Planning commission backs Rose Hut and Peggy's Bunkhouse group camp with conditions; occupancy capped at 12

The Lake County Planning Commission voted to recommend approval of a conditional use permit and site plan for the Rose Hut and Peggy’s Bunkhouse group camp, subject to multiple conditions and an occupancy cap reduced from 16 to 12 people.

County staff described the application as a site-specific effort to bring two existing backcountry structures into compliance and to permit group-camp use under the county’s backcountry code. Melissa (county staff) said the Rose Hut and Peggy’s Bunkhouse are existing structures that predate current backcountry regulations; Rose Hut is described as essentially ready for occupancy while Peggy’s will require additional work and third-party engineering review before final approval. The application includes solar power, a generator, propane heating, composting toilets approved by variance on Nov. 18, and a plan to carry water in for occupants.

Applicant Carter Shaver introduced himself as the owner and noted stewardship and conservation as drivers for the application. Shaver said he and his wife live nearby and will manage operations, ban open campfires and fireworks, and require guests to follow rules intended to protect wildlife and reduce safety risks.

Several nearby property owners raised objections and questions during public comment. James (Jim) Banken submitted a letter urging denial, saying a 16-person occupancy would change the backcountry character and disturb elk. Pat McNearney asked the county to correct mapping errors reportedly off by roughly 500 feet, saying current mapping has led to trespass; staff asked McNearney to submit survey data to Melissa for follow-up. Christina (McNearney) reported being denied a rental permit on her own backcountry parcel in the past and asked why some properties qualify; staff explained that short-term rental permits are not allowed in the backcountry and that group camps require site-specific CUP review.

In deliberations commissioners expressed concern about lack of onsite water storage and the potential for cumulative density in Empire Valley if many nearby permits were approved. Planning commissioners moved a recommendation to approve the CUP and site plan with conditions that include a public-works parking permit, compliance with septic-variance limits (180 days/yr), a revegetation and noxious-weed plan, compliance with Colorado Parks & Wildlife recommendations, Leadville Lake County Fire & Rescue requirements, bear-proof trash facilities, binding applicant statements, a best-practices packet for renters, and an explicit occupancy cap of 12 people. The commission approved the motions by roll call and forwarded the recommendations and findings to the Board of County Commissioners for final action.