07D - Options for Campgrounds - Laserfiche WebLink

Home Browse Search

d. Options for Campgrounds The Planning Commission directed us to examine the ordinance and present options for making a campground development a viable alternative within the city. It is currently allowed in a number of zones,but at densities that are not economically viable. Additionally,the development style being considered would involve individual ownership of the sites,which is currently not provided for. We have considered four alternatives: i. Modifying the existing Agriculture zone to provide for higher density for campgrounds and individual ownership of sites. 2. Modifying the existing Recreational zone to provide for a specific density for campgrounds and individual ownership of sites. 3. Adding"campground"as an allowed use in the Commercial zone and then creating provisions for individual ownership. 4. Creating an overlay zone to provide for campground with individually owned sites. Modifying the existing Agriculture zone to provide for higher density for campgrounds and individual ownership of sites. While this alternative would be the simplest from an ordinance amendment standpoint,there should be concerns that a campground would not be compatible with all properties within the agriculture zone. Once we provide for a use in a zone,we are saying that this use is compatible wherever that zone exists. It would be difficult to deny an application for a campground where all of our performance criteria(setbacks,buffering,etc...)are met,even if there is reasonable neighborhood opposition or adjacent existing agriculture uses that may not be compatible. We also might run into issues with shoreline regulations with this approach. To make a proposal economically viable,densities greater than are currently provided for under the shoreline regulations would be required. While we could add statement that all campgrounds must be out of the shoreline area,this doesn't provide real good direction to someone trying to figure out what options they have on a specific piece of property. Modifying the existing Recreational zone to provide for a specific density for campgrounds and individual ownership of sites. The same compatibility and shoreland issues would apply to this approach as well,with the added burden that the Recreation zone is a zone that we have defined as being compatible with all zones(no spot-zoning issue). Anything we allow in the Recreation zone should therefore be compatible with just about everything,which cannot be said about a campground. Adding"campground"as an allowed use in the Commercial zone and then creating provisions for individual ownership. The main hurdle with this approach is the lack of a large tract of commercially zoned property available to construct a campground on. Unless the City is going to go outside of the Integrated Growth Plan and zone large areas of land commercial where it is not designated for commercial growth,this option is also not economically viable. Creating an overlay zone to provide for campground with individually owned sites. Section VI of the ordinance provides for overlay districts. We currently