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Planning commission approves McNeil request to live in park-model RV at Elk Park Meadows with conditions
Summary
After public comment, and staff analysis, the commission approved CUP 25-032 to allow a park-model RV as a permanent residence on a 1.19-acre Elk Park Meadows parcel, subject to conditions including foundation, wastewater, and floodplain compliance.
The Coconino County Planning and Zoning Commission voted unanimously on Aug. 27 to approve CUP 25-032, allowing 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 presentation: Sophie Cozza, planning staff, told commissioners the McNeil Family Trust is the owner and the applicant was represented by Civil Design and Engineering. Staff said the parcel is in the Agricultural Residential (AR) zone and the proposed park-model RV would be permanently affixed to a foundation, supplied with electricity from a solar array, have hauled water and a permitted on-site wastewater system. Staff recommended approval with standard conditions including that development match the approved site plan and that required building and environmental permits be obtained.
Public comment and concerns: Neighbors raised objections at the hearing and in letters, mainly about precedent, visual character and noticing. Several neighbors said they were worried such approvals could lead to more RV-type residences in Elk Park Meadows; others, including a direct neighbor, supported the McNeils and said the park-model appeared higher-quality than typical travel trailers.
Commission discussion and vote: Commissioners discussed the difference between park-model RVs and manufactured homes (different building standards and data plates). Multiple commissioners said they could make the findings because the proposed unit is a park-model and would be constructed and placed as shown in the narrative and site plan; they emphasized that every future request would be evaluated on its own facts. Commissioner Hayward moved to approve; Vice Chair Wilson seconded. The motion passed unanimously.
Next steps: The approval is subject to conditions on the record, and the applicant must obtain required building, wastewater and foundation permits. Neighbors retain the right to appeal within the statutory window.
Exact quotation: "Park model RVs will have a data plate on them... they are built to a recreational vehicle code," staff planner Jess said to explain the difference between park-model RVs and homes built to the International Residential Code.
Context: Staff noted the county does not enforce CC&Rs (covenants, conditions and restrictions) and that CC&Rs are private matters among residents; commissioners repeated that the county's decision does not supersede private CC&R enforcement.
