Camp Verde council approves rezoning and 150‑site Mariposa RV Park with conditions after public opposition
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Summary
After public testimony raising traffic, water and noise concerns, the Camp Verde Town Council approved rezoning a 17.41‑acre parcel and a 150‑site Mariposa RV Park use permit with conditions including quiet hours, a traffic study and water‑line upsizing.
The Camp Verde Mayor and Common Council on May 7 approved a zoning change from C2‑PAD to C2 and granted a use permit for the Mariposa RV Park, a proposed 150‑site recreational vehicle resort on a 17.41‑acre parcel (APN 403‑23‑104T). Acting Senior Planner Cory Mulcaire recommended approval after staff and the Planning and Zoning Commission determined the application met the town's use‑permit criteria.
The decision matters to nearby residents because multiple speakers at the public hearing said the project could increase traffic, strain the town's water supply and reduce property values. Theodore Ryan, Megan Asbury, Lori McNerlin, Cydni Wayne and Todd Scantlebury spoke in opposition, citing concerns about traffic flow on State Route 260, local water availability, potential noise disturbances and safety risks. One member of the public, Susan Vlastelica, spoke in favor of the development.
Council discussion focused on public‑safety infrastructure and mitigating neighborhood impacts. Town staff confirmed the project must upsize the water line serving the property from an 8‑inch to a 12‑inch main to increase fire flows and meet Copper Canyon Fire & Medical requirements. The Council also required the applicant to provide on‑site management, surface driving areas with approved hard surfacing, and to comply with noise and lighting regulations in the Town Code.
Vice Mayor Wendy Escoffier requested four additions during the deliberation; the Council approved two enforceable conditions for the Use Permit: that the applicant post and enforce quiet hours between 10:00 p.m. and 7:00 a.m., and that the developer complete a traffic impact study and comply with the Town Engineer's recommendations. The Town Manager added that staff will review the Use Permit six months after approval and annually thereafter to ensure compliance.
Bennett Boggess, representing the developer, answered council questions and confirmed the applicant's willingness to meet the outlined conditions. Town Attorney Trish Stuhan advised the Council on process and the limits of conditions the town may impose administratively.
The Council approved Resolution 2025‑1167 and Ordinance 2025‑A501 by roll call votes of 6–0. The use permit includes a prohibition on generator use except during emergencies and requirements for equipment screening and ongoing on‑site management.
The next procedural step is implementation of the use‑permit conditions and staff monitoring; the Use Permit runs with the land unless the RV park is discontinued for six months or the permit is voided under the Planning and Zoning Ordinance.