Update CanyonSide Campground

[CanyonSide Campground]

Chad, 

I am sending you a letter from the daughter of the previous owner stating that there was tent camping prior to us buying the property.   I am also sending a copy of a commercial appraisal from 2004 which was done for a loan. According to the commercial appraisal at the time, open zoning was permitted resort lodge/resort cabins and RV park and campground uses. 

Also attached is a copy of the 2004 Larimer County Use Code that was used for that commercial report for the bank. 

Under Open, it shows RV Parks and campground along with seasonal camp (which was how it was previously operated).  I believe based on this information that tent camping should be grandfathered in.

Otherwise, I have learned that the commercial appraisers aren't working together with Larimer County to support established standards. Again, we operated the campground for over 22 years with the understanding that we were grandfathered in as far as cabins, RV sites and tents..we weren't trying to hide anything.  Tenting is inherently part of a campground and its use.  There are Two large RV/Campgound/tent businesses up here that are open full time and Mishawaka that has tent sites next to the restaurant. I am not sure how my summer seasonal business is being picked on for tent camping and having groups.

Also, wanted you to know that I have put the campground up for sale along with the cabins. Since, I am a one woman show I am doing my best to rectify your concerns. 

Thank you!

J Alexander
www.canyonsidecampground.com
(970) 881-3481

 

[Chad Gray]

Hi June,

A Nonconforming Determination zoning application will need to be submitted to Planner Tracy Hicks with the attached letter and any other evidence of tent camping existing prior to November 29, 1973 in order for the Community Development Director to make a decision on whether tent camping was being done prior to that date or not. The 2004 nonconforming determination didn't mention tent camping and not sure if it was being done, why it didn't come up.  If you look at your appraisal, the appraiser didn't mention that tent camping was being done in the Legal Description paragraph. The Appraiser did mention in the Zoning paragraph that the Open zoning district allowed campgrounds but if you look at that use on the following page that Campgrounds were followed by an (S). The (S) means that a special review public hearing zoning application would have been required to be approved by the Board of County Commissioners prior to that use commencing. Campgrounds required Special Review approval all the way back to November 29, 1973. If you can provide evidence that tent camping was occuring on the property and to what level prior to November 29, 1973, the use would be "grandfathered" or nonconforming. 

Your new unapproved event center advertising is what led to your property being researched which discovered the tent camping, the unpermitted glamping cabins, the unpermitted covered porch, and the new unpermitted buildings and RV tenant on your eastern property. Code Compliance treats all property owners fairly and consistently once violations are discovered. 

Please disclose all these building and zoning violations to any potential buyers. Meanwhile, you can't have events/weddings, the tent camping is not approved, the unpermitted glamping cabin buildings can't be used, the covered porch on the dwelling needs a building permit, and the cargo containers and RV tenant on your eastern lot, that wasn't part of the 2004 nonconforming determination, needs to be removed from the property. 

Please let me know if you have any questions.

Thanks,

Chad Gray