Planning and Zoning commission denies Hereford Road RV park, approves billboards and several land-use items; charitable residential program cleared with limits

The Cochise County Planning and Zoning Commission on Sept. 10 denied a proposed 30-space recreational vehicle park near the San Pedro River but approved two billboard special-use requests and advanced several rezoning and residential requests to the Board of Supervisors.

The commission voted 6-2 to deny a special-use request for a 30-space RV park on Hereford Road (docket SU25-14). The project, proposed by applicants Benny and Janelle Schmidt, would have located 30 RV spaces on roughly 38 acres inside the Southern San Pedro Valley area plan and within the San Pedro Riparian National Conservation Area boundary.

Commissioners who voted to deny cited safety, traffic and environmental concerns raised in public comment; two commissioners supported the proposal. Staff had recommended approval subject to conditions including a 30-space cap, county right-of-way and clearing permits, quiet hours from 10 p.m. to 6 a.m., a requirement to keep the park sanitary, perimeter open-space retention with native-plant supplementation, and use of crushed gravel to reduce dust.

The park drew substantial public opposition: staff reported roughly 40–45 people submitted about 71 pages of written comments, and several speakers cited potential harm to wildlife habitat, groundwater and cultural resources. Speakers also raised traffic safety at the property’s Hereford Road access and concerns about septic, wastewater and generator noise. Commissioners repeatedly noted the volume and local provenance of the opposition in explaining their votes.

In other business the commission approved two separate special-use dockets for billboards proposed by Summit Locations LLC. Docket SU25-16 (Allen Lane/Highway 90) and SU25-17 (Pine Street/Highway 90) each propose single monopole billboards with two 10-by-30-foot faces (four 300-square-foot panels, 1,200 total square feet). In both cases applicants revised original plans to meet the zoning regulation minimum 100-foot setbacks and a 35-foot maximum height. Staff presentations noted initial submittals had requested 45-foot heights, sub-100-foot setbacks and LED illumination; applicants revised plans to comply and the commission approved both special uses.

The commission also removed a staff-recommended prohibition on billboard illumination in both approvals; commissioners amended the conditions to allow illumination consistent with the county’s lighting standards if the applicant later seeks it. Notices and responses were recorded for each sign: for the Allen Lane docket staff mailed 72 notices and received three responses in the notification area (two opposed, one in favor) plus one support from outside the area; for the Pine Street docket staff mailed 59 notices and received one supporter and four oppositions.

On rezoning matters the commission recommended approval of two applicant-initiated rezones to the Board of Supervisors. Docket RZ25-12 (Sunsites No. 2, applicant Paul Prince) would rezone several parcels from SR43 to SR174 to participate in the county’s owner-builder program; staff recommended forwarding the request without special conditions and the commission voted unanimously to do so. Docket RZ25-13 (Morris Ranch Road, applicants Ryan and Desiree Girth) requests a downzone from SR8 to RU10 for a 40-acre parcel so an existing pole barn can be used for winery storage; staff recommended forwarding with approval and the commission voted unanimously to recommend approval.

A charitable-services special use with a residential component (docket SU25-20) for Crystal Light Ministries, operated by Pastor Darrell Wilhite at 8688 E. Madera Drive, passed on a 6-2 vote. The permit allows up to 10 voluntary residents (not court-ordered placements) and attaches conditions intended to limit neighborhood impacts: the use may not operate as a group-quarter, custodial or offender-rehab facility; the operator may not create tenancy or charge rent (voluntary donations permitted); a responsible staff member must be present whenever guests are on-site; and a 1,500-gallon septic system (or larger) is required per environmental-health comments. Staff reported 18 mailed notices and two nearby oppositions; staff also reported 10 law-enforcement contacts at the address between March and Aug. 18, 2025, and placed that fact in the record. Two commissioners voted against approval, citing neighbors’ safety concerns.

The commission approved a special use to allow an oversized accessory living quarter (AOQ) at 3154 Cactus View Lane (SU25-22). The applicants, Joshua and Tammy Drezek, propose to place a new manufactured home as the principal dwelling and retain the existing house as the AOQ, which will exceed the standard 1,000-square-foot limit. Staff noted that a forthcoming zoning text amendment will change how AOQs are handled, but under current rules the commission approved the special use with standard permitting conditions.

Finally the commission recommended approval of a staff-initiated text amendment (docket R25-04) that would add a single remand option to the appeal path of special-use decisions: if the Board of Supervisors, on appeal, finds that additional evidence is necessary or that new information became available after the commission hearing, the board may remand the case once to the planning commission for consideration of that new material and return a recommendation to the board. The commission voted to forward the amendment to the Board of Supervisors; staff said the board will consider the amendment on Sept. 16.

The commission’s formal actions—including approvals, denials and referrals—will be reflected in staff reports forwarded to the Cochise County Board of Supervisors. Individuals wishing to appeal any of the commission’s special-use decisions were reminded at the meeting that appeals to the Board of Supervisors must be filed within 15 days and that appeal applications are available from the county clerk or online.

Votes at a glance (formal outcomes recorded at the meeting): - SU25-14 (Hereford Road RV park): Denied (motion defeated) — commission cited traffic, water and environmental concerns; written public opposition ~40–45 people, ~71 pages. - SU25-16 (Allen Lane billboard, Summit Locations LLC): Approved; applicant revised plans to meet 100-foot setbacks and 35-foot max height; total sign area proposed 1,200 sq. ft.; commission removed a staff-proposed prohibition on illumination. - SU25-17 (Pine Street billboard, Summit Locations LLC): Approved; same revised standards as SU25-16; commission removed the illumination prohibition (unanimous). - RZ25-12 (Sunsites No. 2, Paul Prince): Recommended approval to Board of Supervisors (downzone SR43→SR174 for owner-builder participation) — unanimous. - RZ25-13 (Morris Ranch Road, Ryan & Desiree Girth): Recommended approval to Board of Supervisors (SR8→RU10) — unanimous. - SU25-20 (Crystal Light Ministries, Madera Drive charitable services with residential component): Approved (6–2); conditions include prohibition on creating tenancy or charging rent, on-site manager presence, and a ≥1,500-gallon septic system requirement. - SU25-22 (Cactus View Lane: oversized AOQ for the Drezeks): Approved (standard conditions). - R25-04 (zoning text amendment: remand option for appeals): Recommended to Board of Supervisors (unanimous).

The commission’s next meeting was announced for Oct. 8; the Board of Supervisors will consider several of the items recommended by the commission on upcoming agendas.