Prop 410 and Chino Valley Land Use

The land-use issue surrounding Proposition 410 centers on a zoning change involving approximately 390 acres of property in Chino Valley. In February 2026, the Chino Valley Town Council approved Ordinance 2026-965, changing the property’s zoning from Single Family Residential, with a 2-acre minimum, to Agricultural Residential, with a 36-acre minimum.

The property is located generally east of the intersection of East Perkinsville Road and Forest Service Road 318A. The zoning change is associated with the proposed Perkins Ranch airfield and additional development described in the project plans.

Understanding the zoning change is important because zoning determines the types of land uses that can be considered on a property. The conditional use permit approved by the Town separately authorized a privately owned and operated airfield and associated uses on approximately 390 acres.

What Changed With the Zoning

Before the 2026 zoning change, the property was designated Single Family Residential with a minimum lot size of 2 acres. Ordinance 2026-965 changed the zoning designation to Agricultural Residential with a minimum lot size of 36 acres.

The change affects the range of land uses that can be considered on the property. The new zoning designation does not by itself mean that every possible use is automatically approved. Individual uses may remain subject to conditional use permits, site plans, building requirements and other applicable regulations.

The Town’s zoning ordinance and related approval documents are therefore important sources for understanding what the zoning change actually does and what additional approvals may be required for particular uses.

Why the Zoning Change Matters

A zoning change can affect how property may be developed over time. In the case of the Perkins Ranch property, the change from Single Family Residential to Agricultural Residential altered the zoning framework for approximately 390 acres.

The zoning change is part of the larger Perkins Ranch proposal, which includes a privately owned and operated airfield and additional development described in project materials. Those additional uses include aviation facilities and proposed industrial, research, office, commercial and manufacturing uses.

For residents examining Proposition 410, it is useful to distinguish between three separate questions:

  • What zoning designation applies to the property?
  • What uses have received specific approval from the Town?
  • What additional approvals would be required if future phases of the project are developed?

The answers to those questions are found in the Town’s zoning ordinance, conditional use permit, project documents and other applicable records.

Perkins Ranch Airfield and Land Use

The Perkins Ranch airfield is one of the principal uses associated with the zoning and development proposal. The Town approved Conditional Use Permit 2025-05 for a privately owned and operated airfield and associated uses on approximately 390 acres.

The conditional use permit and zoning ordinance are separate parts of the approval process. The zoning ordinance establishes the applicable zoning designation, while the conditional use permit addresses the specific airfield use and associated conditions.

The broader Perkins Ranch proposal also describes additional development beyond the airfield. Future phases have been described as including hangars and support facilities, research and development, office space, light manufacturing and other uses.

For that reason, understanding Proposition 410 requires looking at both the zoning change and the specific uses proposed or approved for the property. The Town’s official documents provide the underlying record for those decisions.

Prop 410 Land Use Questions

What property is affected by Proposition 410?

The zoning change applies to approximately 390 acres associated with the Perkins Ranch project in Chino Valley, generally east of the intersection of East Perkinsville Road and Forest Service Road 318A.

What was the property’s zoning before the change?

The property was zoned Single Family Residential, with a minimum lot size of 2 acres.

What did the 2026 zoning ordinance change?

Ordinance 2026-965 changed the zoning designation to Agricultural Residential, with a minimum lot size of 36 acres.

Does the zoning change automatically approve every proposed development use?

No. The zoning designation establishes the land-use framework, but particular uses can be subject to additional requirements, permits, conditional use approvals and development review.

Is the airfield part of the Perkins Ranch proposal?

Yes. The Town approved Conditional Use Permit 2025-05 for a privately owned and operated airfield and associated uses on approximately 390 acres.

Where can the official records be found?

The Town of Chino Valley’s ordinances, resolutions and related public records provide the underlying documentation for the zoning change and associated approvals.

Land use in Chino Valley is a central issue shaping the town’s character, growth, and sustainability. With a focus on preserving open spaces, agricultural lands, and scenic landscapes, the town carefully manages development through zoning, planning regulations, and community engagement. The 2040 General Plan provides guidance for future growth, ensuring that development aligns with the rural character residents value.

Residential, commercial, and industrial development are evaluated based on their impact on natural resources, infrastructure, and community values. Proposed projects, such as the pilot training airfield and commercial expansions, are reviewed to assess effects on traffic, noise, and water resources. The proposed rezoning is also the subject of the Referendum & Election. Residents play a key role in shaping land use decisions, attending planning commission hearings and town council meetings to voice concerns and provide input.

Agricultural preservation is a cornerstone of land use policy. Farms, ranches, and grazing areas are protected through zoning ordinances and conservation easements. This ensures that agricultural activity continues to thrive while limiting urban sprawl and maintaining the town’s rural identity. Open spaces, natural habitats, and scenic views are also considered critical for community well-being and quality of life.

Infrastructure planning is closely tied to land use decisions. Roads, utilities, and public services are expanded carefully to serve growing neighborhoods while minimizing disruption to the rural landscape. Public facilities such as schools, parks, and community centers are strategically located to meet community needs without compromising agricultural or open lands. Town planners also incorporate environmental considerations, including watershed management, wildlife corridors, and erosion prevention.

Community involvement is integral to effective land use planning. Residents and local organizations actively participate in public hearings, providing insight into local priorities, cultural values, and environmental concerns. Collaborative approaches to land use planning allow Chino Valley to balance growth and conservation, ensuring that development enhances the community rather than undermining its character.

Overall, Chino Valley’s approach to land use reflects a commitment to sustainable growth, environmental stewardship, and preservation of rural life. By carefully regulating development, protecting agricultural lands, and encouraging community participation, the town maintains its unique identity while planning responsibly for the future.

Related Proposition 410 Information

For additional information about the Perkins Ranch proposal and Proposition 410, see:

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