The Babocomari River and its tributaries are the major water feature of the Whetstone area, and are considered a significant contributor to stream flow in the San Pedro River which supports its own downstream riparian habitat as well as the riparian habitat of the San Pedro Riparian National Conservation Area (designated by Congress in 1988). The Arizona Department of Water Resources report Groundwater Resources of the Upper San Pedro Basin, Arizona (February, 2005) makes numerous references to the Babocomari River and its role in the hydrology of the Upper San Pedro Basin. In addition, the Upper San Pedro Partnership, through its member agencies' studies, has shown that ephemeral stream channels, like portions of the Babocomari River and its tributaries, are critically important for recharging the regional aquifer of the Sierra Vista Sub-watershed the area's sole source of ground water.

1.2 Resulting Considerations

The current zoning of RU-4 (one residence per 4 acres) throughout the plan area provides a baseline for determining what the potential ground water impacts may be if the area were developed under current, permitted densities. Therefore, future requests for increased densities and/or intensity of uses should take this into consideration and should not increase groundwater withdrawals in the Plan area beyond this baseline assumption. Further, the county shall designate certain wells within the area as wells for monitoring aquifer levels and permits or restrictions on future growth shall be based on evaluation of the aquifer level.

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1.3 Policies Applicable to All Zoning Designations

1.3.1 New development, residential and non-residential, shall comply with the following minimum standards. Major renovation of existing structures shall address compliance with all of these standards, except where the sole purpose of renovating an existing structure is to comply with one or more of these minimum standards.

1.3.1.1 Landscaping shall be of drought-tolerant native vegetation as defined by the Countys Low Water Use/Drought Tolerant Plant List, and incorporate landscape features in locations and of specific types that would shade structures and living areas in summer to the extent practicable.

1.3.1.2 Use of potable water in irrigation and washing down pervious surfaces is prohibited.

1.3.1.3 With the exception of storm water detention basins, water harvesting facilities, or effluent recharge basins, new development shall not incorporate open water storage facilities or water features, such as ponds, reflecting pools, fountains, or misting features.

1.3.1.4 All irrigation systems shall be drip irrigation systems that include timers, soil moisture content sensors, and rain sensors.

1.3.1.5 New development shall incorporate water line insulation, hot water on-demand systems, and hot water recirculation systems.

1.3.1.6 Plumbing fixtures other than urinals, which are addressed below (include reference to paragraph), shall comply with industry low flow designation standards.

1.3.1.7 Use of evaporative coolers in favor of air conditioning systems is prohibited, with the exception that a dual system is allowed provided that the evaporative cooler portion uses effluent from a water harvesting system.

1.3.1.8 Structures shall incorporate separate potable water, grey water and sanitary sewer distribution lines on individual structures. Grey water lines shall be connected to a water harvesting system for on-site use.

1.3.1.9 Water harvesting systems, including storm water filtering and recharge facilities, shall comply with the latest guidance available from the Arizona Department of Water Resources and federal agencies such as the United States Geological Survey and the United States Natural Resources Conservation Service. In the event of a conflict in guidance, the most restrictive guidance shall prevail.

1.3.1.10 Agreements with water system operators that supply new development shall include premium fees for excessive water usage, defined here as greater than 125% of the average gallons per day per acre consumption reported by existing water companies in the area.

1.3.1.11 Rooftop runoff shall be connected to a water harvesting system.

1.3.2 New development shall reduce potential ground water pumping within the Plan area to a level that will contribute, on a cumulative basis, to the Upper San Pedro Partnership's target of reducing the Sierra Vista Sub-Watershed's projected annual deficit, which is based on projected growth in the area.

1.3.3 New development proposed as subdivisions, special uses, or in rezonings, shall indicate the design features that will be incorporated into the development to:

1.3.3.1 Comply with the minimum standards,

1.3.3.2 Minimize overall water use through water conservation measures such as deed restrictions and other water conservation methods.

