Planning commission approves rezoning of 3-acre parcel at 772 West Road 1 North

The Chino Valley Planning and Zoning Commission on Sept. 3 approved a request to rezone roughly 3 acres at 772 West Road 1 North from Agricultural Residential (AR-5) to Single-Family Residential (SR-1), forwarding the matter to the town council with conditions recommended by staff.

Senior Planner Jessica Barragan told the commission the property "is currently zoned as agricultural residential, minimum 5 acre, AR-5, and the applicant seeks to rezone approximately 3 acres" to SR-1, which the town's 2040 General Plan designates as rural residential supporting "1 dwelling unit an acre." Barragan said a neighborhood meeting was held Aug. 1 and "1 neighbor did attend the meeting, and there was no concerns expressed over the rezone." Barragan recommended the commission forward the rezoning request to the town council "subject to the conditions outlined in attachment A."

Applicant Christopher Barrett confirmed the parcel contains two wells and said the intent is to split the 3-acre parcel to allow two houses if the rezoning is approved: "Currently, we were just wanting to do 2 houses." Barrett added the split is driven by how "the water flows through it," and that the layout "really doesn't fit very well to the property to try to squeeze 3 houses in there."

Commissioner Penn asked about utility infrastructure and whether the parcel would connect to town sewer and water; the applicant said no and that there are "2 wells currently on the property." A town engineer (staff) responded to the question about nearby infrastructure: "I believe the short answer would be no." Barragan and staff noted surrounding properties use septic systems and that lot sizes at SR-1 can accommodate well-and-septic systems under town and state rules.

Commissioners raised local flooding concerns tied to prior drainage issues along Messenger; staff said one of the recommended conditions requires an engineer review of finished floor elevations to address potential flooding, and that the review should ensure additional development would not worsen existing patterns: "There is a zoning stipulation, recommended stipulation in there to have an engineer look at the finished floor elevations." Staff also noted construction of one house had begun.

After discussion, a commissioner moved to approve rezoning case ZC22024-05 "as presented subject to the staff report and information provided during this hearing and the conditions of approval in attachment A." The motion was seconded and carried unanimously; the commission recorded the motion as approved and moved to forward the item to the town council for final action.

Details: the parcel is approximately 3 acres at 772 West Road 1 North in Chino Valley. The applicant is LJCC Properties LLC. The rezoning would change the property designation from AR-5 (agricultural residential, 5-acre minimum) to SR-1 (single-family residential, 1-acre minimum). Staff recommended approval with conditions in Attachment A that include an engineering review of finished floor elevations to address drainage/flooding concerns.