Planning commission approves 8‑space RV park north of Benson with conditions

The Cochise County Planning and Zoning Commission voted to approve SU25‑06, a special‑use authorization that would legitimize and expand an existing recreational vehicle park at 908/912 Landa Lane, north of Benson.

The approval allows the park to operate with no more than eight RV spaces and includes staff‑recommended conditions such as quiet hours from 10 p.m. to 6 a.m., maintaining sanitary conditions to avoid attracting wildlife, and preserving perimeter open space with drought‑tolerant vegetation. Staff recommended approval after concluding the proposal met applicable development standards except for a density waiver the applicant requested.

Planning staff described the 24‑acre parcel as zoned RU‑4 with a rural plan designation and said the property abuts the San Pedro River and state land to the west. The application would remove a manufactured home and add three RV spaces to expand an existing five‑space layout to eight total spaces. Staff reported it mailed notices, posted the property and published a legal ad; it received an inquiry from the Tres Alamos Community Alliance but no written opposition from nearby owners.

Applicant Julie Wyckoff, who lives next door to the property, told the commission she and her family have used existing spaces for 24 years and that their goal is "legitimization" of the use. Wyckoff described on‑site rules and safety practices and told commissioners, "We don't like to hear them, and we don't want to hear dogs," and that she would enforce quiet hours and prohibit campfires on the property. She said the sites have water spigots with good pressure and a shared 1,000‑gallon septic system, and that Benson Fire and Pomerene Fire were aware of the property.

Commissioners asked about property ownership, water and trash service, and whether stays would be limited. Wyckoff said the lot with the RVs is deeded, access from Ocotillo Road across state land is by state land lease and right‑of‑way permit, water would continue to come from the existing well, trash would remain handled by the applicants, and occupancy would be effectively month‑to‑month with a 30‑day lease available to remove problematic tenants.

A motion to approve SU25‑06 with the staff conditions carried. Commissioners recorded aye votes for the motion; the chair announced the decision and noted that an aggrieved party may appeal to the Board of Supervisors within 15 days.