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Commission approves Gadwood cottage‑industry permit for Grand Canyon sandwich and bike service operation
Summary
The commission approved CUP25019 for a cottage industry on a 12‑acre parcel near Red Lake to support a Grand Canyon bike rental and food service business; applicant told the commission the operation will be long‑term and limited to 1–2 weekly deliveries.
The Coconino County Planning and Zoning Commission unanimously approved Conditional Use Permit CUP25019, allowing a cottage‑industry food assembly and bicycle storage/repair operation on a 12‑acre property in the Red Lake area.
Project details Staff (Bob Short) said the owner is GC Support Center LLC and the applicant is Dan Gadwood. The parcel is in the general (G) zone with a 10‑acre minimum; the subject property is 12 acres.
The proposed cottage industry would assemble sandwiches in a commercial kitchen inside the residence and store and repair rental bicycles that serve a Grand Canyon rental operation. The applicant said deliveries would be limited (1–2 small box‑truck deliveries per week). Most business operations would be inside the residence with limited outdoor activity for loading and unloading.
Standards and waiver requests Under the cottage‑industry rules, the business portion must occupy no more than 50% of the combined floor area of the home and accessory structures unless the commission approves a different ratio; the applicant requested larger dedicated space for the business and the commission considered that request. Staff recommended conditions including meeting EDCM (engineering) standards for road access and wastewater when those permits are required.
Public comment and commission action Two neighbors attended the applicant's outreach meeting and submitted supportive comments; no speakers opposed the application at the public hearing. Dan Gadwood told the commission the business is on a long‑term 20‑year lease at the Grand Canyon and the operation is intended for the long haul. Commissioner Williams moved to approve CUP25019 with staff conditions; Commissioner Best seconded. The motion passed unanimously.
Next steps Approval authorizes the cottage industry subject to the conditions in the staff report, including any required EDCM upgrades, wastewater permitting and compliance with cottage‑industry performance standards.