1.3.3.3 Address water quality issues associated with post development run-off.

1.3.3.4 Conserve and enhance ground water recharge through methods such as the use of storm water recharge and flood control basins, pervious pavement, infiltration galleries, dry wells, building envelopes, protection of open space, minimizing disturbance of soils and other methods.

1.3.4 New development shall meet or exceed County Highway and Floodplain Department standards to preserve existing watercourses within the Plan Area and protect from erosion, pollution and alteration of natural drainage patterns resulting from new development.

1.3.5 New wells in the area of this plan that lie in the alluvium of the Babocomari River, defined here as the 100-year Floodplain, shall be managed per Arizona Department of Water Resources requirements for the area.

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1.4 Enterprise Designation Specific Policies

1.4.1 In addition to the minimum standards, new non-residential development shall incorporate water conservation design features and Best Management Practices (BMP) to reduce potable water use and to maximize water harvesting and recharge opportunities. Non-residential developments shall incorporate many of the water conservation systems and features described for residential development and, in addition, shall incorporate the following measures and BMP:

1.4.1.1 Storm water filtering and recharge facilities;

1.4.1.2 Waterless urinals in employee and public restrooms;

1.4.1.3 Institute design features and policies for the prevention of contamination of ground water (all sources of water and contaminants)

1.4.2 Any new commercial development wherein on-site use of ground water is integral to the processes, function, or product of the commercial development shall achieve a minimum 75% water recycle rate.

1.4.3 Regardless of recycle rate achieved, no business in the area covered by the plan shall consume in excess of 85% of the average industry standard for similar operations in a similar environment. Proof of expectation of achieving this goal shall be provided prior to first permits being issued, and final operational permits shall be issued only after a measured, demonstration run of equipment.

1.4.4 New commercial development wherein net water use is expected to exceed 200 gallons per day per acre for all uses shall incorporate an integrated design system of ground water, wastewater and storm water management, including recirculation and capture of water for reuse and recharge, for each project. Proposals shall include descriptions of planned water management measures designed to demonstrate how projected water use over 200 gallons per day per acre shall be off-set to the extent feasible. Proposals for subdivisions, rezoning or special uses shall include details on how the project will be designed to conform to this policy.

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1.5 Policies Applicable to All Residential Zoning Designations

1.5.1 Regardless of subcategory, all new residential development shall comply with the following standards in addition to the minimum standards specified above:

1.5.1.1 Eliminate or limit the amount of turf in landscaping. Any turf included shall be drought-tolerant, low water demand, native grasses.

1.5.1.2 Front-loading or water-efficient washing machines are required. Water-efficient washing machines are defined here as Consortium for Energy Efficiency (CEE) Tier 2 machines. Specifics, such as Water Factor or Modified Energy Factor values, may be obtained from the CEE and are available on the CEE website (as of 10/30/2005) at http://www.cee1.org/resid/seha/rwsh/reswash_specs.pdf. Copyright infringement and tier change considerations preclude their inclusion in this document.

1.5.1.3 Establish a building envelope within the lot beyond which the land is left in a natural state with drought-resistant native vegetation.

1.5.1.4 Prohibit swimming pools with water capacity greater than 27,000 gallons, including any ancillary storage or treatment systems. Pools falling within this restriction shall be provided with the means to reduce evaporation losses to the minimum practicable, such as covers or enclosures.

1.5.1.5 New development shall incorporate an integrated design system of ground water, wastewater and storm water management for each parcel and for entire subdivisions or development such that, in the aggregate, on-site potable water systems are designed to use the same or less water than would be used if the property were developed under existing zoning. This determination shall be based upon the most recent hydrology surveys available and actual usage of the land under development. Proposed, and verified, effluent recharge may also be used to offset projected demands. Proposals for rezoning or special uses shall include details on how the project will be designed to conform to the minimum standards above and this policy, including the intent of forming a water company or district, or joining with an existing water company or district.

