Graham County planning commission approves multiple rezonings, tables two RV-park proposals after ADEQ ruling

The Graham County Planning and Zoning Commission on Thursday recommended approval of multiple rezoning requests affecting properties across Desert Hills, Wilcox and other parts of the county and tabled two proposed RV-park projects after a state environmental review raised a substantial treatment-cost requirement.

The commission voted to forward favorable recommendations to the board of supervisors for rezoning requests that would allow multifamily housing, a commercial event venue and a small manufactured-home/RV area. Separately, the commission voted to table an RV-park application by Justin Wyatt after a representative said the Arizona Department of Environmental Quality (ADEQ) told the applicant the project would require a "million dollar nitrogen recapture system." Another RV-park request by Howling's Camarillo LLC was tabled until the February meeting while paperwork and a sale finalize.

Why it matters: The rezonings would create additional development capacity for multifamily housing and event-related commercial uses where the county previously listed properties as general or single-family. The ADEQ requirement and lack of sewer in much of the county are key constraints for any expansion of RV or park-style camping uses.

What the commission decided

- Rezoning requests recommended for approval included an application by Tri County Materials to rezone roughly 2.50 combined acres to multifamily residential to accommodate future housing near Discovery Park Boulevard; a rezoning by Artesia Estates to allow a duplex on a half-acre parcel; parcels owned by the Ponce Family Trust to allow multifamily zoning along Sanchez Road to permit family trust splits; and a portion of a large Layton parcel to allow a commercial event venue near the Star/Onion Barn. The commission also recommended approval to rezone two plots brought by Morgan Broderick to match existing uses and scheduled that request for public hearing.

- Rezoning requests tabled or postponed: Kim Gifford, acting as power of attorney for Justin Wyatt, reported that ADEQ would require a nitrogen recapture system even for the proposed 35,000-gallon septic tanks. Gifford said the requirement would force the applicant to “table this project” and the commission voted to table the rezoning for up to a year. A separate application by Howling's Camarillo LLC seeking to rezone 3 acres for company housing/RV spaces was tabled until February to allow the sale to close.

Discussion highlights and context

Planning staff and applicants repeatedly noted that lack of sewer infrastructure limits the type and scale of development in much of Graham County. Peter Velasquez, representing Tri County Materials, said city sewer coming to Discovery Park would "open up this property for sewer, which will then provide an option or a place we can do multifamily housing."

Kim Gifford, speaking as power of attorney for Justin Wyatt, said ADEQ had determined the proposed RV-park would need a nitrogen recapture system despite the planned use of 35,000-gallon tanks: "ADEQ is going to require us to put in a million dollar nitrogen recapture system to do this because there's no sewer lines out there," she told the commission. She said the applicant will purchase the land but resubmit at a later date while pursuing alternate plans.

On the Layton property that includes the Star/Onion Barn, staff and commissioners discussed limiting any future RV use to a small number of spaces tied to the event venue rather than approving a full-scale RV park. Staff noted the parcel has water and nearby power but no septic system, and that any septic permitting or expansion would return to the commission for review.

Public comment and applicants

- Sawyer Barnard, representing Artesia Estates LLC, said the company purchased two parcels believing both were approved for multifamily and is seeking parity so a duplex similar to the neighboring parcel can be built. The commission recommended approval.

- Rick Klontz, a Sanchez Road resident and trustee for the Ponce Family Trust, described the family’s intent to split parcels according to the trust and to cooperate with county and city needs for right-of-way and water-line easements.

Votes at a glance (action, APN, acreage, request, outcome)

- REZ916-24 (APN 103-28-021), ~4.3 acres: request to rezone from CN (Commercial Neighborhood) to CM (Commercial Manufacturing) to permit a shop for repairing copper anodes — recommended favorable.

- REZ917-24 (APNs 103-26-001 and 103-23-021), ~2.50 acres combined: Tri County Materials request to rezone to multifamily residential — recommended favorable.

- REZ921-24 (APN 106-07-002A), ~20.12 acres: Justin Wyatt (represented by Kim Gifford) request to rezone to RMH (Residential Manufacturing/RV) for an RV park — TABLED (applicant withdrew to address ADEQ requirement; motion to table up to one year carried).

- REZ922-24 (APN 114-19-030B), 3 acres: Howling's Camarillo LLC request to rezone to RMH for company housing/RV park — TABLED (tabled until February while sale finalizes).

- REZ918-24 (APN 106-20-306B), ~0.49 acres: Artesia Estates request to rezone from RR (single-family residential) to RM (multifamily residential) to allow a duplex or similar housing — recommended favorable.

- REZ919-24 (portion of APN 107-58-1), 10 acres of a larger parcel: Lance Layton request to rezone to CG (general commercial) for an event venue centered on the onion barn — recommended favorable to the board.

- REZ920-24 (portion of APN 107-58-001), 15 acres of same parcel: Lance Layton request to rezone to RMH for RV spaces tied to the venue — recommended favorable (commission noted likely only a few spaces initially and future plan review required).

- REZ923-24 (various APNs along Sanchez Road), ~16 acres: Ponce Family Trust request to rezone to RM (multifamily) to facilitate family-trust parcel splits — recommended favorable.

- REZ924-24 (APN 106-26-558, plots 017 and 018): Morgan Broderick request to rezone two plots to match existing use (CN and CM) — set for public hearing; motion carried.

What’s next

All items recommended by the commission will be heard by the Graham County Board of Supervisors on Jan. 6 (date announced at the meeting). Applicants who had items tabled must resubmit or return when property sales and technical studies (ADEQ, sewer/septic feasibility) resolve. The commission also requested guidance and training from the county attorney on recusals and conflict-of-interest procedures before future meetings.

The commission adjourned after noting its next regular meeting date and thanking members for the year’s service.