Prescott Valley commission rejects Harlequin Drive duplex zoning change after split vote

The Prescott Valley Planning and Zoning Commission on March 9 voted 3–4 against a proposed zoning map change (ZMC‑25‑009) that would have allowed a two‑unit duplex on Harlequin Drive.

The denial came after staff described a modification that moved the duplex closer to the rear lot line to accommodate a driveway turnaround; the revised plan reduced the rear setback from 25 feet to 15 feet and set the front setback at 35 feet. Staff said the duplex design would remain two 2‑bedroom, 2‑bath units, each with a single‑car garage, a single‑story roofline of about 16 feet and a 7‑foot landscape border at the front. Neighbors within 300 feet were re‑noticed of the change.

Commissioners debated whether the modified setbacks and introduction of a duplex were consistent with the surrounding blocks’ single‑family character. Chair Ted Erba, who said he previously voted no on the item and would do so again, raised concerns about long‑term impacts on adjacent single‑family parcels and asked, “So where do we draw that line?” He said the parcels were originally identified as single‑family residential and expressed reluctance to change that designation for nearby properties.

Commissioner Grossi, who announced he would vote no, said he did not see “the substantial need to move that line,” citing the scrutiny required to make the site safe for residents and parking concerns. Other commissioners argued that pockets of duplexes exist nearby and that a variety of housing types is needed to give buyers and renters more options.

Commissioner Griffin asked staff to ensure that the revised site plan is explicitly included as Exhibit A when the item goes to town council and requested that a letter from CAFMA (the fire authority) confirming no concerns be attached to the council packet; staff indicated they would include the updated site plan and the same CAFMA letter that had been used previously.

A motion to approve the zoning map change failed on the roll call: Commissioners Bruce Evans, Joe Colosimo and Sandy Griffiths voted yes; Commissioner Grossi, Vice Chair Joe Huot, Commissioner Brianna King and Chair Ted Erba voted no. The chair closed the public hearing for ZMC‑25‑009. The commission recorded no further action that evening; if the applicant chooses to pursue the change again, staff indicated clarifications to the packet that would accompany any future council submittal.

Clarifying details recorded in the hearing include the front setback at 35 feet, rear setback reduction from 25 to 15 feet, two 2‑bed/2‑bath units with single‑car garages, one‑story height at approximately 16 feet, a 7‑foot front landscape border, and re‑notice to properties within 300 feet.