1.5.1.6 Incorporate effluent re-use and recharge within subdivisions that provide wastewater treatment systems.

1.5.1.7 Incorporate storm water recharge facilities on individual lots to the greatest extent practicable.

1.5.1.8 Provide Water Wise or similar publications and contact information as part of sales contracts to home buyers.

1.5.1.9 New residential development proposed in subdivisions, rezonings to higher densities, or special uses, shall conserve water use by incorporating efficient, effective and integrated water pumping, distribution, metering and recharge systems as well as water conservation Best Management Practices (BMP).

1.5.1.10 Proposals for rezoning to higher densities or special uses shall include details on how the project will be designed to conform to the minimum standards above and these policies, including the intent of forming a water company or district, or joining with an existing water company or district..

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2 Area Communications Systems

2.1 Communications Systems Infrastructure

2.1.1 Multiple consumer options for communications modes are encouraged. The benefits of competition between providers of communications modes manifest themselves in both reliability and lower costs to the consumer. Although the desirability of retaining a rural atmosphere in Whetstone is clearly noted, the availability of state of the art communications links to the residents, businesses, and educational entities need not be in conflict with that atmosphere, when properly managed and installed.

2.1.2 To meet the expectations of the Whetstone residents and this Area Plans intention of protecting the rural atmosphere and unobstructed vistas, all hard wired systems (e.g., metallic wire, fiber optics) should be installed underground. Although use of existing aboveground utility poles may be more cost effective, aboveground utilities are discouraged. The long-term goal of this plan is the eventual phasing out of aboveground utilities.

2.1.3 Although wireless communications systems are less obtrusive to the desirable Whetstone vistas, the towers required to support these systems are normally objectionable and should be limited. Therefore, the Whetstone community is committed to limiting the erection of communications towers. Also those limitations extend to the height of such towers that they not exceed 60 feet above ground level, erected only in areas that enable the towers to blend into their surroundings, and that measures be taken to disguise or camouflage them to ensure their presence is as obscured as possible. These limitations extend to both commercial and private towers.

2.1.4 Any communications towers emitting a signal shall shield its mechanism to prevent interference of reception to operators of other electronics devices and be in compliance with FCC guidelines and regulations.

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3 Transportation and Roads

3.1 Background

3.1.1 Commercial development consisting of a shallow tier of unrelated commercial developments lining a major thoroughfare shall be discouraged. This type of development creates hazardous traffic congestion and obstructs the functioning of major arterials. It also contributes to sprawl, rather than in filling of development, by extending commercial development for long distances along major arterials. Such development occurs primarily to take advantage of direct frontage on an arterial, ignoring the relationship of the commercial zoning district to surrounding uses. Developers are to be encouraged to orient their businesses toward collector streets carrying traffic from surrounding neighborhoods as well as toward through traffic on the major arterials, while configurations conducive to excessive numbers of access points on arterial streets are to be discouraged.

3.1.2 Conversely, residential uses should be protected from the adverse impacts of heavy commercial and through-traffic by denying rezonings that would result in heavy traffic on local residential streets.

3.2 Transportation Goal

3.2.1 Circulation systems and patterns shall be designed to integrate land use development with adequate transportation facilities using existing roads where possible to create a safe, cost-effective and energy efficient transportation network for the use and enjoyment of county residents.

3.2.2 The following guidelines will be used for all new development within the plan area:

3.2.2.1 Minimize the number of driveway cuts;

3.2.2.2 Encourage shared access points among several properties;

3.2.2.3 Whenever feasible, combine parcels to allow for planned unit development;

3.2.2.4 Provide and maintain a landscaped buffer (e.g., vegetation, decorative rock, etc.) along highways consistent with drainage, utility, and traffic needs;

3.2.2.5 Use a creative and aesthetically consistent building design and orientation on the site with staggered setbacks;

3.2.2.6 Cluster development to retain the maximum amount of open space.

3.2.2.7 The impact of proposed developments on the existing roadway system shall be evaluated prior to approval. The developer, when required by the Cochise County Planning Director (CCPD), will conduct a Traffic Impact Analysis (TIA). Where the CCPD deems necessary, conditions of approval shall stipulate improvements to mitigate impacts.

