A proposed glamping development near Mancos, Colorado, is set for review by the Montezuma County Planning and Zoning Commission on March 13. 

Under Canvas Inc., a high-end outdoor hospitality company, has applied for a high-impact/special use permit to establish a luxury camping site at 12695 Road 40, a property currently zoned for agricultural and residential use. 

The commission’s decision will serve as a recommendation, with final approval resting with the Montezuma County Board of County Commissioners.

The exact acreage involved remains unclear. A public notice at the site indicates “141 acres, more or less,” while the company’s land acquisition application references a “346-acre parcel.” 

If approved, the project would mark another expansion for Under Canvas, which operates glamping sites near national parks across the U.S.

Under Canvas describes its model as an eco-conscious, low-impact approach to outdoor hospitality. 

“With the development of each camp, Under Canvas’ goal is to take a minimalist approach, limiting the impacts of development and use of resources to create an eco-friendly outdoor experience,” the company stated in its application. 

According to a report by The Durango Herald, the company’s sites feature safari-style tents with upscale amenities, with nightly rates ranging from $250 to $900.

Neighboring property owners have voiced concerns about the potential impact of the development, citing fire risk, water usage, and whether the site aligns with local zoning regulations. 

Some have characterized the proposal as a “full-blown commercial operation” rather than a low-impact tourism project. Similar concerns were raised in 2021 when Under Canvas sought to establish a site near Moab, Utah. 

Critics of that development argued that luxury glamping operations “have found a way to sell accommodations at luxury hotel prices while bypassing zoning, safety, and fire mitigation standards … all while putting pressure on remote areas outside of developed towns and cities,” according to The Salt Lake Tribune.

For local businesses in Mancos and the surrounding region, the potential arrival of Under Canvas could bring increased visitor traffic and economic opportunities. 

The site’s proximity to downtown Mancos and Mesa Verde National Park may attract travelers seeking upscale camping experiences while supporting local shops, restaurants, and outfitters. 

However, the development’s approval process will need to balance economic benefits with community concerns over environmental and infrastructural impact.

The public hearing will take place at 6 p.m. on March 13 in the county commissioner’s hearing room at 109 W. Main St. in Cortez.