By Marylou Bride
The Lazy Y Rockin J Campground has been approved by the El Paso County Board of County Commissioners. Scott and Deidre Smith are the owners of the park; and, despite the BOCC approval, some Peyton residents are still pushing back.
Smith said there are over 80 million campers in the U.S. and the RV industry has a $140 billion economic impact as “RVs, campgrounds and ‘glamping’ provide alternatives to traditional hotels,” he said.
“Our vision and business plan is to construct and manage a quality, safe and enjoyable visitor opportunity,” Smith said. “The cost to develop a quality park implies that it has to be managed to higher standards.
“We have fully complied with all the county requirements for the submittal for rezoning to the RVP zone. Those requirements address most of the concerns and are open to public inspection on the county planning website.”
Teresa Fields lives near the planned RV park, and she is steadfast in her feeling that the park is not a good fit for Peyton. She is worried about water and sewer, and Smith has addressed that by stating the neighboring residents get their water from the Dawson aquifer and the park water will come from the Dawson aquifer. He said they are guided by county regulations and the county’s 300-year water supply rule. Fields wrote in an email, “The long-term sustainability of the water supply in this region is uncertain, and the addition of a large RV park could exacerbate the issue, impacting not just the park but the entire community.”
Smith said statistics show that RVers are conservationists. “The park will implement water-conservation measures that will discourage wasteful water use,” he said.
The campground is seasonal. “The park will at a minimum be closed from Dec. 1 to the end of February,” Smith said. The school will not be impacted, Smith said. “The park management will work with the local school district, asking them to quickly report any new enrollees that are claiming residency at the park.”
Fields also mentioned that traffic will be a huge issue. “Planning commissioners said that these long RVs will definitely pose problems for both north and southbound traffic on Peyton Highway, as they will be needing both lanes to enter and exit the park,” she wrote. This section of the road is frequently traveled by residents commuting to work, school, and essential services via Highway 24. The planning commission acknowledged that these large vehicles will need both lanes to navigate turns, creating a dangerous situation for all motorists, particularly on a road where speed limits are often ignored.
Smith said that a traffic analysis has been completed. “Both CDOT and the county have reviewed and accepted the findings of the report,” he said. “The report — also on file for public display — indicates that comparative traffic will be fairly minimal.”
While the developers have mentioned plans for low-impact lighting, residents worry about the cumulative effect of headlights, camper lights and flashlights, Fields said.
The plan is for minimal lighting, Smith said. “The night sky is a valuable asset to our guests and neighbors.”
Fields also wrote that she is concerned the park could be repurposed in ways that could have long-term consequences. “They have stated their plans to carefully ‘vet’ those who camp there, allowing only newer RVs, etc. The truth is, no one can possibly vet every person who uses their RV park, motel, Airbnb … . Which leads to talk of who might actually end up camping in the middle of our neighborhood,” she wrote.“There is a possibility that FEMA could request the use of the park in emergency situations, which could lead to the park becoming a more permanent facility for housing displaced individuals. “This raises questions about the future of the park and whether it could evolve into something far removed from the original intent, with little input from the community.” Scott said there is no truth to FEMA taking control of the park; no truth to any of the rumors about the park changing into something other than its planned use.
“Their (Smiths) plan is an upscale RV park,” said Paula Lyles, a Meridian Ranch resident who has lived there for 11 years. “Scott and his wife will be living on the property. They would never put their children at risk by living on a site they didn’t manage properly.
“With people like Scott at the helm, I have no doubts about the quality and safety of this project.”
She looks at the RV park as a benefit to the area.
Although she doesn’t live in the immediate area around the proposed RV park, she said Peyton is the “ideal location.” “We purchased an RV to travel and enjoy the outdoors, and Scott has put forward a phenomenal, top-notch RV park that stands out from anything I’ve seen in my 11 years here,” Lyles said. She knows Scott because of common grounds with their children. “They are stellar people, some of the best I’ve ever met,” she said.
“We have fully complied with all the county requirements for the submittal for rezoning to the RVP zone,” Smith said.
“We plan to open the park in 2026 after we complete the more detailed requirements under the county process and put other things in place. We will build our home when the timing is right for us, but we will be present on the property well before that.”