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3.3 Transportation Policies

3.3.1 An interconnecting network of through streets shall be planned and developed to provide for the safety, convenience and general welfare. Design of the public street network shall be based upon existing streets, topographic conditions, drainage, and surrounding land uses.

3.3.2 Subject to the foregoing considerations and in the absence of an approved transportation plan, master development plan, community plan, or existing improved streets sufficient to fulfill traffic circulation needs, streets important to the overall circulation of the area should be located and constructed on or near section and/or mid-section lines. If this standard road alignment can be demonstrated to be neither feasible nor necessary, the developer may propose circulation system alternatives.

3.3.2.1 Roadways shall be classified on the basis of function and design as defined in the Cochise County Road Construction Standards and Specifications for Public Improvements.

3.3.2.2 Development along a street shall be at a location and in a manner consistent with preservation of the function of the street. In this connection:

3.3.2.2.1 Non-residential development should have access to collector and arterial streets in the County public roadway system, provided that such development shall be discouraged if the primary connecting streets between the site and the County public roadway system are local residential streets.

3.3.2.2.2 Access to arterials and collectors and intersections thereto shall be located so as to promote free flow of traffic when the area is fully developed, by minimizing congestion and maximizing streets capacities.

3.3.2.2.3 If a street is identified as a major thoroughfare on a transportation plan, master development plan or community plan or by approval of the Board of Supervisors, limited direct access shall be allowed to it.

3.3.2.2.4 Single-household dwellings shall be discouraged from having direct access onto arterial and collector streets.

3.3.2.2.5 Local subdivision streets shall be designed and constructed to provide access, loading and parking for abutting properties, but shall be located and designed so that through traffic is discouraged.

3.3.2.2.6 Public alleys shall be discouraged.

3.3.2.2.7 All approved master development plans shall include a traffic circulation element which is adequate to serve the transportation needs of the area itself and which is compatible with the traffic circulation system and plans of surrounding areas. Development of sites within such areas shall require appropriate off-site improvements in accordance with the approved plan.

3.3.2.2.8 Access to sites shall be adequate to provide safe, permanent and smooth traffic flow to the site without substantial adverse impact to surrounding properties and streets outside the boundaries of the site.

3.3.2.2.8.1 On-site and off-site access shall be improved to Cochise County Road and Construction Standards and Specifications for Public Improvements.

3.3.2.2.8.2 Owners of non-residential property, whose development initially presents minimal impacts but may present greater future impacts as the business grows, may enter into an off-site delayed improvement agreement to address the appropriate scope of improvements needed.

Comment: Cochise County is noted for having many scenic and natural resources that are visited by tourists. These visitors are generally considered an economic asset to the County. They often prefer services (e.g. Bed and Breakfast Inns) in rural areas near the sites they visit and prefer the "rustic" look such as rural roads. Further, such businesses in the early stages, cannot estimate the level of traffic that will ultimately be generated by their business, therefore it is difficult to determine what roadway improvements are necessary. In fact the road may be adequate to serve the traffic generated when the business begins operations and yet prove to be inadequate later after the business has become successful. This policy allows some flexibility to delay improvements and allows the business to establish some success before paying for potentially costly improvements, so long as basic safety issues are addressed before the public is invited to the site.

3.3.2.2.9 Developers shall adequately address traffic and safety problems that are reasonably related and roughly proportional to the impact of their use on the public roadway system and surrounding properties.

Developments can be located a considerable distance from an intersection or roadway and yet still have significant impacts if the road represents the only route to service or employment centers. For this reason, a specific distance has not been used to define "reasonably related to the impact". Instead, the County will require a traffic analysis to determine the impact of major developments. The scope of this analysis will vary according to the type of land use proposed, the level and type of traffic generated by the use and the adequacy of the roads serving the development.

