The Coconino County Board of Supervisors has approved a zoning change request from Happy Jack Lodge & RV, allowing the business to expand its RV campsites and storage facilities. 

The decision, made in a 4-0 vote, comes after a four-year process that included community engagement, traffic analysis, and adjustments to initial conditions.

The approval permits Happy Jack Lodge to increase its RV campsites from 381 to 631, a 65% capacity boost, and expand RV storage from 572 spaces to 812, reflecting a 42% increase. 

The rezoning changes nearly 50 acres from open space to resort commercial. While the expansion provides an opportunity for growth in outdoor hospitality, concerns from local residents centered on noise, off-highway vehicle (OHV) use, and public safety in the area.

Julie Pendergast, manager of Happy Jack Lodge, acknowledged the length of the process and emphasized efforts to address community concerns. 

“We heard there were things in the community, coordination, cooperation and collaboration with people, and I will tell you we worked — staff and us — very hard in the community,” Pendergast said.

The approval process involved modifications to initial conditions, including a requirement for a 50-foot buffer between the RV park and adjacent properties, which was expanded to 350 feet along the northern boundary, according to a report by the Arizona Daily Sun.

Other changes included allowing a metal or solar fence on the southern boundary and limiting OHV use to one per site, with guests required to sign an agreement acknowledging the rule.

Despite these adjustments, residents expressed concerns over increased density, fire safety, and the impact on local property values. 

Phil Trautman, a long-time area resident, questioned the potential impact on real estate. 

“If you look at the real estate values where you have two identical properties, one close to a campground and one not close to a campground, guess what people are going to buy and guess what’s going to be the larger real estate value?” Trautman told the board.

Opponents of the expansion also cited concerns that the increased number of RV sites would lead to higher OHV traffic in the surrounding forest. 

Carol Harder, a resident opposed to the project, argued that while public land should be accessible, its use must remain sustainable. “Everyone should have an opportunity to spend time in the forest, so long as it’s sustainable,” Harder said.

From a business perspective, Happy Jack Lodge leadership contended that the expansion would help mitigate some of the environmental challenges associated with dispersed camping. 

Pendergast noted that with the existing RV sites booked well in advance, there is little opportunity to accommodate campers who might otherwise stay on undeveloped forest land.

Owner Michael Mongini emphasized that Happy Jack Lodge provides essential services, such as sewage disposal, waste management, and emergency access infrastructure, which help manage the growing number of visitors to the area. 

“We are consistent with where we should be,” Mongini said. “We’re on a major road, we have all the infrastructure out there that we need for whatever issues that could possibly arise.”

Supervisors ultimately determined that the expansion aligned with zoning regulations and did not pose a significant detriment to public health or the surrounding environment. 

The board cited Happy Jack Lodge’s existing infrastructure and road access as factors in its decision, contrasting it with previous campground proposals that were denied due to their proximity to residential areas.

District 3 Supervisor Tammy Ontiveros, who represents the area, acknowledged the concerns but noted that managing growth is a necessary challenge. 

“These cases are difficult because there is going to be an impact to the area, and there is no question about that,” Ontiveros said. “In my opinion, the Lodge has been a good neighbor. I think this Lodge is part of the solution, and not the problem.”

For outdoor hospitality business owners, this decision highlights the importance of long-term planning, community engagement, and regulatory compliance when considering expansion.

The four-year process underscores the necessity of working closely with local authorities, conducting thorough impact studies, and proactively addressing public concerns.

Operators looking to expand can take valuable lessons from Happy Jack Lodge’s approach to collaboration and adaptation, ensuring their projects align with both business objectives and community expectations.