Perkins Ranch Airfield and Proposition 410
The Perkins Ranch project involves a proposed private airfield and associated industrial development on the east side of Chino Valley. The project is associated with Embry-Riddle Aeronautical University (ERAU) and Perkins Ranch LLC and includes aviation facilities as well as proposed commercial, research, office, manufacturing and other uses.
The project became the subject of Proposition 410 after the Chino Valley Town Council approved a zoning change for approximately 390 acres of property in February 2026. The Town also approved a conditional use permit for a privately owned and operated airfield and associated uses. Proposition 410 asks Chino Valley voters whether to approve or reject the zoning ordinance associated with the project.
Perkins/ERAU propose to construct a private airfield and industrial park on Perkins Ranch at the eastern border of the Town of Chino Valley. The proposal requires rezoning and a Conditional Use Permit for approximately 366 acres along Perkinsville Road. The rezoning is the subject of the Chino Valley Proposition 410 referendum.
Residential areas are within two miles and the Garchen Buddhist Institute overlooks the proposed airfield.
The development is in four phases:
What Proposition 410 Concerns
Proposition 410 concerns the zoning change that made the Perkins Ranch property eligible for the proposed airfield and associated development. The Town’s February 2026 ordinance changed approximately 390 acres from Single Family Residential, with a 2-acre minimum, to Agricultural Residential, with a 36-acre minimum.
The Town subsequently approved Conditional Use Permit 2025-05 for a privately owned and operated airfield and associated uses on approximately 390 acres of property. The Town’s resolution identifies the property as being generally east of the intersection of East Perkinsville Road and Forest Service Road 318A.
The November 2026 ballot question asks qualified Chino Valley voters whether to approve or reject Ordinance 2026-965. The Town’s election resolution identifies that ordinance as Proposition 410.
Phase 1: Construct a paved 5,000’ by 75’ runway, a parking apron for 25 aircraft, lights and navigational equipment, vehicle parking areas, and an access road, to be completed within 5 years.
Phase 2: Construct a 10,000 sq ft hangar, other smaller buildings, light manufacturing bays, office suites, Research and Development building, additional vehicle parking, and a fire station.
Phase 3: Construct a multi-tenant research park and industrial center with commercial and office buildings.
Phase 4: Expansion of about additional 100 acres for advanced manufacturing.
The airport will be initially used for flight training by ERAU student pilots.
Phase 1 is described as student flight training using touch-and-go operations. The proposal describes 110 landings and 110 take-offs per day between 5:30 am and 11:30 pm, or approximately 80,000 flight operations per year. The proposal also states that missed flights due to bad weather could be made up on following days.
Phases 2-4 would create a large industrial site on the east side of Chino Valley. The project therefore combines an airfield proposal with a broader industrial development proposal, which is the underlying land-use issue addressed by Proposition 410.
What Is Proposed at Perkins Ranch?
The project is described as a phased development rather than an airfield alone.
Phase 1: Airfield
The first phase includes a paved runway measuring approximately 5,000 feet by 75 feet, an aircraft parking apron, lighting and navigational equipment, vehicle parking and an access road. Project materials describe the initial aviation use as flight training.
Later Development
The subsequent phases described for the project include hangar and support facilities, office and research-and-development space, light manufacturing, additional parking, a proposed fire station, and a larger research and industrial center.
The project therefore involves two connected components: an airfield intended initially for flight training and a larger planned development involving industrial, research, commercial and office uses. The existing project description should be read together with the Town’s zoning ordinance and conditional-use permit documents when evaluating what has been approved and what remains subject to future approvals.
Proposition 410: Quick Facts
What is Proposition 410?
Proposition 410 is the November 2026 Chino Valley ballot question concerning Ordinance 2026-965, the zoning ordinance associated with the Perkins Ranch project.
Where is the project?
The property is generally east of the intersection of East Perkinsville Road and Forest Service Road 318A in Chino Valley.
How large is the property?
Town documents describe approximately 390 acres associated with the zoning change and conditional-use permit.
What is proposed?
The project includes a private airfield and associated aviation uses, with additional phases described as including industrial, research, office, commercial and manufacturing development.
Why is this page important?
This page provides the project background. Detailed information about specific subjects—including aviation operations, noise, traffic, wildlife, water and other potential community effects—can be presented on separate pages and linked back to this project overview.
Related Proposition 410 Information
For additional information about Proposition 410 and the Perkins Ranch proposal, see:
- The Human Cost — information about potential effects on the Chino Valley community.
- Land Use — background on land-use issues associated with the proposal.
- Other Affected Wildlife — information about wildlife and habitat.
- Rebuttal — responses to statements and claims concerning Proposition 410.
- Events & Meetings — information about meetings and public events concerning the issue.
- Proposition 410 / Referendum & Election Info — information about the referendum and election.