At the Aug. 28 meeting the Delta County Planning Commission reviewed a Specific Development Application for Mountain Valley View Recreational Vehicle (RV) Park. After hearing concerns from several citizens and discussion, the commissioners decided to continue the discussion at the Sept. 11 meeting.
They suggested the applicants include the following items for their final application: determine the length of stay maximum, obtain comments from Tri-County on the water supply, provide a detailed landscape plan to show the neighbors, and outline the proposed enforcements/contracts. It was also suggested, but not required, that they consider the orientation of the RV park to be aligned more toward the highway to reduce impact on the neighbors and to provide a farmland conservation plan.
Associate member Dick Gilmore opposed the motion to continue the conversation. He said he’s not fearful of the RV park because of his experiences with businesses like this. He’s never had problems in his personal experiences with noise or appearances of RV parks.
The property is five miles south of Delta at 20454 Highway 92. Vicki Watts and her son, Nathan Watts, were present as the applicants.
Currently 24 RV spaces on 23.25 acres are proposed, with no time limits on the space rentals. Should there be any permanent users, the applicants state there will be a specific contract with requirements and restrictions. Other contracts would aim to reduce noise/disturbances by outlining expectations.
At the meeting, seven people in attendance raised their hands at being opposed to the development. Main concerns centered around the prospects of long-term residents. Since these residents wouldn’t pay property taxes, several felt it wouldn’t be right that they could be using services, such as fire and ambulance, that require those taxes.
During the meeting, Vicki said they’d be willing to re-evaluate their desired eight back permanent spaces if long-term residents was a limiting factor. She suggested a length of stay max of 30 days.
The other main concern was on noise/appearances. Vicki said they would enforce noise policies and plan to landscape the area with trees and grass. “There should not be any noise disturbances, no more noise than the highway traffic or the existing trains,” states the application. No tent campers will be permitted.
Each space will be an area gravelled 30 feet by 50 feet, with 24 feet between each space and driving area. These spots will be full hook-ups, with no need for generator noises.
One commissioner asked if a Tri-County Water line would be adequate to support fire hydrants and water demand of 2,400 gallons per day. According to the application, a new on-site wastewater treatment system will be required to be installed. In the end, it was suggested that for approval comments would be needed from Tri-County Water.
One citizen expressed that this development is an inappropriate use for irrigated farm land. “This is not the place for this,” said Paula Wolstrom, who lives directly south of the property. Two commissioners also expressed concern for farmland impact, stating this RV park conflicted with two values of the master plan — economic development and agricultural land.
For years the property has been irrigated farm land. Currently it’s leased for growing corn. The application states there would be “no impact to existing agricultural operations.”
Thus, it was suggested the applicants outline how they plan to conserve the remaining farmland.
Overall, staff reported no apparent adverse impacts, citing that the positive impacts could be bringing in more tourism and visitors. The RV park will be accessed from Highway 92.
An access permit has been applied for with the Colorado Department of Transportation (CDOT). When asked why the applicants chose Highway 92 over H Road, they said it was to not bother the neighbors. In the application it states that if RV traffic had to access from H50 Road then it would need to pass through the intersection which would create awkward conditions for turning movements and sight distance.
In 2017 Watts began this application process but got stuck when determining the access location and costs. Now it’s proposed that the property’s existing site access be closed and a new access be created in the field area.
Once approved the estimated time frame for project completion is six weeks.
Currently Delta County doesn’t have recreational vehicle park regulations. Thus specific development regulations are being used for this proposal.
According to Elyse Ackerman-Casselberry, community and economic development director, “The mobile home park regulations only apply to mobile home parks for portable structures designed for long term living. Recreational vehicles don’t meet this definition, so the mobile home park regulations don’t apply, only the broader specific development regulations.”
In the specific development regulations a recreational vehicle in the Delta County Commercial mobile home park regulations is defined as “a portable structure without a permanent foundation that be towed, hauled or driven whose primary design is as a temporary living accommodations for recreational camping and travel use. Examples include but are not limited to: motor homes, truck campers, and camping trailers.”
The next Delta County Planning Commission meeting is scheduled for 5:30 p.m., Wednesday, Sept. 11 at Town of Hotchkiss, 276 W. Main Street, Hotchkiss, CO 81419.