Letter to the Editor-Abplanalp

Another RV Park in Scenic?  Are you kidding me?

An RV Park in Scenic Arizona is not needed, it is not wanted, appears to only benefit one individual and adds nothing to the residents who live here.  The Planning and Zoning Commission did not do their Due Diligence and did not fulfill their stated purpose.  Big money always seems to win.

Notices for Rezones and Special Use Permits are required by Arizona Revised Statutes 11-814.  The County notifies each property owner within 300’ of the subject property by first class mail. They are also required to post on site and publish the notice in the local paper at least 2 weeks prior to the meeting of the proposed Rezone or Special Use Permit.

I cannot find a single property owner who was notified by First Class Mail. The Behavioral Health Center and the Catholic Church on Scenic Boulevard, where substantial impact will occur, were not notified.  I never seen a notice in any newspaper. There was no notice at the Post Office.  Zoning signs were not placed in easily seen locations when driving on adjacent roads.  Someone deliberately attempted to avoid alerting the General Public.

At the Virgin River Committee Meeting, April 27th, held at the Beaver Dam Fire Station, where several Mohave County Representatives were present, at least two Planning and Zoning representatives clearly stated to me and other residents that the Special Use Permit had already been approved by the Planning and Zoning Commission prior to any of their meetings in May.

This is the “PURPOSE” statement for the Planning and Zoning Commission: “The requirement for a Planning and Zoning Commission is contained in state statute (Arizona Revised Statute 11-802) as are the commission’s duties.  The commission’s primary duty is to advise the Board of Supervisors in managing the orderly growth and physical development of Mohave County and to protect the health, safety, morals and general welfare of its citizens. The Commission will make changes to further the public interest but will not alter plans or review regulations solely for any individual, group or organization for their personal caprice, convenience or profit.”

The Mohave Planning and Zoning Commission have no consideration for the health, safety, morals and general welfare of the citizens (Residents) of Scenic Arizona.  The Planning and Zoning commission have yielded to one individual (Mr. Black) for his personal caprice, specific convenience and financial gain at the expense of local residents.

The Planning and Zoning Commission apparently cannot answer the questions: What is the difference between a Special Use Permit and a Zoning Change?  When does a request become a Zoning Change and not a Special Use Permit?

Mr. Black stated in the Scenic Betterment Community meeting May 8th, that he would promise and even used the word, “guarantee” that the wording on the Special Use Permit would be changed to reflect that only 6 acres on each side of Las Vegas Way would ever be used for an RV Park versus over 70 acres of both parcels.  This did not happen. No comments were ever made at the Planning and Zoning Commissioners meeting by Mr. Black, per Scott Holtry, Planner II, Mohave County Planning and Zoning.

How can anyone represent Scenic, when they are not familiar with and do not live within 200 miles?

There have been no studies conducted in the vicinity of the proposed RV Park.  At a minimum, a Traffic Impact Analysis is needed. A protected habitat biologist analysis is needed.  How is the water impacted?  Doesn’t the guy with the deepest pockets for the deepest well always win?  Who is going to enforce the additional impact of ATV’s/UTV on private property and BLM managed property? We cannot even get reasonable assistance when there are murders in the area.

Per the Internet, there are over 744 RV parking spaces within 10 miles of Scenic. They are Desert Skies; 4 Seasons; Sun Resort in Mesquite owned by Mr. Black; Beaver Dam golf course owned by Mr. Black; Stoddard Hill (Beaver Dam); Virgin Valley Food Mart, Mesquite; Solstice Motor Coach Resort Mesquite; Oasis RV Park, Mesquite; Casablanca RV Park, Mesquite; etc.

An RV Park in Scenic Arizona is not needed, it is not wanted, and appears to only benefit one individual and adds nothing to the residents who live here.  The Planning and Zoning Commission did not do their Due Diligence and did not fulfill their stated purpose.  Big money always seems to win.

It is an extreme inconvenience for residents to travel 200 miles to attend Mohave County meetings that are held at 9:30 or 10 AM and then return 200 miles.

Thus, we initiated a petition to clearly state the opposition to an RV Park in our quiet low-density retirement community.  The petitions were delivered to the Board of Supervisors. However, there is still time to sign the petition. Hopefully, the Board of Supervisors cannot be purchased.  The meeting is scheduled for 10 AM, 700 W. Beale St., Kingman AZ.

David Abplanalp LTC (Ret)

See document below:

Please get this information out to everyone you can.   If you think there is only going to be a 12 Acre RV Park, you better reevaluate your thinking!  The Mohave County Board of Supervisors meeting is June 4th 10:00 AM 700 W. Beale St.,  in Kingman, AZ

 

FEE#2011018405

OFFICIAL RECORDS OF MOHAVE COUNTY CAROL MEIER, m. COUNTY RECORDER

04/05/Fee: $0

2011 01:02 PM 0.