3.3.3 Enforcement

3.3.3.1 Subdivision developers shall be required to construct street improvements or post security for deferred construction of street improvements before lots can be conveyed to the public.

3.3.3.2 Developers shall be encouraged to place construction of utilities beneath the surface of the public right-of-way or dedicated easement and make provisions other than alleys for garbage pick-up.

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3.4 General Policies

3.4.1 Support the location of general business uses of a more regional nature in a manner that:

3.4.1.1 Optimizes safe and adequate access along major highways;

3.4.1.2 Minimizes non-residential traffic in neighborhoods and along residentially developed roadways;

3.4.1.3 Serves to provide a buffer between less intense business uses and industrial uses; and

3.4.1.4 Clusters similar uses in a manner that protects residential areas.

3.4.2 Designate appropriate truck access.

Objective: Protect roadway surfaces from damage from intense use by inappropriate vehicles where such use is unintended by design.

3.4.3 Adequate parking shall be provided.

Objective 1: All parking for new development shall be provided on site, within which developers will provide the maximum amount of parking possible within the constraints of the already developed town site.

Objective 2: As part of the development review process, discourage by design non-residential parking in residential areas.

3.4.4 Adoption by the Board of Supervisors of an ordinance to regulate inappropriate use of residential streets by heavy trucks (e.g., tractor and semi-trailer, dump trucks, etc.), except where the travel is for a resident that owns/leases the truck. Residents that park semi-trucks on private property, as part of performance of livelihood will be exempt from inappropriate use statutes.

3.4.5 Support interconnected wildlife corridors and trail systems;

3.4.6 Protect panoramic vistas of the natural landscape and dark night skies;

3.4.7 Create and sustain friendly and safe neighborhoods;

3.4.8 Provide space and openness between structures;

3.4.9 Support the economic vitality of neighborhood businesses and enhance community job opportunities.

3.4.10 Developments that generate heavy non-residential or non-local traffic should be designed and located such that traffic generated does not travel on predominantly and historically used residential streets

Objective: Retain the neighborhood character of residential streets which allows for pedestrians and bicycles to safely share the roadway.

3.4.11 Develop new collector roads for new development as needed to distribute traffic within the area that is generating the need, and away from existing streets historically used for local neighborhood traffic in established communities.

3.4.12 Encourage the Arizona Department of Transportation (ADOT), Cochise County Highway and Floodplain Department and new developers to consider non-motorized travel options and wildlife travel paths when planning projects or acquiring right-of-ways.

3.4.13 Allow flexible road design standards to enhance and harmonize with the topography and hydrology of the area while maintaining traffic speed control.

3.4.14 Encourage ADOT, County and new developers to consider multi-modal travel options when planning projects such as the width of right-of-way, pavement type and surface materials, height of drainage and culvert structures, etc.

3.4.15 Weight limitations should be imposed and enforced on residential roads except under emergency re-routing situations, in which case these alternate routes should be adequately patrolled and signed to handle this emergency traffic volume. Residential routes in this area should have weight limits posted and enforced.

3.4.16 Manage access onto SR 90 and SR 82 and County maintained roads.

3.4.17 Additional capacity and non-capacity improvements and access management tools to include widening; radii improvements; realignments; access location; and separations on these County facilities, may be required and necessary to accommodate additional traffic generated from the Whetstone Plan Area developments. Developer(s) will need to contribute to the cost(s) of these improvements based on the proportionate share of traffic impacts attributed to their development.

3.4.18 The two major transportation arterials abutting much of the Whetstone plan area are:

3.4.18.1 State Route (SR) 90 which is a major north-south arterial that traverses the Babocomari area and provides access to Interstate 10 (I-10) to the north, and to the cities of Huachuca City and Sierra Vista and Fort Huachuca to the south.

