In the quiet residential heart of Camp Verde, Arizona, the property at 1738 Arena Del Loma has sparked a zoning showdown that’s anything but neighborly.
What started as a nonprofit’s vision for equine events has morphed into a contentious saga of commercial use, RVs, questionable permits, and a community fed up with noise, traffic, and manure piles.
Let’s saddle up and ride through this tale of legal twists and town hall tussles.
The Roots: Horses, Not RVs
The story begins with Verde Fair and Recreation (VFAR), a nonprofit that bought 1738 Arena Del Loma on August 13, 1970.
The property is 4.39 acres.
Back then, the land was a hub for equine uses—think horse shows, gymkhanas, rodeos, and a nice big arena for it all. Folks would arrive, saddle up for a day of fun and then everyone would pack up and go home.
On November 8, 2016, VFAR secured a Notice of Decision (NOD) from then-Community Development Director Michael Jenkins, cementing some of those uses as grandfathered rights.
The Director’s findings were clear: equine events had been trotting along since May 25, 1968, predating Yavapai County’s detailed zoning rules of September 20, 1970.
Eighteen affidavits backed this up, painting a picture of a bustling equine scene with an arena, announcer stand, bleachers, storage buildings, and portable corrals.
Livestock numbers? Basically unlimited, as long as VFAR kept nuisances like dust, odors, flies and noise in check—otherwise, Town Code Section 305 could trim the herd.
But not everything got a green light. The NOD noted that while equine uses were legit, the property’s structures—like the arena and corrals—lacked building or zoning permits in the town’s records.
A storage building and two cargo containers added in 2016? Too new to claim grandfathered status.
And then there were the RVs.
VFAR wanted to add an RV for an on-site caretaker to live as part of the nonconforming use but the Director shut it down:
“Recreational Vehicles would have to have been on the Arena Property continuously and in one location since before September of 1970 to enjoy any grandfathered rights.”
“The Director has determined that this use is not a lawfully established nonconforming use and therefore is not allowed.” No RVs, no exceptions.
A New Owner and a Twist
Fast forward to September 21, 2020. VFAR sold the property to Donald Bryson for $50,000.
Not a bad price for 4.39 acres in the middle of town.
On July 27, 2021, VFAR was dissolved by the Arizona Corporation Commission for skipping annual reports.
Non-conforming uses, like those equine events, follow the land even when sold,
as long as they don’t lapse or expand.
So far, so good—except that horses aren’t the problem.
Temporary Permits Gone Rogue
Here’s where the trail gets muddy. Despite the NOD’s crystal-clear ban on RVs, the Community Development Department started issuing temporary use permits in 2022, letting multiple residents live in RVs on the property—permanently.
These permits have been renewed ever since, with Director Miranda Fisher signing off again in October 2024.
It seems the town has redefined the word “temporary.”
The ordinance (Section 601 D) says temporary use permits are for short-term gigs—up to 6 months, maybe 12 max—and tied to “public assembly in non-residential districts.”
But 1738 Arena Del Loma sits in a residential zone, R1-70 to be exact, surrounded by homes, not storefronts. And “temporary” has stretched into years, with RVs parked like they own the place.
Neighbors aren’t happy with how the property has been managed, and numerous complaints have been lodged with the town’s code enforcement department.
Public records overflow with gripes about traffic clogged roads, lights glaring into windows, noise disrupting sleep, and even manure mounds, odors and flies wafting across from the property.
The ordinance insists temporary permits shouldn’t harm the neighborhood “considering their limited duration.” Yet, the harm has been documented for years, and the permits keep coming.
The RV Park Push
In October 2024, the stakes were raised. An application hit the P&Z desk to transform the property into a full-blown RV Park, housing up to eight units—with hints of more to come.
This isn’t just a caretaker anymore; it’s a residential revolution.
The town claims this was always on the table, pointing to a 2016 “Verification of Nonconforming Use” document that supposedly offered VFAR RV Park “options.” But let’s break that down.:
- Clashes with the NOD: The NOD explicitly nixed RV use as non-conforming.
- Breaks Town Code: Section 102 forbids changing or expanding non-conforming uses. The NOD locked in equine events, not RV living.
According to town documents, the NOD only provides “historical context” but “holds no bearing on the Permit application.”
But this is not your average RV Park – it is specifically for a “caretaker” or “paying guests” for equine events that are ONLY ALLOWED because of the NOD. There’s no separating the two.
An RV Park—adding residents, RVs, and bustle—expands the nonconforming use’s intensity. It defies logic to claim adding 8 (or more) permanent residents to live on a less than 4.5 acre property won’t increase intensity or increase the detrimental impact already well documented to the neighborhood.
Pre-1970, this wasn’t an RV campground; it’s a whole new issue.
Residential Rules in the Crosshairs
The property’s residential zoning throws another wrench.
The Planning & Zoning Commission voted just this week to remove RV Parks from residential neighborhoods and that’s headed to the Council next.
The town already knows RV Parks are a problem.
Add Section 303 on “Home Occupations”—the property’s business vibe (tied to equine events and horse boarding) should be “incidental” to a residence, limited to one outside employee, and neighborhood-friendly.
With no main house, multiple RV dwellers, and a litany of complaints, it’s bucking every rule.
Neighbors report traffic jams, lights, noise, dust, smells, and unsightly conditions—hardly the “incidental” operation the code envisions.
The Standoff: Town vs. Neighbors
The town is betting on flexibility, arguing the NOD and their “options” pave the way.
The October 2024 permit renewal tossed in a vague condition to “seek a permanent solution for the caretaker,” yet the RV Park application gallops toward permanence for many more spaces.
Neighbors see a bait-and-switch, backed by years of documented woes.
Section 601C demands that Special Use Permits prove no harm to the neighborhood or public welfare—
the applicant’s burden:
“Use Permits will be granted ONLY upon a finding by the Council that the use covered by the permit, the manner of its conduct, and any structure which is involved, WiLL NOT BE DETRIMENTAL to persons residing or working in the vicinity, to adjacent property, to the neighborhood, or to the public welfare in general…”
With complaints piling up like manure, claiming “no detriment” feels like turning a blind eye.
The Future: What’s at Stake?
This isn’t just about RVs or horses—it’s about rules, rights, and a neighborhood’s peace.
Why did “temporary” turn permanent?
And how could a property granted a nonconforming use be allowed to expand by including multiple RVs to support the activities allowed by the NOD?
The P&Z Commission has already voted to recommend approval of the application.
The Town Council’s next move on the RV Park application will tell.
The meeting is on WEDNESDAY, APRIL 9, 2025 at 5:00 P.M.
Here is the Agenda. There is also a Zoom link to watch it live online.
Neighbors, armed with evidence and ordinance quotes, aren’t backing down.
At 1738 Arena Del Loma, Camp Verde is wrestling with more than zoning—it’s a fight for what this community stands for.
Favoritism for one, or fairness for all?
What’s your take?
Should the town stretch its rules, or should the neighborhood’s desire for quiet reign supreme?
Chime in below—this ride’s not over yet. (email not required)
Excellent job of breaking down the issues.