Planning commission backs zone changes, subdivision for Valley resort and 151-lot manufactured-home workforce park

The Coconino County Planning and Zoning Commission voted unanimously July 30 to forward to the Board of Supervisors a set of zone changes and a preliminary subdivision plat for a mixed-use project in the Valley area that includes an 82‑acre resort-commercial parcel and a 40‑acre manufactured‑home subdivision with 151 lots.

Developers said the project is intended to pair visitor lodging with workforce housing and community infrastructure. Company principal Ryan Scott said the team plans to construct a community water system fed by two wells, a centralized wastewater treatment system and an on‑site hydrant network sized to provide fire flow for the development. "We're going to build out the full sewer system and have the water system when we do phase 1," Scott said.

County staff recommended approval, saying the proposal would supply services the Valley area currently lacks: maintained roads, community water and wastewater, and a mechanism to add fire protection. "This development is proposed to bring things the Valley area needs," planning staff said in their presentation.

Why it matters: The Valley contains large numbers of undeveloped small parcels and limited public infrastructure. Commissioners and several public commenters said the project’s potential to finance and deliver community‑scale roads, water, wastewater and organized fire protection could unlock further development and improve public safety.

What was proposed and decided: The applicant presented a master plan showing 150 detached commercial lodging units, communal buildings (spa, restaurant, studios) and a 151‑lot manufactured‑home subdivision planned as improved lots with private roads and common open space. The applicant also proposed restrictions in the subdivision's covenants to prevent short‑term rentals on the manufactured‑home parcels and said portions of the resort amenities would be open to the public.

Commission discussion focused on emergency access, turn‑lane improvements on Highway 64, wildfire risk, invasive‑plant management and how the development could help create a taxing fire district for Valley. County staff and the applicant said they had already submitted a traffic impact analysis to ADOT and were pursuing the state encroachment permit for required turn lanes; the applicant said redundant access routes were included in the design.

Public comment: Neighbors raised concerns about traffic on Highgrove Road and Highway 64, the adequacy of local roads, and whether new services would benefit existing residents. Several commenters requested clearer, earlier outreach and asked whether proposed improvements would extend beyond the project footprint.

Vote and next steps: The commission voted to recommend the zone changes (ZC25‑005 and ZC25‑006) and the subdivision preliminary plat (SUB25‑007) to the Board of Supervisors. The commission's roll call recorded affirmative votes by Vice Chair Wilson, Commissioner Tohi, Commissioner Best, Commissioner Berger, Commissioner Leslie, Commissioner Hayward and Chair Burton. The developer will need to secure ADWR and ADEQ permits for the well and wastewater system, ADOT encroachment approvals for turn lanes, and the Board of Supervisors will review the zone changes and preliminary plat in a subsequent hearing.

Context and constraints: County staff noted the Valley area has thousands of small, mostly undeveloped parcels created decades ago; most lack power, community water or wastewater and have unmaintained roads. The county's Valley area plan and the comprehensive plan support improved, clustered development that provides community infrastructure and protects natural resources. The commission emphasized conditions to require wildlife‑friendly fencing, native/drought‑tolerant landscaping and dark‑sky‑compliant lighting.

What remains open: Permitting for the wells, final wastewater treatment design and ADOT encroachment and turn‑lane approvals must be completed before final platting. The Board of Supervisors will receive the commission's recommendation and hold the final decision on the zone changes and preliminary plat.