Planning commission recommends approval for Cadora Desert Hills zoning modification

The Maricopa County Planning & Zoning Commission on March 20, 2025 recommended the Board of Supervisors approve a modification of conditions for the Cadora Desert Hills subdivision (case Z2400023), voting 6-0. The proposal, presented by county staff and the applicant, would remove mandated equestrian elements from the subdivisions zoning conditions but would leave the total lot count unchanged.

Staff told the commission the request is a modification to the existing RUPD (rezoning area) within the R-43 land use category and is intended to align the earlier approved RUPD with more recent R-43 development standards. The staff report, which became part of the permanent record, concluded that removing the equestrian elements would not increase site density or create adverse impacts and recommended the commission forward a recommendation of approval to the Board of Supervisors.

The project would remain at 56 lots. "The existing zoning today has 56 lots. The proposed zoning has 56 lots," said Bill Alley, attorney for the applicant. Alley told the commission the change is not a conventional rezone; it modifies stipulations while staying in the R-43 category.

During public comment, Mary Hules, who identified herself as a resident at the corner of Seventh Avenue and Desert Hills Drive, asked where the developments primary entrance would be and how the new homes would be served with water. "Where is the entrance going to be into this development?" Hules asked. She expressed concern about traffic on Desert Hills Drive and about water supply in an area where many properties rely on wells.

The applicant responded that the primary access will be off Desert Hills Drive and that a secondary access point exists to the north. Alley also told the commission the development would be served by EPCOR Water. "EPCOR Water is literally right down the street," he said. The applicant also said no bridge across Skunk Creek or a direct connection through the Anthem master-planned area is proposed for this parcel.

Commissioners discussed traffic concerns raised in public comments and in email submissions. Commissioner Toma noted that a more detailed traffic study would be prepared at the permit stage and would address site-specific traffic issues. Commissioner Curley said he was supportive of the application and that the proposed minimum lot sizes were relatively large compared with other recent projects.

The record also shows a handout memo to the commission proposing a modification to Condition D1; the commission added that revised Condition D1 to the staff motion. Commissioner Curley moved to recommend approval as presented with the addition of Condition D1; Commissioner Toma seconded. The commission approved the motion by roll call vote 6-0.

Action taken at the meeting was a recommendation to the Board of Supervisors; final zoning approval would occur only if and when the Board acts. Staff noted that, if the commission or Board does not approve the modification, the previously approved RUPD zoning would remain in effect and the applicant could pursue subdivision development under those existing conditions.

The commission closed the public hearing and adjourned the meeting after the vote.