connectivity. County Engineer Chris Wanamaker explained this realignment was necessary to avoid conflicts with the Ak-Chin Indian Community land. The road will connect residents to Casa Grande’s growing employment center to the east. “Casa Grande is a hub… it’s an industrial area which is an employment center itself because everything lends itself to that,” Chairman Goodman explained during the meeting, noting that Maricopa is also developing plans involving their rail corridor.
The developer will be required to make significant road improvements, including constructing Val Vista Road as a three-lane roadway, building an east-west collector road through the development, contributing to future traffic signals at key intersections, and installing turn lanes at major access points.
The developer included a stipulation requiring written disclosure to home buyers about potential “adverse noise, odors, dust and other related externalities” from nearby farms and ranches. This notice will be included in public subdivision reports, purchase contracts, and homeowners’ association documents.
Supervisor Miller addressed water concerns, noting that Global Water has substantial remaining capacity in their allocation. He explained that Global Water recharges treated wastewater to help stabilize aquifer levels and that the housing development would likely use less water than the current farming operation.
During public comments, residents emphasized their rural values and lifestyle. Maryeileen Flanagan, who lives about four miles from the development site, opposed both the increased density and decreased commercial space. She called for keeping the original 2003 plan of 3.5 homes per acre and 24 acres of commercial space.
Robin Davis from Hidden Valley pointed out ongoing traffic safety concerns on Highway 347. As a member of the Pinal County Transportation Advisory Committee, she noted there are currently no plans to repair or upgrade 347 south of the City of Maricopa.
Several speakers noted that the reduction in commercial space from 24 acres to 4.37 acres would impact access to basic services for future residents. The development site is currently about six miles from the nearest grocery store and four miles from Ak-Chin, according to public testimony.
Ken Lepper, Chairman of the Thunderbird Farms Hidden Valley Advisory Committee, reminded the board that the original 24-acre commercial space was planned to be one of the largest in the area, capable of supporting “a grocery store, small hardware store, auto services, retail shops, restaurants.”
The approved measures will take effect at the end of the month. The developer must next apply for subdivision approval and secure necessary permits before construction can begin.