PAGE: 1of 4

RESOLUTION NO. 2011-063

EVALUATION OF A REQUEST FOR A MINOR AMENDMENT TO THE VIRGIN RIVER COMMUNITIES AREA PLAN OF A PORTION OF THE NE 1/4 NW 1/4 OF SECTION 14, TOWNSHIP 39 NORTH, RANGE 16 WEST, FROM NC (NEIGHBORHOOD COMMERCIAL) AND LDR (LOW DENSITY RESIDENTIAL) LAND USE DESIGNATIONS TO GC (GENERAL COMMERCIAL) AND MDR MEDIUM DENSITY RESIDENTIAL) LAND USE DESIGNATIONS AND A MINOR AMENDMENT TO THE MOHAVE COUNTY GENERAL

PLAN OF A PORTION OF THE NE 1/4 NW 1/4 OF SECTION 14, TOWNSHIP 39 NORTH, RANGE 16 WEST, FROM UDA, NC (URBAN DEVELOPMENT AREA, NEIGHBORHOOD COMMERCIAL) AND UDA, LR URBAN DEVELOPMENT AREA, LOW DENSITY RESIDENTIAL) LAND USE DESIGNATIONS TO UDA, GC (URBAN DEVELOPMENT AREA, GENERAL COMMERCIAL) AND UDA, CR (URBAN DEVELOPMENT AREA, COMMERCIAL RECREATION) LAND USE DESIGNATIONS AND AMEND EXHIBITS VI.3 AND VL5 OF THE GENERAL PLAN TO MATCH, IN THE ARIZONA STRIP, MOHAVE COUNTY, ARIZONA.

WHEREAS, at the regular meeting of the Mohave County Board of Supervisors held on April 4, 2011, a public hearing was conducted to determine whether Minor Amendments should be granted for the above-described property as requested by Michael T.and Lori J. Black, Trustees of the Michael T. Black Trust of Las Vegas, Nevada, and

WHEREAS, this property is located on the southeast corner of Las Vegas Way and Scenic Boulevard. The site is accessed from Interstate 15, via Mesquite Exit 122 to Highway 91, then east on Highway 91 to Scenic Boulevard, and then south on Scenic Boulevard to the property located on the southeast corner of Scenic Boulevard and Las Vegas Way. The property is vacant, and the terrain is sloping northeast toward the Virgin River. The surrounding land uses consist of vacant land and scattered single-family residences. There is a minor wash that traverses the property from southeast to northeast, and

WHEREAS, the applicant requests a minor amendment to the Mohave County General Plan to UDA, GC (Urban Development Area, General Commercial) and UDA, CR (Urban Development Area, Commercial Recreation) land use designations, and a minor amendment to the Virgin River Communities Area Plan to GC (General Commercial) and MDR (Medium Density Residential) land use designations, to allow an RV park. The sire of the property is approximately 34.82 acres. The Mohave County General Plan and the Virgin River Communities Area Plan designate the west 300 feet of the property as an Urban Development Area, Neighborhood Commercial land use designation, and the

remainder as an Urban Development Area, Low Density Residential land use designation, and

PAGE 2

RESOLUTION NO. 2011 -063

WHEREAS, the property is within the Littlefield Fire District. Water service will be provided by the Virgin Mountain Utilities Company. Wastewater service will be provided by an on -site septic system. The site is served by electric power and telephone service. Scenic Boulevard is paved and is on the County’sroad maintenance system, and

WHEREAS, the Mohave County General Plan states that the location of development has a

significant impact on the demands for public facilities and services, the costs of infrastructure construction, and the cost -effectiveness of public service provision. A sprawling, low density development pattern is more costly to serve than is a compact pattern. Development within areas that are already adequately served reduces the need for expensive extensions of facilities to new areas. For these reasons, the land use plan for a community has important implications for the quality and cost of public services available to its residents, and

WHEREAS, Policy 11.7 of the General Plan states that Mohave County shall only approve requests for rezoning, special permits, the division of land, other new development proposals or public projects that are consistent with the Land Use Diagrams, the policies contained in the Land Use Element, and the other Elements of this General Plan, as further set forth in the County’s Development Regulations, and

WHEREAS, Policy 11.8 of the General Plan states that a residential proposal’sdensity shall be considered consistent with the applicable Land Use Diagram if the average gross density of the entire

is within the of the land use for the

project range category property. Mohave County may approve projects at any density within this range, if consistent with zoning regulations; the category does not ensure approval at the maximum density. The actual density approved will take into consideration the policies found in the other elements of the General Plan. Land within a floodway should be excluded from density calculations. Floodway fringe lands may be included in the calculation if development can be appropriately engineered,and

WHEREAS, Policy 11.9 of the General Plan provides within a residential land use category’s density range, the following factors should be considered in reviewing and approving individual development proposals. These factors should be incorporated and applied through the County’s Development Regulations:

  1. a) presence of moderate slopes, steep slopes or floodplains;
  2. b) retention of the site’s natural topography and vegetation;
  3. c) location in a high fire hazard area;
  4. d) the need to provide setbacks, access and traffic circulation according to established

standards;

  1. e) outstanding project design;

1) inclusion of amenities or designs that complement the community’sdesired character;