3.4.18.2 SR 82 is a major east-west corridor along the northern part of the plan area extending from the County's boundary with Santa Cruz County to Tombstone.

3.4.19 A one foot no access easement [NAE] Right-of-Way condition shall be placed along all abutting parcels and internal roads to SR 90 and SR 82 and County-maintained roads in the Plan Area with the exception of approved access points as designated by the County and ADOT. All new development proposing connections to the existing County roadway network shall obtain an approved right-of-way permit from the County. The County shall consider placing a one foot no access easement within the right-of-way of some County roads in order to control the number and location of access points.

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4 Guidelines for Utilities

4.1 Background

4.1.1 The residents of Whetstone recognize the necessity of utilities to support the expected standard of living and provide for the health and well-being of the community at large. The intent of this section is not to hamstring the utility operators but to ensure provision of services is in consonance with the atmosphere of the community.

4.1.2 Utilities are a major segment of the community infrastructure and, as such, can be a major boon or the source of continuing discontent. These policies are designed to promote the former rather than allow the latter.

4.2 Policies

4.2.1 Place utilities in road easements (current standard for the area), or other dedicated accessible easements. Utilities shall not be placed under roadways or in roadbeds, either existing or future, to ensure ease of maintenance and future expansion.

4.2.2 Utilities; to include electric power, telephone, cable, piping systems, and other utilities as practicable; should be placed underground where feasible to preserve the vistas.

4.2.3 New development shall include stubbed out piping for future sewer hook up, recognizing that septic tanks are the established standard for most of the area.

1.3.1.1 Landscaping shall be of drought-tolerant native vegetation as defined by the Countys Low Water Use/Drought Tolerant Plant List, and incorporate landscape features in locations and of specific types that would shade structures and living areas in summer to the extent practicable.

1.3.1.2 Use of potable water in irrigation and washing down pervious surfaces is prohibited.

1.3.1.3 With the exception of storm water detention basins, water harvesting facilities, or effluent recharge basins, new development shall not incorporate open water storage facilities or water features, such as ponds, reflecting pools, fountains, or misting features.

1.3.1.4 All irrigation systems shall be drip irrigation systems that include timers, soil moisture content sensors, and rain sensors.

1.3.1.5 New development shall incorporate water line insulation, hot water on-demand systems, and hot water recirculation systems.

1.3.1.6 Plumbing fixtures other than urinals, which are addressed below (include reference to paragraph), shall comply with industry low flow designation standards.

1.3.1.7 Use of evaporative coolers in favor of air conditioning systems is prohibited, with the exception that a dual system is allowed provided that the evaporative cooler portion uses effluent from a water harvesting system.

1.3.1.8 Structures shall incorporate separate potable water, grey water and sanitary sewer distribution lines on individual structures. Grey water lines shall be connected to a water harvesting system for on-site use.

1.3.1.10 Agreements with water system operators that supply new development shall include premium fees for excessive water usage, defined here as greater than 125% of the average gallons per day per acre consumption reported by existing water companies in the area.

1.3.1.11 Rooftop runoff shall be connected to a water harvesting system.

1.3.3 New development proposed as subdivisions, special uses, or in rezonings, shall indicate the design features that will be incorporated into the development to:

1.3.3.1 Comply with the minimum standards,

1.3.3.2 Minimize overall water use through water conservation measures such as deed restrictions and other water conservation methods.

1.3.3.3 Address water quality issues associated with post development run-off.

1.3.3.4 Conserve and enhance ground water recharge through methods such as the use of storm water recharge and flood control basins, pervious pavement, infiltration galleries, dry wells, building envelopes, protection of open space, minimizing disturbance of soils and other methods.

1.3.5 New wells in the area of this plan that lie in the alluvium of the Babocomari River, defined here as the 100-year Floodplain, shall be managed per Arizona Department of Water Resources requirements for the area.

