Developer Outlines Arizona RV Park Plan
The Chino Valley Planning and Zoning Commission will get its first look Thursday (May 6) at Jack Tuls Jr.'s proposal to build a 119-space and 32-cabin KOA Kampgrounds of America Inc. (KOA) campground, a 139-lot gated recreational vehicle/manufactured/mobile home park and a 14-acre commercial complex, according to the Daily Courier, Prescott, Ariz.
Tuls' proposed 58-acre High Plains Development lies between Highway 89 and Road 1 East on the southwest corner of Highway 89 and Road 3 ½ North alignment. The community is located approximately 100 miles north of Phoenix.
Charlie Arnold, president of Southwest Development consultants, who is working as an outside consultant on the development, said the planning commission will conduct public hearings on three requests by Tuls:
- The first request asks the commission to approve a minor amendment to the 2003 General Plan future land use map, to change approximately 26 acres from commercial to medium density residential two acres or less.
- The second request seeks to rezone approximately 26 acres from commercial light/agricultural/residential five-acre minimum and place a Planned Area Development overlay on it to develop a 139-lot gated RV/manufactured/mobile home park.
- The third request is to rezone approximately 17 acres from commercial light/agricultural/residential five-acre minimum to commercial heavy to develop a KOA overnight RV parking area.
Arnold said Tuls proposes to develop the approximately 14 acres fronting Highway 89 into a commercial area with a grocery or convenience store on the corner of Highway 89 and Road 3 ½ North alignment. It has the correct zoning on it.
The access to the KOA campground and gated RV/manufactured home park, Arnold said, will be off Road 3 ½ North. Since it doesn't currently exist, Tuls has agreed to build the two-lane paved section from Highway 89 to Road 1 East with curb and gutter and a five-foot sidewalk in front of the development.
Arnold said Tuls and the town staff are discussing the requirement for a sidewalk along Road 1 East. A multi-use path might be better there, Arnold said.
Tuls also is doing a traffic impact analysis, which is a couple of weeks away.
In the RV/manufactured home park, Arnold said, they are seeking permission to have 31 park model lots and 108 regular lots that range from 40-60 feet wide and about 100 feet deep.
Instead of having units on the park model lots that are at least 12 feet by 40 feet, Tuls wants to be able to put units that are 8.5 feet by 25 feet on these lots.
He said that because the streets in the park are going to be private, Tuls is requesting that he not have to leave 50 feet of right-of-way for streets. Instead, Arnold said, they want to be able to cut that to a 28-foot right of way so they can build two, 12-foot paved lanes with rolling curbs on each side. They also are asking not to have to build a four-foot sidewalk.
If the commission and council grant these exceptions, Tuls proposes to build a clubhouse, pool, artificial putting green and other multi-user spaces on the park's 25 percent open space.
Arnold said Tuls also is proposing to build an active storm water capture system that will send all the rain water that falls on the park through filters into large underground tanks. The park will use those tanks to water its landscaping.
"This will be the first project in Chino Valley to implement this system," he said.
Arnold said cement block fences will surround both the RV/manufactured home park and the KOA campground. Inside the fences will be a 15-foot landscaped buffer.
The 32 cabins will handle two to six people each, while the 119 depressed campsites, which vary in sizes, will handle towable and motorized RVs. Arnold said the KOA campground has no area for tent camping.
Tuls and the Engineering Division still is working the possibility of a different street design, which Tuls said is more suitable for a RV environment.
Town staff said all vehicles leaving the KOA must turn left onto Road 3 ½ North, which will take them back to Highway 89.
Because it is to be an overnight park, the campers can stay a maximum of only 28 nights.
Arnold said the entire High Plains Development must hook up to the town's water and sewer system.