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HomeMy WebLinkAbout97-268 :NDEXED MlCROFlLMED . . . . 9741968 BK 2941 F'G 578 OFFICIAL RECORDS OF MOHAVE COUNTY, JOAN MC CAll. MOHAVE COUNTY RECORDE 08/06/97 03:53P PAGE 1 OF 4 MOHAVE COUNTY BOARD OF SUPERVISORS RECORDING FEE 0.00 RESOLUTION NO. 97-268 A RESOLUTION SETTING FORTH THE APPROVAL OF A RECREATIONAL VEHICLEI MOBILE HOME PARK AND PETITION OF EXCEPTION FOR MOONRIVER RESORT, ON THE SOUTHERLY 834 FEET OF THE EASTERLY 360 FEET OF GOVERNMENT LOT 5, EXCEPT THE EASTERLY 30 FEET, IN SECTION 3, TOWNSHIP 18 NORTH, RANGE 22 WEST, IN THE SOUTH MOHA VE VALLEY AREA, MOHA VE COUNTY, ARIZONA. WHEREAS, at the regular meeting of the Mohave County Board of Supervisors held on August 4, 1997, a public hearing was conducted to determine whether approval should be granted for the above- described Recreational Vehicle and Mobile Home Park as requested by the owner, A.J. Flowers, represented by Denise A. Burton of Burton Engineering, Inc., Fort Mohave, Arizona, and WHEREAS, the site is located south of Bullhead City and west of State Highway 95. The site is approximately one-quarter mile west ofthe State Highway 951B0undary Cone Road intersection on the north side of Boundary Cone Road. The property is vacant and relatively flat. Other than an irrigation ditch running along the eastern property line which will be filled in by this development, there are no significant drainage patterns on-site. The surrounding land uses consist of vacant land covered with native vegetation consisting mostly of salt cedar, and WHEREAS, a review ofFEMA FIRM Panel #040058-2445C indicates the property to be in Zone C, not in the FEMA Special Flood Hazard Area, and WHEREAS, the property owner obtained a Zoning Use Permit on November 4, 1996, to allow for a Recreational Vehicle and Mobile Home Park in this A-R (Agricultural-Residential) zone via BOS Resolution No. 96-378. The owner proposes 87 recreational vehicle spaces, five mobile home spaces, a manager's office and other supporting facilities including a store, laundry room, a storage building, pool and duck pond on the six-acre parcel. The proposal contains approximately 28,000 square feet for recreational and open space uses. The gross residential density of development will be 15.3 units per acre. The General Plan specifies this area for urban development, and WHEREAS, a Petition of Exception was submitted for seven additional compact and overnight RV spaces. Section 27.J.4.b of the Mohave County Zoning Ordinance requires that no more than 20 percent of the total number ofRV spaces be designed as compact or overnight use. Compact and overnight RV spaces comprise 28 percent of the current proposal, and WHEREAS, this Petition of Exception is submitted as a request that the Planning and Zoning Commission recommend to the Board of Supervisors the granting of this exception from the Mohave County Zoning Ordinance as outlined in Section 27.J.5 with the following justifications: . . PAGE 2 OF 4 BK 2941 PG 579 FEE~9741968 RESOLUTION NO. 97-268 Page 2 A. The granting of this exception will not be detrimental to the public welfare or injurious to other adjacent properties because: . Adequate traffic circulation and recreation/open space is provided. B. The request will not nullifY the intent and purpose of the Master Plan of the County or other regulations because: . Adequate space for the RVs is provided. C. The special circumstances or conditions affecting said property are as follows: . The growing number of weekend and short-term visitors to this area often have smaller RV units, which are better suited for the smaller spaces for limited, overnight use, and WHEREAS, the Department of Public Works does not object to the Petition of Exception, and WHEREAS, water will be supplied by Bermuda Water Company. Sewerage will be handled by the Fort Mojave Tribal Utilities Authority. Electrical service will be provided by Mohave Electric Cooperative. Telephone service will be provided by Citizens Communications. Solid waste will be collected by Hargus Disposal. The Fort Mojave Mesa Fire Department serves this site, and WHEREAS, Section 27.J.4.i.4 requires that all internal streets "be improved to minimum applicable county standards for paved or unpaved roads. Specific required standards as determined by the Planning and Zoning Commission shall relate to and depend on (but not limited to) such factors as park size, site character, density, drainage, soil type on-site, character and use of surrounding lands, amount of park traffic, proximity to urban or developed area, input from the County Engineer, etc. .. . " The developer prefers that the internal roads be improved to the county's "native material" definition per Standard Specification No. 