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Cochise supervisors table SunSites rezoning amid strong neighborhood opposition
Summary
The Board of Supervisors voted 3-0 to table a request to rezone about 10 acres in SunSites Unit 2 from SR-43 to RU-4 after hours of public comment and concerns about manufactured housing, enforcement and code violations.
The Cochise County Board of Supervisors on March 25 voted 3-0 to table consideration of a rezoning request by applicant Paul Prince that would have changed roughly 10 acres in SunSites Unit 2 from SR-43 (single household residential) to RU-4 (rural, 1 dwelling per 4 acres) and to consider the matter at a future work session and public hearing set for July 22 at 10 a.m.
The request, docket RZ25-01, drew a heavy public turnout. Neighbors said the change would open the door to manufactured and older mobile homes and reduce long-standing site-built residential protections. “Approving this request is just going to encourage others to follow suit,” said Mickey Shields, who identified herself as a SunSites resident. “I encourage you to vote no on this zoning change.”
Planning staff told the board the applicant seeks the RU-4 designation to use the county’s owner-builder opt-out program and to allow accessory structures that could exceed the size of the principal residence. Matthew Taylor of Development Services said the application covers nine parcels that together total about 10 acres in SunSites Unit 2 and that the Planning and Zoning Commission recommended approval 7-2 with a condition prohibiting manufactured homes and rehabilitated mobile homes on the 10 acres.
Neighbors said the conditional approach is insufficient because enforcement is complaint-driven and county code compliance resources are limited. Several speakers described existing and historical zoning violations in the area and urged the board to preserve SR zoning to protect property values and the long-term character of the community. “This would negatively impact property values and the community as a whole,” said Ken Pohl, speaking for himself and his wife.
The applicant, Paul Prince, told the board he intends to build a modest 600-square-foot house and a larger multi-use building for storing hay, equipment and horse-related use. He said the trailers visible on the parcel are used for hay storage and not as residences. County staff confirmed there is an active code compliance case related to occupancy of a recreational vehicle and unpermitted structures on the site.
Supervisor discussion focused on a policy gap the board said recurs in SunSites and similar areas: small subdivided parcels sold separately and later bundled to reach acreage thresholds that allow RU-4 zoning and the owner-builder opt-out. Supervisor Gomez said the phenomenon is producing recurring disputes and suggested a work session and possible ordinance amendments to address the pattern. Supervisor Crosby and the chair supported tabling to allow planning staff and the Planning and Zoning Commission to revisit zoning definitions and enforcement options.
Action: The board moved, seconded and voted 3-0 to table docket RZ25-01 to the July 22 meeting at 10 a.m. The planning staff recommended and the commission supported a condition prohibiting placement of manufactured and rehabilitated mobile homes; the board did not adopt or reject the rezoning at this meeting.
The board directed staff to pursue a work session with Planning and Zoning to examine changes to the county’s zoning rules and enforcement approaches that have produced repeated rezoning requests in SunSites and similar subdivisions.