1.4.1.1 Storm water filtering and recharge facilities;

1.4.1.2 Waterless urinals in employee and public restrooms;

1.4.1.3 Institute design features and policies for the prevention of contamination of ground water (all sources of water and contaminants)

1.4.2 Any new commercial development wherein on-site use of ground water is integral to the processes, function, or product of the commercial development shall achieve a minimum 75% water recycle rate.

1.5.1 Regardless of subcategory, all new residential development shall comply with the following standards in addition to the minimum standards specified above:

1.5.1.1 Eliminate or limit the amount of turf in landscaping. Any turf included shall be drought-tolerant, low water demand, native grasses.

1.5.1.3 Establish a building envelope within the lot beyond which the land is left in a natural state with drought-resistant native vegetation.

1.5.1.4 Prohibit swimming pools with water capacity greater than 27,000 gallons, including any ancillary storage or treatment systems. Pools falling within this restriction shall be provided with the means to reduce evaporation losses to the minimum practicable, such as covers or enclosures.

1.5.1.6 Incorporate effluent re-use and recharge within subdivisions that provide wastewater treatment systems.

1.5.1.7 Incorporate storm water recharge facilities on individual lots to the greatest extent practicable.

1.5.1.8 Provide Water Wise or similar publications and contact information as part of sales contracts to home buyers.

2.1.4 Any communications towers emitting a signal shall shield its mechanism to prevent interference of reception to operators of other electronics devices and be in compliance with FCC guidelines and regulations.

3 Transportation and Roads

3.1.2 Conversely, residential uses should be protected from the adverse impacts of heavy commercial and through-traffic by denying rezonings that would result in heavy traffic on local residential streets.

3.2.1 Circulation systems and patterns shall be designed to integrate land use development with adequate transportation facilities using existing roads where possible to create a safe, cost-effective and energy efficient transportation network for the use and enjoyment of county residents.

3.2.2 The following guidelines will be used for all new development within the plan area:

3.2.2.1 Minimize the number of driveway cuts;

3.2.2.2 Encourage shared access points among several properties;

3.2.2.3 Whenever feasible, combine parcels to allow for planned unit development;

3.2.2.4 Provide and maintain a landscaped buffer (e.g., vegetation, decorative rock, etc.) along highways consistent with drainage, utility, and traffic needs;

3.2.2.5 Use a creative and aesthetically consistent building design and orientation on the site with staggered setbacks;

3.2.2.6 Cluster development to retain the maximum amount of open space.

3.3.1 An interconnecting network of through streets shall be planned and developed to provide for the safety, convenience and general welfare. Design of the public street network shall be based upon existing streets, topographic conditions, drainage, and surrounding land uses.

3.3.2.1 Roadways shall be classified on the basis of function and design as defined in the Cochise County Road Construction Standards and Specifications for Public Improvements.

3.3.2.2 Development along a street shall be at a location and in a manner consistent with preservation of the function of the street. In this connection:

3.3.2.2.1 Non-residential development should have access to collector and arterial streets in the County public roadway system, provided that such development shall be discouraged if the primary connecting streets between the site and the County public roadway system are local residential streets.

3.3.2.2.2 Access to arterials and collectors and intersections thereto shall be located so as to promote free flow of traffic when the area is fully developed, by minimizing congestion and maximizing streets capacities.

3.3.2.2.3 If a street is identified as a major thoroughfare on a transportation plan, master development plan or community plan or by approval of the Board of Supervisors, limited direct access shall be allowed to it.

3.3.2.2.4 Single-household dwellings shall be discouraged from having direct access onto arterial and collector streets.

3.3.2.2.5 Local subdivision streets shall be designed and constructed to provide access, loading and parking for abutting properties, but shall be located and designed so that through traffic is discouraged.

3.3.2.2.6 Public alleys shall be discouraged.

3.3.2.2.8 Access to sites shall be adequate to provide safe, permanent and smooth traffic flow to the site without substantial adverse impact to surrounding properties and streets outside the boundaries of the site.

