Commissioners approve Aspen Valley zone change over residents' objections

The Laramie County Board of Commissioners voted Aug. 4 to recommend changing the Aspen Valley subdivision’s zoning from urban residential low density to Planned Unit Development, allowing campgrounds and up to 328 RV spaces across two phases.

Justin Arnold, Laramie County planning staff, told the board the application would add campgrounds as a use by right and that the proposal includes 192 RV spaces in the west phase and 136 in the east, plus a community house and set-aside open space. “The planning commission met on 07/09/2026 and recommended approval by a vote of 5 to 0,” Arnold said, and staff recommended approval with two conditions: that all agency review comments be addressed before submission of a site plan and that a privacy fence be installed.

Residents urged the board to deny the change, citing neighborhood impacts. Patricia McCoy of South Fork Mobile Home Park said the proposal would “pack over 300 temporary workforce vehicles into our backyard” and called the plan “completely unacceptable,” citing pedestrian safety around a nearby elementary school. Another resident worried about social impacts, saying research from local review committees showed higher rates of overdoses and suicides in RV parks and arguing the development was not “workforce housing.”

Developer Bill Edwards defended the project’s engineering and traffic work, saying drainage reports and grading plans were checked by the county engineer and that a traffic study certified by a professional engineer showed the project would generate less traffic than the originally approved mobile-home configuration. “All of the Aspen Ridge drainage has been studied,” Edwards said. “As far as traffic control, it’s been looked at two times now and certified by a professional traffic engineer and stamped it.”

Commissioners debated neighborhood concerns and long-term workforce needs. Supporters noted agency reviews by the sheriff’s office, fire districts and the South Cheyenne Water and Sewer District were in the record and that planning had required a privacy fence. Commissioner comments reflected a balance of concern for neighbors and recognition of housing demand; the board ultimately voted to recommend approval with the two staff conditions and adopted the findings of fact.

The decision was procedural: next steps include addressing agency review comments and submitting a final site plan. The board’s approval allows campgrounds as a use by right for Aspen Valley, subject to the conditions members adopted.