  1. g) design supportive of alternative energy use;
  2. h) effect on the County’s ability to achieve other General Plan goals and policies, including

the creation a safe and efficient roadway network;

i)ability to meet established levels of service and follow facility design requirements, as

further defined in the Development Code; and

j)provisions for sufficient areas to place a home site, well head, and septic system

outside of the FEMA 100-flood hazard area.

year

PAGE         3

RESOLUTION NO.2011 -063

WHEREAS, Policy 29.7 of the General Plan provides that parcels created, via the Rezone process, that are between one and ten acres in size, shall have sufficient areas to place a home site, well head and septic system in a flood -free zone,and

WHEREAS, Policy 40.1 of the General Plan provides that Mohave County may use its zoning regulations to promote growth in or adjacent to existing urban and suburban areas where adequate public facilities are available,and

WHEREAS, Policy 40.2 of the General Plan provides that Mohave County may encourage infill development of urban and suburban areas where existing public facilities are adequate to meet the demands of such development, and

WHEREAS, Policy 40.3 of the General Plan provides that Mohave County may designate areas within Urban Development Areas and Suburban Development Areas that are appropriate for development based on proximity of public services and facilities. New urban or suburban development that is not in one of these designated areas may be approved if the developer provides adequate public facilities,and

WHEREAS, Policy 40.4 of the General Plan provides that within Urban and Suburban Development Areas, Mohave County should not allow subdivisions or other development activities that are not served by adequate public facilities, unless such facilities can be provided by the developer at

established levels of service, and

WHEREAS, Policy 49.4 of the General Plan provides that streets and native material roadways should be designed to provide safe access for vehicles normally accessing developed parcels and for emergency and service vehicles, and

WHEREAS,a review of FEMA FIRM Panel #2011-00291G indicates the parcel described to be partly in Zone A,in the Special Flood Hazard Area,and partly in Zone X,not in Special Flood Hazard Area, and

WHEREAS, the following described Findings of Fact are for the above-captioned item:

All notices have been advertised and posted according to regulations.

  1. The proposed action and effect comply with the Mohave County General Plan and the Virgin River Communities Area Plan.

 

The site is adequate for the action intended and the use is consistent with the surrounding

land uses and terrain.

  1. The neighboring area contains other land uses similar to the above -proposed action.

PAGE     4RESOLUTION NO. 2011 -063

WHEREAS, at the public hearing before the Mohave County Planning and Zoning Commission on March 9,2011, the Commission recommended APPROVAL for the Minor Plan Amendments subject to the following:

  1. A portion of the NE 1/4 NW 1/4 of Section 14, Township 39 North, Range 16 West, shall be changed from NC Neighborhood( Commercial) and LDR (

Low Density Residential) land use designations to GC (General Commercial) and MDR (Medium Density Residential) land use designations within the Virgin River Communities Area Plan as

shown on Exhibit “A “.

  1. A portion of the NE 1/4 NW 1/4 of Section 14, Township 39 North, Range 16 West, shall be changed from UDA, NC (Urban Development Area, Neighborhood Commercial) and UDA, LR (Urban Development Area, Low Density Residential) land use designations to UDA, GC (Urban Development Area, General Commercial) and UDA, CR (Urban Development Area, Commercial Recreation) land use designations with Exhibits VI.3

and V1.5 of the General Plan to match as shown on Exhibit “B “.

WHEREAS, the notice of hearing was published in The Kingman Daily Miner, a newspaper of general circulation in Kingman, Mohave County, Arizona, on March 20,2011, and was posted on March 18, 2011, 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, April 4, 2011, APPROVED these Minor Plan Amendments as recommended by the Mohave County Planning and Zoning Commission and outlined herein.

MOHAVE COUNTY BOARD OF SUPERVISORS

ATTEST

er D.Johnson, Chairman

Bust /

Barbara Bracken, Clerk

ICS

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Comments

  1. Lee R. Harper says:

    Where as I say move away.

  2. Tony Gems says:

    THERE IS A PLANNING AND ZONING COMMISSION IN SCENIC,AZ?

    Lol

    And As the previous poster stated, you can always move.

    And as i drive thru scenic , i find it frankly laughable that you would be against it- looks like a upgrade to the scenic landscape.
    And again , you have to be kidding,zoning rules in scenic?- lol

  3. Brandon Cox says:

    To Lee Harper and Tony Gems,

    You two are ignorant. The property owners in Scenic who have concerns with this proposed RV Park shouldn’t have to “move.” If I recall, Lee, I’m pretty sure I read your comments against a few proposals in Mesquite (remember the RV park a developer wanted to build next to Pizza Hut?) Property owners in Scenic, especially those who have been there for awhile and FIRST before Mike Black proposed this asinine RV Park, should not be told to up and move. That reminds me, stay out of the casinos if you don’t want to breathe second hand smoke… shame on you.

    Tony – Scenic is part of Mohave County and Mohave County has a Planning and Zoning Commission, dink. Your comments and grammar are laughable.

    Between Mike Black and Annie Black, this Valley needs to wake up…

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