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HomeMy WebLinkAbout01.1 Project DescriptionProject Description This application is for development of a small primitive campground on the premise of an existing agricultural/equine business. The applicant is a lessee of the owner, 4J LLC. The project intends to develop 8-10 primitive campsites with supporting amenities, including an access drive and pavilion. The proposed project is located at 2101 CR 245 New Castle, CO 81647 (parcel # 212525200104). a) Statement of Need At this time, there is an operational equine boarding facility on the property. The facility sees a "high season" during the winter months (approx. Oct -Apr) and a subsequent "low season" throughout the warmer, summer months (approx. May -Sept). The inherently small operating margins found throughout the equine industry, in general, have produced a need to develop additional streams of revenue to assist in the profitability of the operation through the "low season". The income generated from the nightly stays at the campsites will allow this agricultural property to remain profitable for the entire 12 -months of the year. b) Timeline The development of the campground is scheduled for the spring of 2019, including construction of the access drive, campsites, and sanitary facilities. The construction of the pavilion is anticipated prior to the summer season of 2020. c) Hours of Operation The campsites will be open for visitors from the months of May through October. The general nature of the operation necessitates functioning hours throughout the evening. Staff on the property will be enforcing "quiet hours" throughout the property between 10:00 P.M. and 6:00 A.M. d) Number of Employees Longacre Equine currently employs three individuals with varying full-time and part-time capacities. The current plan is to modify certain job descriptions to fill the various roles that will be required to enlarge operational duties to envelop the increased operational scope. e) Project Size The area of the proposed sites is positioned on the western quarter of the parcel. On this segment of the property there is ample separation from the current agricultural operation, approx. 780 feet and surrounding neighbors, approx. 610 feet minimum. The space slated for this development is approx. 3 acres in size with an approx. perimeter of 1447 feet. The western boundary of the sites is Elk Creek, the eastern border is a fence line within the property (as seen on aerial imagery), and the northern control is the fence that traces the property line. f) Size of proposed buildings and structures The size of the prescribed pavilion will be 30 feet x 60 feet, or as needed, to support the proposed development. The structure will be an open design, with no walls. The construction of the structure will be congruent with expanding basic power capabilities to the general area. g) Access roadway information The access roadway from CR 245 to the campsites will be approximately 2329 feet, or .44 miles long. Three quarters of the mentioned access roadway is already in place. An additional 577 feet, or .11 miles of road surface will need to be constructed to allow permanent access from the equine facility to the development area. The width of the cart -way will be 16 feet wide with 2 foot shoulders. Roadway will be in compliance with all standards described in the semi -primitive standard in the roadway standards table 7-107. Directional signs from county road 245 to campground will be properly marked and visible to ensure wayfinding to ensure ease of emergency vehicle access. The roadway will have a 100 -foot diameter turnaround for emergency vehicle and maintenance truck access. Permitee will be requesting a waiver from Campground/ Recreational Vehicle Park standard 7- 905, which would require a 25 -foot -wide cart -way. The reason for the waiver is that medium and large Recreational Vehicles will not be permitted. Only smaller van -type vehicles will be allowed. Permitee will also request waiver from Off-street Parking and Loading Standard 7-302 N.1 .a, which requires the minimum width of the access driveway for a commercial or industrial use shall be 12 feet for a 1 -way drive and 24 feet for a 2 - way drive. h) Number of Units The number of sites with depend on the ultimate layout confirmation, but permitee estimates 8- 10 campsites within the 3 -acre zone. i) Explanation of functional aspects The campground will only be operational for six months of the year; the other six months will be utilized for required maintenance and the area will be closed to campers. The product being offered to visitors is a primitive camping experience with minimal amenities provided. Possible amenities include tents pads made of 6" x 6" timbers with crusher fines, picnic tables, and metal fire rings. Per request from Orrin Moon, Fire Marshal, developers have confirmed wireless telephone reception, in case of emergencies. There will also be numerous fire extinguishers in well -marked locations throughout campground. Portable toilets will be contracted through a local provider and removed from property during off-season. Signs will direct users to a watering station in the kitchen of the facility to provide water for drinking and basic cooking needs. Sites will be delineated with numbered posts, and permitee hopes to utilize an online reservation system to ensure customer/ campsite guarantee.