3.3.2.2.8.1 On-site and off-site access shall be improved to Cochise County Road and Construction Standards and Specifications for Public Improvements.

3.3.2.2.8.2 Owners of non-residential property, whose development initially presents minimal impacts but may present greater future impacts as the business grows, may enter into an off-site delayed improvement agreement to address the appropriate scope of improvements needed.

3.3.2.2.9 Developers shall adequately address traffic and safety problems that are reasonably related and roughly proportional to the impact of their use on the public roadway system and surrounding properties.

3.3.3 Enforcement

3.3.3.1 Subdivision developers shall be required to construct street improvements or post security for deferred construction of street improvements before lots can be conveyed to the public.

3.3.3.2 Developers shall be encouraged to place construction of utilities beneath the surface of the public right-of-way or dedicated easement and make provisions other than alleys for garbage pick-up.

3.4.1 Support the location of general business uses of a more regional nature in a manner that:

3.4.1.1 Optimizes safe and adequate access along major highways;

3.4.1.2 Minimizes non-residential traffic in neighborhoods and along residentially developed roadways;

3.4.1.3 Serves to provide a buffer between less intense business uses and industrial uses; and

3.4.1.4 Clusters similar uses in a manner that protects residential areas.

3.4.2 Designate appropriate truck access.

3.4.3 Adequate parking shall be provided.

3.4.5 Support interconnected wildlife corridors and trail systems;

3.4.6 Protect panoramic vistas of the natural landscape and dark night skies;

3.4.7 Create and sustain friendly and safe neighborhoods;

3.4.8 Provide space and openness between structures;

3.4.9 Support the economic vitality of neighborhood businesses and enhance community job opportunities.

3.4.10 Developments that generate heavy non-residential or non-local traffic should be designed and located such that traffic generated does not travel on predominantly and historically used residential streets

3.4.11 Develop new collector roads for new development as needed to distribute traffic within the area that is generating the need, and away from existing streets historically used for local neighborhood traffic in established communities.

3.4.12 Encourage the Arizona Department of Transportation (ADOT), Cochise County Highway and Floodplain Department and new developers to consider non-motorized travel options and wildlife travel paths when planning projects or acquiring right-of-ways.

3.4.13 Allow flexible road design standards to enhance and harmonize with the topography and hydrology of the area while maintaining traffic speed control.

3.4.14 Encourage ADOT, County and new developers to consider multi-modal travel options when planning projects such as the width of right-of-way, pavement type and surface materials, height of drainage and culvert structures, etc.

3.4.16 Manage access onto SR 90 and SR 82 and County maintained roads.

3.4.18 The two major transportation arterials abutting much of the Whetstone plan area are:

3.4.18.1 State Route (SR) 90 which is a major north-south arterial that traverses the Babocomari area and provides access to Interstate 10 (I-10) to the north, and to the cities of Huachuca City and Sierra Vista and Fort Huachuca to the south.

3.4.18.2 SR 82 is a major east-west corridor along the northern part of the plan area extending from the County's boundary with Santa Cruz County to Tombstone.

4.1.2 Utilities are a major segment of the community infrastructure and, as such, can be a major boon or the source of continuing discontent. These policies are designed to promote the former rather than allow the latter.

4.2.1 Place utilities in road easements (current standard for the area), or other dedicated accessible easements. Utilities shall not be placed under roadways or in roadbeds, either existing or future, to ensure ease of maintenance and future expansion.

4.2.2 Utilities; to include electric power, telephone, cable, piping systems, and other utilities as practicable; should be placed underground where feasible to preserve the vistas.

4.2.3 New development shall include stubbed out piping for future sewer hook up, recognizing that septic tanks are the established standard for most of the area.

4.2.4 Developers are encouraged to plan for future technology and the advances and disadvantages that the technologies bring.