Casper planners approve conditional use permit for Roan home as bed-and-breakfast, require separate permit for event venue
October 10, 2025 | Casper, Natrona, Wyoming
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The City of Casper Planning and Zoning Commission on Nov. 13 approved conditional use permit CUP8822025 to allow a bed-and-breakfast at 2250 Newport Road, the Roan (formerly McMurray) mansion, but required that any use of the property as a commercial event venue return to the commission for a separate conditional use permit.
The commission’s approval followed a staff report describing the property as approximately 7.5 acres inside the city limits, with surrounding zoning that includes historic park and R‑2 residential designations, and noting the municipal code (Section 17.28.30) lists a bed-and-breakfast as a conditional use in R‑1 residential estate zoning. Planning staff said the applicants plan three to four guest rooms, that the municipal code requires one off-street parking space per sleeping room, and that roughly 75 off‑street parking spaces are available within the fenced property. The staff report also noted a one‑year window to exercise a granted conditional use permit; if not exercised within a year the permit becomes void.
Alicia Roan, who said she represents owners Sunny Roan and Susan Roan, told the commission the family intends to operate an “elite bed and breakfast” with a host on site when guests stay. She said the operation would typically host eight to 10 overnight guests in three to four rooms and that the family plans to keep visitors parked inside the property’s fence and gate. Alicia Roan said the larger property totals about 17 acres, of which about 7.5 acres lie inside Casper city limits and roughly 10 acres lie in unincorporated Natrona County.
Resident Marjorie Claire spoke to the commission and identified herself as the person who submitted five photographs showing vehicles parked along the park side of the street outside the gate. Claire said she has lived in the area 18 years and submitted the pictures to convey how many cars could park at the site. Alicia Roan acknowledged a recent event hosted at the property — Advance Casper on Oct. 2 — that generated about 15 parked cars along the public street and apologized to neighbors for that overflow. She said the property has sufficient on‑site parking to accommodate larger gatherings and that the family has hosted charitable events and small nonprofit gatherings in the past.
Commissioners and staff discussed the distinction between a bed-and-breakfast and a commercial event venue. Planning staff and the city attorney advised that an event venue with marketing or paid rentals raises different review factors—traffic circulation, occupancy, and public impacts—and would typically require a separate conditional use permit under Section 17.12.220 (factors such as traffic and streets referenced in the staff report). Commissioners therefore amended the approval to add a condition requiring the applicants to return to the commission for a second conditional use permit if they seek to operate the property as a commercial event venue or otherwise solicit use of the site beyond the bed-and-breakfast function.
A motion to approve CUP8822025, as amended, was made by Commissioner Elston and seconded by Commissioner Eskew. The amendment requiring a separate permit for event use passed unanimously; the final approval passed with one member voting nay and the remaining members voting aye. The chair instructed city staff to follow up with the applicants on paperwork to complete the permit process.
Planning staff’s written record for the case included the application packet, notice materials mailed to property owners within 300 feet, a legal notice sent to the Star Tribune, a photo of the public notice sign on the property, one signed public comment and the anonymous photo submission. The applicants indicated they do not plan to install signage (the code allows up to 64 square feet for uses granted a conditional use permit). The commission did not impose additional conditions limiting the number of rooms or the maximum overnight guests during the motion, though commissioners discussed those metrics while clarifying the difference between quiet overnight stays and commercial events.
City staff said they will contact the applicants to finalize permit paperwork and reminded the public that fire and public‑health requirements (including any life safety plan or sprinkling that may be required) are separate from the conditional use review.
The commission’s approval followed a staff report describing the property as approximately 7.5 acres inside the city limits, with surrounding zoning that includes historic park and R‑2 residential designations, and noting the municipal code (Section 17.28.30) lists a bed-and-breakfast as a conditional use in R‑1 residential estate zoning. Planning staff said the applicants plan three to four guest rooms, that the municipal code requires one off-street parking space per sleeping room, and that roughly 75 off‑street parking spaces are available within the fenced property. The staff report also noted a one‑year window to exercise a granted conditional use permit; if not exercised within a year the permit becomes void.
Alicia Roan, who said she represents owners Sunny Roan and Susan Roan, told the commission the family intends to operate an “elite bed and breakfast” with a host on site when guests stay. She said the operation would typically host eight to 10 overnight guests in three to four rooms and that the family plans to keep visitors parked inside the property’s fence and gate. Alicia Roan said the larger property totals about 17 acres, of which about 7.5 acres lie inside Casper city limits and roughly 10 acres lie in unincorporated Natrona County.
Resident Marjorie Claire spoke to the commission and identified herself as the person who submitted five photographs showing vehicles parked along the park side of the street outside the gate. Claire said she has lived in the area 18 years and submitted the pictures to convey how many cars could park at the site. Alicia Roan acknowledged a recent event hosted at the property — Advance Casper on Oct. 2 — that generated about 15 parked cars along the public street and apologized to neighbors for that overflow. She said the property has sufficient on‑site parking to accommodate larger gatherings and that the family has hosted charitable events and small nonprofit gatherings in the past.
Commissioners and staff discussed the distinction between a bed-and-breakfast and a commercial event venue. Planning staff and the city attorney advised that an event venue with marketing or paid rentals raises different review factors—traffic circulation, occupancy, and public impacts—and would typically require a separate conditional use permit under Section 17.12.220 (factors such as traffic and streets referenced in the staff report). Commissioners therefore amended the approval to add a condition requiring the applicants to return to the commission for a second conditional use permit if they seek to operate the property as a commercial event venue or otherwise solicit use of the site beyond the bed-and-breakfast function.
A motion to approve CUP8822025, as amended, was made by Commissioner Elston and seconded by Commissioner Eskew. The amendment requiring a separate permit for event use passed unanimously; the final approval passed with one member voting nay and the remaining members voting aye. The chair instructed city staff to follow up with the applicants on paperwork to complete the permit process.
Planning staff’s written record for the case included the application packet, notice materials mailed to property owners within 300 feet, a legal notice sent to the Star Tribune, a photo of the public notice sign on the property, one signed public comment and the anonymous photo submission. The applicants indicated they do not plan to install signage (the code allows up to 64 square feet for uses granted a conditional use permit). The commission did not impose additional conditions limiting the number of rooms or the maximum overnight guests during the motion, though commissioners discussed those metrics while clarifying the difference between quiet overnight stays and commercial events.
City staff said they will contact the applicants to finalize permit paperwork and reminded the public that fire and public‑health requirements (including any life safety plan or sprinkling that may be required) are separate from the conditional use review.
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