Planning commission approves conditional use permit for Hartwood RV Park on West Route 66

The Flagstaff City Planning and Zoning Commission voted to approve conditional use permit PZ25-0000141 for Hartwood RV (formerly Kit Carson RV Park) on West Route 66, allowing the commercial campground use to continue as a legal nonconforming use while enabling future improvements, staff said.

Alexandra Palei, current planning manager, told commissioners the permit would permit the applicant to bring the site into conformance with city standards and allow improvements that include upgraded driveways, on-site pedestrian paths, vehicle circulation upgrades and utility improvements with the goal of tying the site into the city sewer system where feasible. Palei said the rural-residential zone allows commercial campgrounds with a CUP and reviewed the nine compatibility topics staff evaluates, including access, site adequacy, noise and lighting, landscaping, utilities and potential cultural-resource review if older buildings are demolished.

Palei summarized staffs position: if developed according to city codes, standards and requirements, the project should not be detrimental to public health, safety or welfare. She also said the CUP would allow accessory structures at individual campsites and community-support elements such as laundry or gathering rooms while noting that those elements must meet code and permitting standards. "A commercial campground has to use RVs," Palei said, summarizing the code constraint that limits permanent foundation dwellings at the site.

Commissioners pressed on several points. They asked whether the site had pedestrian connectivity to nearby developments; Palei said primary access is to Route 66 and that future engineering projects could improve sidewalks and connections, but that such improvements are not the applicant's responsibility at this time. Commissioners also asked whether permitting fixed decks, carports or sheds would effectively create long-term permanent housing; Palei noted the code focuses on the vehicle/structure type and that park models can technically fall under RV definitions.

Tina Roberts, LLC manager for Casey Pioneer, the park owner, described a multi-decade family ownership and said recent work cleaned the park, upgraded utilities and improved safety. "Let's actually do the right thing," Roberts said, describing plans to organize park-model units into a designated section and to enforce uniform design standards for accessory structures. She said the property historically housed long-term residents but that the owner's goal is to improve safety, utilities and aesthetics while maintaining RV use as the primary use.

Commissioner CJ Lukey moved to approve PZ25-0000141 with stated conditions; Commissioner Mary Norton seconded. Chair called for the vote and the motion carried. The transcript records that the motion passed but does not provide a detailed roll-call tally.

The permit approval allows the owner to proceed with permitted improvements subject to the CUP conditions and applicable building and fire-safety permits. Any further changes that would alter the allowed use or require zoning changes would need separate review and approval.