Planning commission OKs applicant's RV-and-horse camp plan, forwards permit to town council

BICKNELL, Feb. 18, 2025 — The Bicknell Planning and Zoning Commission voted Feb. 18 to forward to the town council a building-permit application for a seasonal RV campground with facilities for horses and dogs at 210 East Highway 24.

The applicant, identified in the record as the property owner applying for the permit, told commissioners the proposal would include two large corral sides with 12-by-12 three-sided loafing sheds, 6-by-12 enclosed storage areas, private 12-by-24 dog runs for each side, and a 12-by-60 concrete pad for each site. "I'm doing it so that each of the two sides will have a fairly decent sized corral and a loafing shed," the applicant said, adding the concrete pads would be eight inches thick to support large Class A motor homes.

Commissioners said the application addressed the commission's immediate checklist items, including setbacks and utilities, and that the applicant had completed a perk test and obtained a septic permit. "Tony has already done the perk test, and I have my permit for septic," the applicant said. The applicant also said they had spoken with Scott about water service and planned to contract out concrete work.

Why it matters: The plan would allow seasonal RV guests who travel with horses to stay on-site, bringing a new commercial lodging format to Main Street. Commissioners discussed how the town's current zoning addresses residential but not commercial uses in some situations and noted the proposal highlighted a potential need to clarify commercial setback and appearance standards on Main Street.

Details of the proposal and discussion: The applicant said sites will be pull-through to avoid backing, will include patios, a gazebo and a fire pit, and were modeled on campsites visited in Colorado. The applicant said the property address presents a frontage to Highway 24 and that setbacks on the main-street side are about 6 to 7 feet, with greater setbacks on other sides. On backup septic, the applicant said a low-lying ditch behind the property might require that the ditch be cased in pipe if the secondary drain field is needed.

Commissioners raised zoning and design questions, with one noting, "we really in our zoning, we have a whole bunch of stuff on residential. Yeah. We have zero on commercial," and another saying the town should plan for separate commercial standards to avoid unattractive Main Street development.

Vote and next steps: Commissioner Darcy made the motion to approve the permit request and forward it to the town council; Commissioner Diane seconded. Commissioner Jim abstained from the vote; the remaining commissioners voted in favor. The commission recorded no nays and will pass the application to the town council for final action.

The applicant told the commission they hope to open the site this summer if approvals proceed on schedule.