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Commission approves 9‑space Princess Palace RV Park with road, quiet‑hours and vegetation conditions
Summary
The commission unanimously approved a special-use permit (SU25-29) for a 9‑space RV park at 10477 Princess Palace Way with six staff-recommended conditions including a private maintenance agreement to improve and maintain primitive roads, widening Princess Palace Way to 24 feet, and quiet hours from 10 p.m. to 6 a.m.
The Cochise County Planning and Zoning Commission voted unanimously to approve a special-use authorization (SU25-29) allowing a 9‑space recreational vehicle park at 10477 Princess Palace Way, subject to conditions addressing road maintenance, site sanitation and vegetation preservation.
Staff described the property as approximately 38.8 acres in RU4, noted primitive conditions on Princess Palace Way and an unimproved stretch of Jefferson Road, and reported opposition from nearby property owners concerned about road safety, generator noise, fire risk and trespassing. Staff recommended approval with six conditions: limit the park to nine spaces (including tents/portable shelters); require a signed private maintenance agreement for improvement and ongoing maintenance of the unpaved portion of Jefferson Road and Princess Palace Way before issuing a change-of-use permit; widen Princess Palace Way to 24 feet and maintain it; enforce quiet hours (10 p.m.–6 a.m.); keep park areas sanitary to avoid attracting wildlife; and retain/supplement perimeter native vegetation.
Applicant Debbie Whitaker said she plans to phase infrastructure work, starting with roads, septic and water holding tanks, and intends to use solar and quiet inverter technology where feasible. She said she is pursuing a separate state-land entrance to bypass neighbor roads and expects to live nearby to manage the park. Whitaker told commissioners she would maintain the road if required and that she plans modest, homey sites rather than higher-density camping.
Public commenters raised concerns about Jefferson Road’s narrow, sandy one-lane conditions, the possibility of multiple generator-driven RVs creating noise, campfire and wildfire risk in dry grasslands, and the potential for trespassing on adjacent private land used for recreation.
The commission adopted staff’s conditions and approved the special use unanimously. Staff and the applicant noted that state and county regulatory requirements (for water, septic and any community water system) still apply before any sites may operate.
