AutoCamp Grand Canyon ?

AutoCamp is purchasing a property for a Grand Canyon location. Unlike previous properties, this is not an established campground, and they are facing zoning problems that may prohibit the development of a campground.

AutoCamp is purchasing property outside the Grand Canyon in Williams, Arizona.

Who’s surprised? No one should be! We keep quoting the Founder and CEO of AutoCamp, Neil Dipaola, who said 15 other new properties were being planned and that, “You’re going to see a lot more AutoCamp locations announced here in the relatively short-term future throughout the country.” They are being very deliberate and strategic about expansion and aim to have locations within a half day’s drive of the top 25 major metro areas (my emphasis) across the U.S., as reported in Indepenedent.com.

Of course, in addition to the top metro areas, they’re also targeting the most popular national parks in the country like Joshua Tree, Yosemite, Sequoia, and Zion.

Proposed AutoCamp Grand Canyon

The land is 160 acres that was most recently for sale for $3,499,900 located at 581 Cooper Ranch Road , Williams, AZ. Unlike most (all?) other AutoCamp properties, the Cooper Ranch property has not been a campground. From the listing information:

One of a kind historical 160 acre Cooper Mountain Ranch. Family owned for over 60 years with fantastic views of Bill Williams mountain and the City of Williams. Property has a main ranch house, two guest houses, a 10 stall horse barn, 3000 sq. ft. working barn and a historic pole barn. Kaibab National Forest borders the ranch on two sides and the east property line is the City of Williams Municipal boundary. This horse/cattle ranch is 5 minutes from downtown Williams and offers multiple development opportunities. Come walk the property (elevation 6500 ) to get a real feel for this truly unique parcel

The property is stunning!

Like the Yosemite location, this proposed Grand Canyon location is about an hour away from the south rim of the Grand Canyon. AutoCamp seems to feel that this distance is not an issue for their prospective visitors.

AutoCamp has proposed 150 campsites, consisting of custom Airstream trailers, small cabins, and canvas tents. The development will also include a 6,000 square-foot clubhouse with a swimming pool, a maintenance building, staff housing, a group gathering space, and a small general store stocked with “locally sourced food” and camping gear for guests. All this is in line with the existing open AutoCamp locations.

The issue is the zoning.

With the property total 160 acres with zoning of “General”, it is currently allowed to be divided into 16 parcels of 10 acres each. The minimum acreage is 10 acres to build a home.

But AutoCamp isn’t looking to build single famly homes. They want to change the zoning to “Resort Commercial” and use only 40 cares in the northwest corner of the property.

The property is isolated. AutoCamp would have to install a well or wells and waste water systems. The issues with the septic system at AutoCamp Cape Cod won’t help AutoCamp’s cause.

Access to the property is through Cooper Ranch Road, a dirt road with a history of seasonal flooding.

The Coconino County Planning and Zoning Commission has not issued a decision and has granted an “indefinite continuance” of the AutoCamp application. The county said they are giving the applicant more time to work through issues regarding access to the property. Neighbors are strongly opposed to the zoning change that would allow AutoCamp to develop the property, and they are frustrated with the indefinite continuance.

No Conclusion – Yet

It is not clear whether AutoCamp already owns the property or if the purchase is contingent upon a zoning change. AutoCamp Reviews will continue to monitor the zoning decision for the Williams property.