Prescott Planning Commission backs 1–7 dwelling‑unit future land‑use band, sends 2025 general plan and code update to council

The City of Prescott Planning Commission on Jan. 30 voted 4‑1 to adopt a change to the draft future land‑use map that removes a “very low density” designation and keeps a low‑to‑medium density band of 1–7 dwelling units per acre for North Prescott, then unanimously recommended the 2025 general plan for City Council review and approved a separate land‑development‑code amendment to meet a new state deadline.

The vote on the future land‑use map — the portion of the general plan that guides where different densities are imagined to occur — followed a lengthy presentation from Tammy DeWitt, community planner for the City of Prescott, and public comment from landowner representatives and residents. DeWitt said state law (cited in meeting materials as Arizona Revised Statutes 9‑461.06) requires private and state trust land not be labeled as open space and that a minimum of one dwelling unit per acre be allowed on such parcels.

Why it matters: the future land‑use map is not zoning, but it informs later annexation and rezoning decisions, infrastructure planning and the city’s long‑range water management work. Keeping a 1–7 du/acre band gives the city flexibility when parcels outside current corporate limits are later annexed; reverting to a single 1‑du/acre “very low” category would make some subsequent changes subject to a major general‑plan amendment with a 60‑day public comment period and a supermajority city‑council vote.

Discussion and public comment

Tammy DeWitt told commissioners the map changes target North Prescott — an area that abuts significant state trust land and large ranch holdings — and that staff removed a <1‑du/acre “very low” label because it conflicted with state statute. DeWitt described the city’s land‑use bands used in the draft: low–medium (1–7 du/ac), medium–high (8–32 du/ac), mixed use and commercial categories, and the former “very low” language that had referenced two‑acre lots in a rural character.

Jenna James, identifying herself as representing Deepwell Ranch, and Steven Polk, attorney for Deepwell Ranch with Boyle Petridge Law Firm, urged the commission to treat similarly situated parcels the same, citing ARS 9‑461.05 (as referenced in meeting remarks). Polk argued the city should plan for potential higher density near the airport and Deepwell Ranch to support clustered development with sewer rather than every lot relying on individual wells and septic systems.

Resident speakers raised mixed concerns about infrastructure and water. Commissioner Tom Davis and other commissioners repeatedly asked staff how the map would be used by water planners; DeWitt and other city staff said the future land‑use map will be a key input for the city’s long‑range water management work but that the state decision order on water allocations remains pending.

Commissioner views and vote

Commissioner Tom Reilly, Vice Chair Tom Riley and Chair Don Michelman (Chair) supported staff’s recommendation to retain the 1–7 du/acre band. Commissioner Tom Davis cast the lone opposing vote, saying he worried that an upper band allowing up to seven units per acre in areas currently outside the city could strain future infrastructure and preferred a more conservative banding until detailed proposals were reviewed. The motion to approve the future land‑use map without reinstating the “very low density” (single 1‑du/ac) category passed 4‑1.

General plan recommendation and other items

After additional discussion and a long public comment period touching on topics such as a nondiscrimination statement in the plan, dark‑sky designation, Tree City USA and wildlife corridors, the commission voted unanimously to recommend the draft 2025 general plan, with the updates discussed during the hearing, to City Council for their review. Commissioner Tom Davis moved to recommend approval; the motion carried 5‑0.

Separately, the commission considered LDC24‑003, an amendment to the City’s Land Development Code to align application completeness timelines with new state law. Chelsea Walton, community development director, summarized that municipalities must determine initial application completeness within 30 days, determine resubmittal completeness within 15 days, communicate deficiencies to applicants, and make final approval/denial decisions within statutory time frames (materials note a 180‑day limit for review). The commission voted 5‑0 to recommend that code change.

Votes at a glance

- Approval of Jan. 9, 2025 meeting minutes — Motion by Commissioner Tom Reilly; second by Commissioner Jim Whiting. Vote: 4 approve, 1 abstain (Whiting was absent from that meeting). Outcome: approved. - Future land‑use map (remove “very low density”/keep 1–7 du/ac band) — Motion to approve without the very‑low‑density option (moved by Chair Don Michelman, second Jim Whiting). Vote: Whiting yes; Graham yes; Davis no; Riley yes; Michelman yes. Outcome: approved 4‑1. - Recommendation of Draft 2025 General Plan to City Council — Motion to recommend approval with updates (moved by Commissioner Tom Davis). Vote: unanimous 5‑0. Outcome: recommend to City Council. - LDC24‑003 (application completeness code amendment) — Motion to recommend approval (moved by Commissioner Tom Reilly; second Commissioner Susan Graham). Vote: unanimous 5‑0. Outcome: recommended to City Council.

What the commission did not decide

The commission did not change zoning; the land‑use map and general plan are policy documents that guide future rezoning and annexation. Commissioners and public commenters emphasized that annexation into the city would bring county parcels in at their current county zoning (often RCU 2A/2‑acre equivalency) and that any increase in density would require rezoning and, depending on scale, either a minor or major general‑plan amendment and subsequent council action.

Looking ahead

The commission’s recommendations will be transmitted to Prescott City Council. Council action will determine whether the draft 2025 general plan and the LDC language advance as city policy and law. Commissioners and staff said water allocation decisions from the state, ongoing master plans (including Deepwell Ranch), and future annexation requests will shape how and when the map’s assumptions translate into concrete development.

Ending note

Commissioners and staff thanked the general plan committee, city department staff and members of the public who participated in the multi‑year update process. Several speakers urged the council and future applicants to use the general plan as a directional tool while recognizing that specific projects will follow separate public review and approval processes.