161. The Planning and Zoning Department prefers that the internal roadways be improved to a paved surface based upon the reasons as follows: I. This site is within the Urban/Building Overlay Zone and accesses a paved street. The UrbanlBui1ding Overlay Zone, established in 1983 by the Board of Supervisors, requires that developments in urbanizing areas of the county be able to blend and become a functional part of the cities they neighbor upon. Providing urban amenities and services facilitates this functional integration. The Planning and Zoning Department implements this policy, in part, by requiring that all developments within this "Overlay" that are adjacent to paved roads provide paved driveways, parking lots and, in this case, paved internal streets. RESOLUTION NO. 97-268 Page 3 . . PAGE 3 OF 4 BK 2941 PG 580 FEE~9741968 2. The recreational vehicle and mobile home park contains 93 spaces and several auxiliary uses providing a density of 15.3 residential units per acre. Daily trip generations from this site could be as high as 450 based upon Table 240, Mobile Home Parks, Institute of Transportation Engineers's Informational Report, 5th. edition. A paved road surface is typically recommended by the county when trips exceed 200 per day. Anticipating a significant traffic volume, one of the Department of Public Works' plan review comments for this park plan is to have the developer provide a paved driveway approach within the right-of-way between the property line and Boundary Cone to protect the road's existing edge of pavement. 3. The property is within one mile of Mohave County's only PMID (Particulate Matter equal to or less than 10 microns in diameter) non-attainment area and has been cited by the Environmental Protection Agency. The property is subject to wind and dusty conditions, made more acute by the removal of native vegetation for the internal roadway's construction. A paved road surface will mitigate the loss of native vegetation, and WHEREAS, the following described Findings of Fact are for the above-captioned item: a. All notices have been advertised and posted according to regulations. b. The proposed action and effect complies with the Mohave County General Plan. c. The site is adequate for the action intended and the use is consistent with the surroundings and terrain. d. The site has legal access. e. The site is subject to occasional dust generated from agricultural activity on the Fort Mojave Indian Tribe land south of Boundary Cone Road. WHEREAS, at the public hearing before the Mohave County Planning and Zoning Commission on July 9, 1997, the Commission recommended APPROVAL for a Recreational Vehicle and Mobile Home Park subject to the following: 1. All conditions ofBOS Resolution No. 96-379 and any amendments will be adhered to. 2. Arizona Department of Environmental Quality (ADEQ) approves the water supply and distribution system. 3. Arizona Department of Environmental Quality (ADEQ) approves the sewage collection and disposal system. 4. The owner will provide a paved surface for all internal roadways. County Standard Specification No. 173 meets the minimum paving requirement (chip seal). 5. The owner will provide service agreements for water, sewer, and trash collection for this development. RESOLUTION NO. 97-268 Page 4 ---" . . PAGE 4 OF 4 BK 2941 PG 5Bl FEE~9741968 6. Plans on file in the Mohave County Planning and Zoning Department, dated June 27, 1997, are the basis of this Recreational Vehicle and Mobile Home Park plan approval, along with the conditions set forth in these recommendations. 7. The appropriate zoning, building, environmental and floodplain permits will be obtained prior to construction. 8. All applicable provisions of the Mohave County Zoning Regulations shall be complied with. 9. An electrical plan, prepared by a qualified engineer, will be submitted to the county for review and approval. WHEREAS, the notice of hearing was published in The Standard, a newspaper of general circulation in Kingman, Mohave County, Arizona, July 19, 1997, and posted July 18, 1997, as required by Arizona Revised Statutes and the Mohave County Zoning Regulations. NOW THEREFORE BE IT RESOLVED, that the Board of Supervisors, at their regular meeting on Monday, August 4, 1997, APPROVED this Recreational Vehicle and Mobile Home Park as recommended by the Mohave County Planning and Zoning Commission and outlined herein. ~\\\\\\i\\lml!lI1lJll.r/ #,\\~ t. R V ISO ;;IIJ.;;", ~('_~' -CIS -'-"", ~ ~ ~. ~ '~". ~~ ,~? ". ~I ~~?:';~kt;~1 '" .', '.\,;:/.-.. .."fio_-= ",..; ,'"..... "'-.1_, Po", ~ -'..,t .~- .- '7T . jJ "" MOHA VE COUNTY BOARD OF SUPERVISORS ~4~~ Carol S. Anderson, Chairman 1 DE ~ ~Rh~ '".. 'erk .*~;. "'-0'1 j . Z U i'i r.....:':i;\' 'I/I!JIIII'III'I',I\~'-'\\\'l" , 0/ l>)I'"