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.