Planning commission recommends zone change to allow campground, raises access, application concerns

The Fremont County Planning & Zoning Commission on May 26 unanimously recommended that the Board of County Commissioners approve a zone change for 3783 and 3784 Blue Heron Lane (Eck and Mellencamp) from Commercial Limited Office to Commercial Neighborhood (C1).

Applicant Mike Mellancamp told commissioners the owners sought C1 so they could apply for a Conditional Use Permit to operate a campground and doggy daycare. "We have worked to follow the county's process, address concerns where appropriate, and comply with the requirements that have been asked of us throughout this process," Mellancamp said. He added the property has been used under a temporary county permit for on-site road crew support without complaints.

Opponents focused on civil easement rights and access. Attorney Rob Harris, representing Last Chance Playgrounds LLC, urged the commission to delay recommending approval until easement scope and submittal deficiencies were resolved. "The application lacks the Class II details required by your Development Code — site plans and site analysis — and the access easement scope must be clarified before you change the zoning," Harris said, noting concerns about a 16-foot road width and turnaround space for emergency vehicles.

Staff planner Sara Bowersox told the commission that a zone change alone does not authorize a specific use and that permits and infrastructure approvals remain required at later stages. She also emphasized that easement disputes are civil matters outside the county's adjudicative authority. Applicants said they will widen access to meet county requirements and cited a 30-foot easement in place; they also indicated they have or will provide fire and EMS documentation.

Commission discussion centered on whether C1 better fits the commercial corridor than the previously proposed C3 classification; commissioners noted C3 would allow larger-scale commercial uses and that the change to C1 was responsive to prior guidance. After deliberation, Commissioner Pauly moved and Commissioner Siddoway seconded the recommendation for approval to the Board of County Commissioners; the motion passed unanimously.

Next steps: If the Board of County Commissioners approves the rezoning, the applicants would need to apply separately for a Conditional Use Permit and secure any required road upgrades and permits for water, septic and structures before operating the campground or daycare.