Kane County panel approves conditional use permit for Third Mesa ‘glamping’ camp for student groups

The Kane County Planning and Zoning Commission on July 9 approved a conditional use permit for Third Mesa LLC, represented by applicant JT Maxwell, to operate a seasonal “glamping” camp on Parcel 3-5-24-3A primarily for student groups sponsored by Grand Classroom Incorporated.

The permit covers use of about 1.071 acres in a rural (RU) zone for a camp that Maxwell said is “very seasonal” and that “80% of our business runs between March and June.” He told the commission Grand Classroom has brought groups to the Kanab area for “24 years” and the site would allow students to “see the night sky.”

Shannon, Kane County planning staff, described the review process and said county engineers apply a checklist drawn from “chapter 15” of the land-use ordinance when evaluating conditional use permit submittals. “We have all of the conditions in our ordinance in chapter 15,” Shannon said, and noted staff and the engineer worked with the applicant to resolve most requirements.

Commissioners discussed several conditions recommended by staff and the county engineer. Among the issues addressed at the meeting were fencing type and location, a requirement that bathroom facilities be located within 300 feet consistent with health-department rules, on-site bus parking and a utility plan showing septic, water, electricity and propane. Maxwell said he can reconfigure the site plan so bathrooms would comply with the 300-foot requirement and said the bus would park on-site in a widened circular drive and the driver would be accommodated on-site.

Commissioner Cox raised liability concerns about barbed wire near a children’s camp and asked the commission to consider a smooth-wire alternative. “I would personally rather see a smooth wire if liability is an issue,” Cox said. Commissioner Crutchfield, who said his property is within the line of sight of the site, echoed the point that keeping existing trees and managing lighting will be important. “I kind of agree with, Commissioner Cox that, they are within the line of sight of my property,” Crutchfield said.

Shannon said remaining requirements — including a finalized utility plan and road details to meet the county’s minimum road-width standards — would need to be completed and approved before the building permit is issued, and that the applicant had addressed the majority of the findings in the staff report.

A motion to approve the conditional use permit for Parcel 3-5-24-3A, adopting the findings and conditions in the staff report and requiring compliance with health-department and county engineer specifications, was moved and seconded. The motion passed without recorded opposition.

The commission recorded that most ordinance conditions had been mitigated and that several specific requirements would be finalized during building-permit review. The approval includes staff recommendations about fencing, lighting and tent colors to reduce visual impact and minimize light intrusion.