Commission recommends zone change and approves RV-park CUP for Grand Canyon Inn and Cabins with added fence and safety conditions

The Coconino County Planning and Zoning Commission on Dec. 4 approved Conditional Use Permit CUP24034 to allow a 50-space RV park composed largely of park-model RV units and forwarded a recommendation to the Board of Supervisors to rezone the Grand Canyon Inn property (ZC24005) from General (G) to CG-10,000 (commercial) zoning.

Staff presentation: Bob Short of county Community Development told the commission the 5.76-acre site at 317 South Route 64 in the Valley contains a 28-room motel and ancillary buildings; the applicant (Grand Canyon Hospitality LLC) proposes to retain and remodel the hotel, convert a storage building to five additional rooms and develop a 50-space RV park with park models. The RV park density meets the county’s RV-park standard (12 spaces per acre). The applicant recently installed a well for potable water and would install an alternative wastewater system to serve the RV park.

Two waivers were requested: modification of an historic legal nonconforming sign and a waiver of the standard 20-foot commercial-to-residential buffer (10-foot landscape strip plus 6-foot wall) along a vacant, G-zoned parcel to the north. Staff recommended approval of the waiver given the surrounding commercial pattern and the apparent likelihood that the vacant northern parcel would be developed commercially.

Public comment: Several nearby property and airport representatives addressed safety concerns about proximity to the Valley Airport taxiway, potential trespass to the airfield and density. Norm Gobiel, long-time manager of the Valley Airport, opposed locating the dense development so close to airport operations, saying, “If you look at the pictures I’ve sent you, we have the taxi is 30 feet away from that piece of land. It really doesn't make sense.” Nearby business and property representatives expressed both support and concern; staff reported 21 petition signatures and 16 supportive comments and four opposed comments submitted by email.

Applicant presentation and revisions: Attorney Tony Collum and project representatives described meetings with High Country Fire Rescue and the Arizona Department of Transportation; the applicant revised road and access plans to meet fire and ADOT recommendations and said building improvements would be brought up to code during the building permit stage. Collum said the team worked with fire officials and ADOT and that the project now reflects those required changes, and he noted support from multiple local businesses and residents. Collum said the applicant would provide workforce housing in the remodeled building and that construction plans would follow building-division requirements.

Fencing and safety conditions: Commissioners pressed applicants on fencing along the airport boundary and the north adjacency. The applicant agreed to extend a six-foot solid cedar fence along the west rear boundary and to wrap solid fencing ‘‘around that corner’’ on the north side for a short distance to better prevent trespass to taxiway areas; the applicant indicated willingness to negotiate exact length and type in coordination with county staff. The commission modified staff conditions to require enhanced perimeter measures, signage and educational materials. Commission language left some flexibility for final fence type and extent to be determined by the Community Development director in consultation with the applicant, but commissioners emphasized the need for an impenetrable barrier where the RV park abuts the taxiway.

Commission action: Commissioner Walsh moved to approve CUP24034 with the adjusted conditions and to forward a recommendation of approval for ZC24005 to the Board of Supervisors; Commissioner Ruggles seconded. The commission voted unanimously to approve the CUP and forward the zone change recommendation (Commissioners Ruggles, Best, Williams, Tovey, Walsh, Wilson and Chair Burton voted "aye").

Next steps: The zone-change recommendation will be considered by the Coconino County Board of Supervisors. Building permits, wastewater approvals and fire service arrangements remain prerequisites to construction and occupancy, and staff will monitor compliance with the CUP conditions.