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Commission previews five items for July public hearing: RV residences, horse boarding and two subdivisions
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Summary
Planning staff previewed five cases for the July public hearing: two RV‑as‑residence conditional use permit requests, a horse‑boarding conditional use permit, a 38‑lot conservation subdivision near Mormon Lake and a 151‑lot manufactured‑home park and resort commercial master plan in the Valley area.
At the June 25 study session planning staff previewed five items expected for the commission's July 30 public hearing.
Items previewed - CUP2521 (Pearson): Request to permit a park‑model RV as a permanent residence and two 320‑sq‑ft metal storage containers on a 1‑acre Agricultural‑Residential parcel at 1202 East Ventura Avenue (Bridal Lake/Red Lake area). Staff said wastewater would be managed by an improved wastewater system, power from an RV pedestal, and water hauled or delivered; staff reported no neighbor comments on the file.
- CUP2523 (Campbell): Request for an RV as a permanent residence on a 1.13‑acre parcel at 3156 US Highway 180 (Valley area). Staff noted wastewater would be pumped or taken to a dump station until an EQ wastewater permit is in place; power suggested by generator limited to 50 decibels; staff noted screening along Highway 180 is likely to be an important issue at hearing due to highway visibility.
- CUP25022 (Castellani horse boarding): Proposal to board up to 12 horses on a 12‑acre general‑zoned parcel at 22770 Fox Ranch Road with existing arena and stalls. Staff said citizen participation raised concerns about road maintenance, parking, manure management (which is regulated by the zoning ordinance), and groundwater drawdown; staff noted groundwater drawdown and private well agreement enforcement are not within the commission's jurisdiction (ADWR and private contract enforcement, respectively).
- SUB25003 (Diablo Canyon subdivision, BAS LLC/HML LLC): Preliminary plat for a 38‑lot subdivision on ~335 acres east of Lake Mary Road near Mormon Lake that proposes clustering, retention of about 202 acres of protected open space, and lot sizes clustered as small as 2.5 acres via a density bonus provision in the subdivision ordinance. Staff noted the site is partly adjacent to Coconino National Forest and Arizona Game and Fish identified sensitive bird habitat; the applicant has indicated coordination with the Forest Service on emergency access.
- McLean Meadows (zone change + preliminary plat): Applicant proposes a Resort Commercial master plan and a Manufactured Home Park subdivision (about 151 lots) on two parcels totaling ~122 acres in the Valley area north of the Highway 64/180 intersection. Staff noted ADOT has accepted a traffic analysis for highway access and the applicant proposes a community water and wastewater system and CC&Rs that would prohibit short‑term rentals in the manufactured home park portion to support workforce housing.
Why this matters Staff emphasized screening, wastewater and road standards, and the commission flagged areas of further review: screening for highway‑visible RV residences, manure management and parking for the horse boarding, ecological review for Diablo Canyon due to sensitive bird habitat, and infrastructure and housing definitions for McLean Meadows.
Next step All five items were set for a public hearing; staff will present more detailed findings and any recommended conditions at the July 30 hearing.
