Larimer County denies Campey short‑term rental after fire‑safety and infrastructure concerns

Larimer County commissioners voted 3‑0 on Feb. 9, 2026 to deny a special‑review application by Meredith and William Campey to operate a 4‑bedroom, nine‑guest short‑term rental at 579 Hemlock Drive in the Big Elk Meadows subdivision.

County planner Laura Collier had told the board staff and the Planning Commission had found the application met the relevant land‑use code standards (Articles 3.3.5.b, 6.4.2.d and Article 4 development standards) and the Planning Commission unanimously recommended approval. Collier also said the county received 37 comments from 30 unique individuals during review, with 33 in opposition and four in support.

The hearing drew several neighbors and community volunteers who emphasized wildfire risk, limited local emergency resources and aging infrastructure. Colin Eisenhart, chief of the Big Elk volunteer fire department, said he had written a July letter opposing more STRs and warned that "they've gotten out of hand," listing examples including visitors unfamiliar with mountain driving and unsafe use of fireplaces and grills. Other residents raised water supply, septic and lake‑health concerns and questioned whether shared amenities (pool, tennis court) could be overrun.

Applicants William and Meredith Campey defended their application, stressing long ties to the community, volunteer involvement in Firewise and local mitigation efforts, and owner‑operator plans for active on‑site management. William Campey told the board a detailed water‑supply analysis included in the packet "shows a surplus based on the total number of people in the community of a 167 homes," and said the house is equipped with a generator, satellite Internet and a satellite phone to maintain communications in emergencies.

County engineering staff said the application included a professionally stamped "certification of adequate access" for private Hemlock Drive and that the certification met county road‑access standards with only minor deviations allowable under Appendix G. Staff also clarified there are three other approved STRs in Big Elk Meadows and that county spacing requirements between approved lodging facilities are 500 feet.

During deliberations, Commissioner Stevens said he would not support approval because the proposal did not meet the review criterion requiring minimal impacts on existing and future development, citing neighbors' infrastructure and safety concerns. He said referral‑agency input from the volunteer fire department carried significant weight. Commissioner Kefalas agreed, noting the applicants had addressed many issues but that the volunteer fire department's concerns were the deciding factor.

Commissioner Kefalas moved to deny file 25‑ZONE3773; the motion passed 3‑0. The board did not add conditions or remand the application; the denial was final at the meeting. The hearing concluded and the board adjourned at 7:58 p.m.

The record includes the staff report, the applicants' packet and public testimony from multiple residents and the volunteer fire department. The Planning Commission had recommended approval by a 7‑0 vote.