Shawnee County planning panel recommends denial of Camp Hammond short‑term cabin permit after residents raise water, road and safety concerns

The Shawnee County Planning Commission on Nov. 12 recommended denial of a conditional use permit for Hammond Partners LLC to operate short‑term cabin rentals on about 119 acres in Monmouth Township, citing substantial public opposition over water service, road safety and neighborhood character.

Planning staff had recommended approval with conditions, including fire‑district review of driveway turnarounds, an on‑call manager within a 30‑minute drive, designation of a severe‑weather shelter, coordination with cellular providers, coordination with Douglas County Rural Water District No. 3 and environmental‑health review of wastewater if monthly water use exceeded 15,000 gallons. Fareen Perez, the planning and zoning administrator, presented the staff findings and the recommended conditions.

Lee Hendricks, counsel for Hammond Partners and Bettis Companies, told commissioners the proposal had been reduced in response to concerns: "We went from 24 cabins and 44 RVs down to 15 cabins," he said, adding the applicant expects to open with five cabins and only increase if demand justifies it. Hendricks disputed claims that the project was intended for employee or migrant housing: "This is not for employees, that is not for migrant workers," he said, and said the applicant purchased two benefit units from the water district.

More than a dozen residents who live near the parcel spoke in opposition during the public hearing. Concerns raised repeatedly included limited water availability and the allocation of meters, the condition and jurisdictional complexity of Southeast Woodring Road (which commissioners were told is maintained by Monmouth Township for the Shawnee portion), the prospect of increased traffic and danger near children’s bus stops, the adequacy and enforceability of the proposed on‑call management, and the loss of rural character. "We don't want strangers coming and going in our community," said Melody Claire, a resident who described the neighborhood as a tight community built around long‑time families.

Commissioners questioned staff and the applicant on several technical points including who maintains Woodring Road, the change in maximum cabins (from figures shown earlier to a stated 15 maximum), and whether cabin rules prohibit firearms. Hendricks confirmed the stay limits in the business plan (maximum 14 consecutive nights with a required five‑night break) and said firearm use would be prohibited in the rules, though he also noted practical enforcement limits.

Following public comment and rebuttal, a commissioner moved to deny the CUP. The motion passed on a roll call vote with five members voting yes. The commission's denial is a recommendation to the Board of County Commissioners; the case is scheduled for the BCC meeting on Dec. 8, 2025 at 9 a.m. at 707 Quincy.

What happens next: The planning commission’s action sends the matter to the county commissioners for a final decision. If the BCC upholds the planning commission’s recommendation it will deny the CUP; if it overturns the recommendation the BCC could impose the staff conditions or other modifications.

Reporting note: Staff framed the proposal around the county’s "golden factors" test and recommended approval with conditions; neighbors urged denial on traffic, safety and water grounds. The article quotes are drawn from public testimony and the applicant’s remarks at the Nov. 12 hearing.