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Coconino planning panel approves conditional use for park-model RV in Elk Park Meadows
Summary
The Planning and Zoning Commission on Aug. 27 approved a conditional use permit allowing a park-model RV to be used as a permanent, seasonal residence on a 1.19-acre parcel in Elk Park Meadows, subject to standard conditions and site-specific requirements.
The Coconino County Planning and Zoning Commission approved a conditional use permit on Aug. 27 to allow a park-model recreational vehicle to be used as a permanent residence on a 1.19-acre parcel at 6128 Big Game Trail in Elk Park Meadows.
Staff said the unit would be permanently affixed to a foundation, powered initially by solar, served by hauled water and an on-site wastewater system and located outside a required drainage setback. Sophie Coza, Coconino County planning staff, told commissioners that staff "recommend[ed] approval" subject to the conditions listed in the staff report.
The applicant, represented by Ryan Maharam of Civil Design and Engineering, said the McNeil family purchased the parcel with the park model already on site and has since installed a domestic well and submitted septic plans for review. Owner Jason McNeil said the unit is a 400-square-foot park-model “cabin” and that his family intends seasonal occupancy: "We are up there in the summer and typically on weekends," he said.
Neighbors submitted written opposition raising concerns about precedent, short‑term rental use, CC&Rs and visual character. Staff told the commission the County does not enforce private CC&Rs and that each RV permit is decided on its own facts. Commissioners asked whether the citizen‑participation meeting had actually occurred; staff said the applicant filed a report saying it had been held but provided no meeting attendance evidence.
Commissioners discussed the difference between park‑model RVs (built to RV or ANSI/REVA standards and titled through MVD) and HUD‑coded manufactured homes. Several commissioners said that while they were sympathetic to neighbors’ concerns, the proposal as presented — a park model with the infrastructure shown in the site plan and the recommended conditions — met the criteria for approval.
Commissioner Walsh made the motion to approve CUP 25‑032; Vice Chair Wilson seconded. The motion passed unanimously.
The permit requires development to match the approved site plan and narrative, compliance with floodplain and wastewater permits, and adherence to the county’s standard conditions for recreational‑vehicle residences. The applicant must complete required building and health permits before occupying the unit and comply with any monitoring or inspections specified in the conditions.
