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Commission approves RC Stables horse-boarding CUP despite neighbors' concerns about bridge, road maintenance and operations
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Summary
The Planning and Zoning Commission approved Conditional Use Permit CUP25-022 for a horse-boarding operation (RC Stables) after neighbors raised concerns about a private bridge and road maintenance, manure management, wildlife impacts and absentee ownership; the commission split on how much the county should require on private-road repairs.
The Coconino County Planning and Zoning Commission approved Conditional Use Permit CUP25-022 for RC Stables on Sept. 24 after a continuation from August and a staff-led public meeting with adjacent property owners.
Applicant Ryan (last name on file) presented results from a Sept. 9 virtual neighborhood meeting and told commissioners he and other parcel owners have planned a private meeting to organize shared road maintenance. He said he had consulted civil engineers and expected improvements to involve grading and adding structural material to strengthen the private road and bridge.
Several neighbors spoke in opposition at the hearing, including Lacey Scott (22846 Fox Ranch Road) and Jay (JC) Klinger (10595 Las Colinas Lane), who said the area's privately maintained bridge and access road are in deteriorated condition and not appropriate for commercial operations. Speakers also raised concerns about increased traffic from boarding clients and arena rentals, the potential for events, manure management and fly control, absentee ownership and wildlife impacts in adjacent conservation lands.
Commissioners debated the limits of the county's jurisdiction. Staff clarified state law precludes consideration of water use/adequacy in zoning decisions; staff also noted the zoning ordinance does not include specific emergency-access thresholds for this use (the county requires commercial campgrounds to demonstrate emergency vehicle access, but typical rural uses are judged against existing standards and private road agreements). Several commissioners said private road maintenance is a matter for property owners but suggested conditions could be attached to a CUP to require road and bridge improvements or maintenance agreements.
After discussion the commission voted unanimously to approve CUP25-022 with the conditions in the staff report. Conditions require adherence to the submitted site plan and narrative, limits on number of animals and trips as specified in the application, and other standard site-management conditions. Commissioners and the applicant noted plans to meet with neighbors to agree on a maintenance schedule and other mitigation measures.
The decision includes recorded roll-call votes (aye from all commissioners present) and moves the project forward under the county's conditional-use authority; any future code enforcement issues or failure to meet conditions would be enforced through standard county procedures.
