Drainage Issues Likely Kill RV Park's Expansion
The Chino Valley (Ariz.) Planning and Zoning Commission Thursday (June 17) unanimously approved tabling a conditional use permit request for a proposed 19-space recreational vehicle park at Country West Mobile Home Park on the town's north side.
With a 6-0 vote, commissioners agreed to postpone a decision on the matter indefinitely, according to The Daily Currier, Prescott, Ariz.
John Meurs, the mobile home park's owner who made the request, did not attend Thursday's meeting.
Development Services Director Pat Clingman said Meurs wants to put an RV park on about eight-tenths of an acre at Country West, 815 E. Road 2 North. Meurs' plan calls for renting the RV spaces, complete with town water and sewer connections, for no more than 90 days each.
However, town officials say the trouble with the RV park, as proposed, is that it would cut into a water runoff detention pond, which drains Phase III of the mobile home park. During heavy rains, the pond prevents water from flowing into or flooding adjacent properties.
"If it is determined that the redesign of the detention pond can no longer accommodate the water runoff from Phase III, then the proposed RV park will not be built," a May 20 planning commission staff report states.
Country West currently has a 13-space RV park on the west side of the mobile home park. RVs gain access to it from Highway 89.
But the proposed RV park would rest adjacent to East Road 2 North. Through the conditional use permit process, development services officials would require Meurs to dedicate right-of-way along the properties' East Road 2 North frontage. The right-of-way dedication would then cause the entire project to shift to the south, which would infringe on the detention pond.
Therefore, Meurs would have to adjust the mobile home park's lot line and pay an engineer to conduct a drainage report in order for the commission to consider granting the conditional use permit for the RV park, Clingman said.
Meurs has told the town he is not willing to pay for the drawing of a new site plan or a drainage study. The study would determine whether the detention pond could still function with the RV park being there. Clingman said Country West wants approval for the RV park before spending money on a drainage study.
"If a drainage study determines that the detention pond will not be able to handle the runoff, then I will not develop the RV park," Meurs said in April.
The RV park would represent the fifth phase of the mobile home park, where the land is currently zoned commercial light. A conditional use permit is required to change the zoning and allow for RVs.