Coconino County planning commission studies ADU rule changes, hears subdivision and resort housing proposals; several approvals advanced to board

The Coconino County Planning and Zoning Commission met July 30 for a combined study session and public hearing that covered a range of land‑use matters including state-driven changes to accessory dwelling unit rules, the Diablo Canyon conservation subdivision near Mormon Lake, and a multi‑parcel resort and manufactured‑home park proposal in the Valley.

Why it matters: The commission advanced one subdivision recommendation to the Board of Supervisors, approved two conditional-use permits for RVs as permanent residences and spent significant time on zoning and infrastructure questions that affect water, wastewater and fire service in remote parts of the county.

The commission voted to recommend approval of SUB25003 (Diablo Canyon), a 38‑lot conservation subdivision that preserves roughly 60% of the 335‑acre site as open space. Commissioners found the clustered design preferable to piecemeal 10‑acre lot splits and voted unanimously to forward a recommendation to the Board of Supervisors.

On consent, commissioners approved two conditional use permits allowing RVs as permanent residences (CUP2521 and CUP2523). Those permits were approved without substantive public objection at the hearing and passed by unanimous vote.

Planning staff briefed commissioners on HB 29‑28, a recent change in Arizona law that requires counties to update ADU rules. Under the statute most single‑family lots will be entitled to at least two ADUs (one attached and one detached); lots of 1 acre or more may be eligible for a third ADU. Staff outlined options the county could adopt, including using a deed restriction to require that a second detached ADU on 1‑acre+ lots be held for affordable housing. Commissioners asked for more time before making a formal recommendation; staff said it will bring a draft ordinance for public hearing later this year to meet the statute’s calendar deadline.

Commissioners also received an extensive briefing on the county’s comprehensive plan update and the Flagstaff regional land‑use plan. Staff said the county received 195 public comments during the required review period and outlined a schedule of advisory and public hearings this fall leading to Board consideration in November.

The meeting included a presentation of a multi‑parcel project (ZC25‑005/ZC25‑006 and SUB25‑007) that would rezone about 122 acres in the Valley to allow an 82‑acre resort commercial master plan and a 151‑lot manufactured‑home subdivision intended as workforce housing. Staff noted the applicant has submitted traffic and utility studies and intends to create community water and wastewater systems and to work with High Country Fire for fire protection. Commissioners asked detailed questions about water adequacy, lighting, fencing and weed control; no final action was taken on the rezones and plat during this meeting.

Public comment during the hearing focused on septic/wastewater feasibility and concerns about guest and RV traffic in nearby neighborhoods. Staff and the applicant said wastewater and well adequacy will be addressed during permitting and final plat review.

Votes at a glance

- CUP2521 and CUP2523: Conditional use permits for RVs as permanent residences — approved by the Planning and Zoning Commission (motion, second; unanimous). - SUB25003 (Diablo Canyon): Recommendation to Board of Supervisors for preliminary plat approval of a 38‑lot conservation subdivision on 335 acres — motion to recommend approved unanimously.

What’s next: SUB25003 will be considered by the Board of Supervisors. Staff will draft zoning‑ordinance changes to implement HB 29‑28 and return them for public hearings this fall. The resort and manufactured‑home park rezoning and preliminary plat remain under review and will return for decision at a later hearing.

Meeting context: Commissioners present included Chair Burton, Vice Chair Wilson and Commissioners Tohi, Best, Berger, Leslie and Hayward. Staff presenters included community development staff identified as Jess, Bob Short, Sophie McNeil, Zach Schwartz and Melissa (county planning).