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Bernalillo commissioners uphold 76‑site RV park approval, require increased setback and paving
Summary
After multiple public hearings and appeals, the board denied appeals and upheld a special‑use permit for a 76‑site RV park on Old Posi Trail, adding a 10‑ft setback with a 6‑ft block wall along a neighboring property and a paving requirement extending past the applicant driveway to address safety and maintenance concerns.
Bernalillo County commissioners on March 11 upheld a county planning commission approval of a special‑use permit for a 76‑site recreational vehicle (RV) park on Old Posi Trail NW, but they amended the approval to require additional mitigation for neighboring residents.
Staff and the county planning commission recommended approval of CSU 202512 for an overnight campground and RV park on roughly 6.84 acres in an agricultural (A1) zone. Lead planner Carrie Barkhurst told commissioners that the CPC found the request consistent with the comprehensive plan and North Valley area plan goals, and that it balanced rural character with small‑scale economic use. The proposal includes 76 campsites, an office, a dog park and playground.
Opponents and nearby property owners presented several objections over multiple hearings. Pat Hawer, president of the Maria Dyer’s Neighborhood Association, said the RV park would be out of character for the A1 area, could set a precedent for commercial uses on agricultural land, and raised fire‑safety and stormwater concerns. Neighbor Trent Montano told the board Old Posi Trail is a private access/easement, not a public roadway, and questioned who would maintain and assume liability for the rest of the easement if only part of it were paved.
Applicant representatives, including attorney Lawrence Wells, said the CPC had considered the required criteria across several hearings, that the county’s Public Works review showed no need for an expanded traffic study, and that conditions in the approval would ensure compliance with county codes. The applicant agreed in revised site materials to pave the portion of easement up to and including their driveway and to hard‑surface 30 feet beyond the driveway.
Board action and conditions The commission discussed setbacks, whether the applicant or the sheriff's posy (adjacent property) had historical paving obligations, and the location of the required fire turnaround. After deliberation the board adopted a set of amendments before voting to deny the appeal and uphold the CPC decision as amended. The key added conditions recorded in the motion require: - A solid 6‑ft block wall and a total of a 10‑ft buffer/setback along the edge of the Montano family property where it abuts the RV site (staff had proposed 6 ft plus wall; commission raised this to 10 ft). - Paving along Old Posi Trail that extends across the Montano frontage and continues 30 feet beyond the applicant’s driveway entrance (the applicant had agreed to pave to the driveway and 30 ft beyond).
Commissioners also instructed staff to include detailed conditions and findings in the final decision record. The final motion to deny the appeal and uphold the CPC decision as amended passed by roll call.
Why it matters: The decision allows the RV park to proceed with stronger site mitigation measures to address neighbors’ concerns about setbacks, maintenance responsibility and road safety. It also shows the commission’s willingness to attach site‑specific conditions to special‑use approvals in rural zones.
What’s next: With the decision, the applicant must meet the conditions (paving, walls, setbacks, final site plan compliance) in order to proceed to final administrative approvals and building/permitting steps.
