Planning commission hears multiple CUP requests, reviews regional plan schedule

At its Jan. 7 study session and formal meeting, the Coconino County Planning & Zoning Commission reviewed multiple land-use proposals and administrative updates.

Staff presented CUP 25-63 (Patterson) for an owner seeking to use an RV as a permanent residence and a 40-foot storage container on a 1.05-acre agricultural-residential parcel in the Valley area; staff noted short-term wastewater hauling, a proposed 2,500-gallon water tank, long-term septic plans, and a requirement to select a container color that blends with the neighborhood. Commissioners raised no questions.

The commission also heard CUP25047 for Castle Rock Doors (owner Kirk Daniels) in Pitman Valley, which would add an 8,500-plus-square-foot insulated workshop, two 40-foot storage containers and a future 3,430-square-foot home. Staff said waivers requested include allowing four employees (zoning limit: three) and a higher cottage-industry floor-area share (requested 66% vs. the typical 50%). Commissioners asked about noise when workshop doors are open, whether hours of operation can be conditioned (staff: yes, the ordinance has no automatic hours-of-operation standard), and noted nearby properties have similar uses.

Sophie Koza presented CUP2557 for the Workman Goat Farm requesting up to 20 miniature goats on a 2.02-acre AR parcel to produce goat milk; the applicant plans to wean and rehome kids within 2–3 months and use manure on-site. Commissioners asked about breeding cycles, odor concerns and confirmed milk sales are allowed in the agricultural zone.

Staff also presented a zone-change and CUP package for the Raptor Ranch/Bedrock City property, a long-standing theme-park and RV-park site where applicants seek CG-10,000 zoning to permit a fuel island (gas station), additional park models and a small outdoor vendor market. Staff noted past CUP renewals and that the most recent CUP expired in 2025.

Separately, Melissa (county staff) told commissioners the Flagstaff Regional Land Use Plan will be before the Board of Supervisors on Jan. 27 and will be on a May 19 special ballot for Flagstaff residents to ratify the plan; the county comprehensive plan and companion guide are now finalized and will be posted online.

The commission approved two RV-as-residence CUPs (CUP25042 and CUP25059) as consent items during the formal meeting and approved CUP25060 (see separate article) with conditions. Commissioners announced the resignation of Commissioner Tianna Burton and scheduled an annual retreat for mid-February.