Planning commission recommends approval of Diablo Canyon 38‑lot conservation subdivision near Mormon Lake

The Coconino County Planning and Zoning Commission voted unanimously Wednesday to recommend the Board of Supervisors approve the Diablo Canyon Subdivision (SUB 25‑003), a 38‑lot preliminary plat on roughly 335 acres east of Lake Mary Road near Mormon Lake.

Planning staff described the proposal as a conservation subdivision that clusters homes and protects about 202 acres — roughly 60% — as permanently designated open space. "This is a 38 lot subdivision on 335 acres. Of that, 202 acres would be protected as open space," planning staff said during the hearing.

The developer's plan locates the lots primarily outside of the site's natural drainage and stock‑pond areas, preserves many mature trees, and includes a publicly accessible trail system through the conserved land. The applicant told commissioners they inventoried roughly 246 significant trees and intend to preserve the majority of them; the application shows building envelopes shifted to avoid important specimens.

Commissioners and staff highlighted wildfire, septic suitability and access as review items that will be addressed during permitting and final plat stages. Planning staff said utilities would be provided by on‑site wells and individual septic systems, and that the applicant plans to annex to the Mormon Lake Fire District for service. Staff also noted that a number of the open‑space areas correspond with ponding and drainage, and that trail access will connect with the surrounding landscape.

Members of the public raised concerns at the hearing about increased visitor traffic, off‑highway vehicle (OHV) use and the potential strain on emergency services. The applicant said several of those matters—restrictions on RVs, limitations on commercial uses and rules for trail access—would be addressed in the project's covenants, conditions and restrictions (CC&Rs) and homeowners association documents.

Arizona Game and Fish provided recommendations on construction timing, invasive weed control and wildlife‑friendly fencing; planning staff included corresponding conditions of approval. The commission also noted the plat uses the subdivision ordinance's clustering and density bonus provisions, which allow reduced lot sizes in exchange for the open‑space set‑aside.

After discussion, Vice Chair Wilson moved to forward the preliminary plat with staff conditions; the motion passed unanimously. Commissioners who recorded aye votes during the roll call included Commissioner Tohi, Vice Chair Wilson, Commissioner Best, Commissioner Berger, Commissioner Leslie, Commissioner Hayward and Chair Burton.

The Board of Supervisors will consider the commission's recommendation in a future meeting; final plat approval, water adequacy statements and permits for wells and wastewater will be required before any lots can be sold or developed.

For reference, staff identified the property as Perry Ranch land largely consisting of meadows and stock ponds, and noted the applicant proposed an open‑space trail network and site protections for trees and wildlife.