Kanarraville planning commission moves to restore conditional uses as debate continues over RV parks, 'dry camping' and advertising

The Kanarraville Planning and Zoning Commission spent the largest portion of its June 5 meeting debating how to classify recreational uses in the town’s commercial zone — particularly whether RV parks, glamping or “dry camping” should be explicit permitted uses — and whether to restore a conditional-use review process for items that require site-specific mitigation.

The discussion was prompted by a request from property owners (referred to in the meeting as Rogowski’s) and comments from a listing agent who asked whether advertising statements such as “14 ready-to-use campsites” accurately reflected permitted use under the town’s ordinance. Planning staff and the commission reviewed the existing permitted-use list, the town’s design-review chapter and the need to clarify definitions for “recreational facility,” “RV park,” “glamping” and “dry camping.”

Health and county rules were central to the debate. Staff reported that the Southwest Health Department and Iron County control septic approvals and that Southwest Health must evaluate any RV-park septic plan. Meeting participants said the county/health department representatives told them there is no fixed acreage requirement for an RV park at the county level; instead, the health department determines allowable wastewater capacity and the number of sites based on site conditions and septic design. The commission noted that a current campsite area on the Rogowski property has 14 dry (no-hookup) tent pads and that “dry camping” differs from a full-service RV park with hookups, dump stations and permanent utility connections.

Legal context influenced the discussion. The town attorney summarized a state law adopted May 7, 2025, that requires local governments to define broad categories of allowable uses and to provide a timely administrative determination (the attorney said the statute provides roughly 60 days) on whether a proposed use fits within those categories. The attorney cautioned that the statute is new and untested in court and that any local change could be subject to challenge.

Commissioners expressed practical concerns about long-term impacts: permanent hookups and full-service RV parks could change neighborhood character, create demands for infrastructure (water, sewer, roads) and raise enforcement needs. Several members recommended that anything off Main Street be handled through conditional-use review so the town can impose mitigation (for example, stay limits, fencing, limits on permanent hookups) where necessary. One commissioner said conditional-use approvals allow the town to place conditions and then enforce them; several members voiced concerns that the town currently lacks a code-enforcement mechanism to monitor ongoing compliance.

After extended discussion, a commissioner moved — and the commission approved by voice vote — a motion to bring conditional uses back into the ordinance for the items discussed. The commission also voted to clarify that “minor subdivisions” referenced in current procedure will refer specifically to residential lot splits, not the subdivision of commercially zoned parcels into multiple commercial lots. Both motions passed by voice vote; the transcript records “Aye” and the motions carried, but no roll-call tallies were recorded.

Staff and the attorney recommended a multi-meeting process to separate permitted uses from conditional uses and to draft clear definitions and a design-review checklist. Staff said they will prepare follow-up materials on conditional-use categories, a draft checklist for design review, and a proposed schedule for public hearing and Town Board action; the earliest feasible public hearing to add conditional uses back into the ordinance was identified as July (after budget posting and required notices), assuming the Town Board approves the change.