Planning commission recommends rezoning 369 acres west of Douglas for light industrial; sends measure to supervisors with conditions

The Cochise County Planning and Zoning Commission voted to recommend approval of CPA25‑02 and RZ25‑04, concurrent requests to change roughly 369 acres along Kings Highway, west of Douglas, from Rural (RU‑4) to Developing (growth area B) and to rezone the parcels to Light Industrial.

Staff presenter Matt Taylor said the request is aimed at facilitating warehousing and storage uses to serve the planned new port of entry west of Douglas. Taylor said the properties are undeveloped today and adjoin parcels already designated as developing; construction at the port is expected to start in fall 2025 with major buildout through 2028, and the port project is expected to create demand for nearby industrial lands.

The applicants (Arden Arizona LLC) provided a conceptual site plan showing large‑format warehouse footprints; staff noted compliance with most rezoning factors but recorded neighborhood opposition from several nearby property owners. Staff recommended right‑of‑way dedications, a minimum 20‑foot landscape buffer adjacent to established residences and a wildlife survey during final site design, among other conditions.

Speakers from the neighborhood expressed concerns about noise, lighting, water and drainage, impacts to views and property values, and wildlife. An architect who identified himself as Steven Helfrich urged a comprehensive drainage plan, site‑wide retention and landscaping standards and asked the commission to consider continuing the matter to allow a broader master plan review.

Applicant Michael Marks (co‑owner, Arden Arizona LLC) said the proposal responds to an existing market demand tied to the port, and that utilities and road projects (including James Ranch Road and utility corridors) are in various stages of design; he told commissioners he expects utilities will be brought to the area prior to port opening. Marks said the applicant has coordinated with county and state partners and expects the port to generate employment and development demand.

Commissioners discussed potential off‑site impacts and asked the applicants to work with staff to increase separation and landscaping between future industrial uses and existing residences. The commission amended its direction to ask the applicants to pursue additional buffering and to work with staff on conditions before the items go to the Board of Supervisors. Commissioner Montgomery moved to recommend the comprehensive plan amendment; the motion passed. The rezoning motion was also approved by commission vote and will be forwarded to the Board of Supervisors with special conditions including right‑of‑way dedications, a minimum 20‑foot landscape buffer at development time (commissioners asked staff and applicant to pursue a larger buffer, with several suggesting up to 100 feet), and a wildlife survey with Arizona Game and Fish recommendations.

The commission’s recommendations are advisory; the final decisions rest with the Board of Supervisors. Commissioners asked the applicant and staff to return proposed additional buffering language to the board packet before the Board of Supervisors hearing.