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County staff brief commissioners on two conditional-use permit requests for RV residences in the Valley
Summary
Coconino County staff reviewed two conditional-use permit (CUP) applications for use of recreational vehicles as permanent residences in the Valley area and answered commissioner questions about sanitation, utilities and enforcement. Public hearings are scheduled for Jan. 8.
Coconino County planning staff presented two conditional-use permit requests for use of recreational vehicles (RVs) as permanent residences in the Valley during the planning and zoning commission study session Dec. 4.
Bob McNelly, a county planning staff member, said one applicant, Barbara Simmons, is located in the center of the Valley and has nearby houses and electricity; a second applicant, Richard Acosta, is several parcels south of Highway 64 on a relatively good road but will not have grid electricity. McNelly said both requests follow the county’s standard approach for RV residence CUPs, which typically assume hauled water and wastewater service or self-supplied water and waste-hauling arrangements.
The commission pressed staff on enforcement and whether there is evidence that wastewater is actually hauled to authorized dump stations. “Do we have any evidence that that actually occurs or does not occur?” Commissioner Wilson asked.
McNelly replied that county code-enforcement complaints provide indirect evidence: the county receives wastewater-dumping complaints in the Valley, but he said none of those complaints involved properties that had been granted a CUP for an RV residence. “All the complaints we’ve had have been properties that have just completely unpermitted development on them,” McNelly said. “At least our evidence from complaints would be that properties that seek and get the CUP, are in fact, abiding by regulations and their conditions.” He added, “I think they probably are taking it to a dump station.”
Commissioners and staff noted practical limits to enforcement: while improper wastewater disposal is a code violation, staff said it is difficult to monitor every RV and verify compliance except when a complaint is filed. The applicants’ properties differ in utility access: one has electricity, the other does not, which staff flagged as part of site considerations for the Jan. 8 public hearings.
The planning and zoning commission did not take a vote during the study session; both items were presented as orientations for the Jan. 8 public hearing.
The commission’s next scheduled public hearing on the two CUPs is Wednesday, Jan. 8.
