Empire Township Application for Land Use Permit Indigo Bluffs RV Park & Resort Park Model Addition Submitted as a Camp Ground a Special Land Use in the Agricultural Conservation District April 2014 4-21-2014
Project Team Applicant: Indigo Bluffs RV Park & Resort Gary Becker, Owner 6760 W Empire Hwy (M-72) Empire, MI 49630 Phone: (248) 640-7039 Email: gbecker@indigobluffs.com Planning and Engineering Consultant: Mansfield Land Use Consultants Douglas Mansfield, President 830 Cottageview Drive, Suite 201 Traverse City, MI 49685 Phone: (231) 946-9310 Email: dougm@maaeps.com Park Model Manufacturer: Woodland Park Inc. P.O. Box 1309 111 Crystal Heights Blvd. Middlebury, IN 46540 Toll Free: (800) 999-4958 Phone: (574)-825-2104 Fax: (574)-825-2487 Project Team Page 1
EMPIRE TOWNSHIP APPLICATION FOR SPECIAL LAND USES ATTACH ALL ADDITIONAL INFORMATION, DOCUMENTATION OR MAPS: APPLICANT / OWNERS (Identify All): NAME: Total Holdings LLC -Gary Becker, owner ADDRESS / PO BOX: 6760 W Empire Hwy, (M-72) CITY: Empire STATE: MI ZIP: 49630 PHONES: HOME [248]- 640-7039 BUSINESS [800]- 224-4488 CELL: [248]- 640-7039 FAX: [ ]- - E-MAIL: gbecker@indigobluffs.com AGENT / REPRESENTATIVE: NAME: Petra Kuehnis COMPANY NAME: Mansfield Land Use Consultants PHONES: HOME [231]- 631-1916 BUSINESS [231]- 946-9310 x 1003 CELL: [231]- 631-1916 FAX: [231]- 946-8926 E-MAIL: petrak@maaeps.com COMPANY / BUSINESS: NAME: Indigo Bluffs RV Retreat and Rally Park COMPANY NAME: Indigo Bluffs LLC
ADDRESS / PO BOX: 6760 W Empire Hwy (M-72) CITY: Empire STATE: MI ZIP: 49630 PHONES: HOME [248]- 640-7039 BUSINESS [800]- 224-4488 CELL: [248]- 640-7039 FAX: [ ]- - E-MAIL: gbecker@indigobluffs.com Petra Kuehnis AUTHORIZED SIGNATURE PROPERTY: Indigo Bluffs RV Retreat and Rally Park LOCATION ADDRESS: 6760 W Empire Hwy (M-72) LEGAL DESCRIPTION [ATTACH] see attached TAX I.D. NUMBER(S) [List]: 45 005-022 006-50 ZONING DISTRICT: RESIDENTIAL PUBLIC RECREATION GATEWAY/MIXED USE X AGRICULTURE/CONSERVATION COMMERCIAL DEVELOPMENT EXISTING USE(S): [Detail] Indigo Bluffs RV Retreat and Rally Park (formerly Sleepy Bear Campground) is an existing campground located on M-72 approximately 3 miles east of the village of Empire. In 2008, the new owner, Gary Becker of Total Holdings LLC began to implement a series of improvements at the campground. These improvements include the establishment of a Class A RV area, remodeling of the office/reception area, remodeling of the pool area, extensive landscaping including a water feature, an irrigation well, and a new sanitary system capable of servicing 260 sites (or a total residential equivalent of 39 (REU s)). The campground currently has 26 full hook-up sites in the Rally Park, 21 (potential for 46) full hook-up sites in the Class A RV area, and 95 modern campsites with water and electricity available, serviced by 3 bath houses.
PROPOSED SPECIAL USE(S): [Detail] To offer another type of camping opportunity within the campground, Indigo Bluffs would like to add an area of Park Model type camping cabins. A Cluster of 15 park models will be placed along an existing gravel loop road previously used for rustic camping. The area is heavily wooded, and the owner s intent is to preserve as many of the trees as possible. Extensions of existing on-site sanitary, water and electricity will be placed in the existing road corridor in order to preserve existing trees. Bathhouse #2 will also be connected to the new sanitary extension and the existing drain field will be abandoned. The existing gravel road will be replaced with a new 16ft-wide one-way gravel road. APPLICANTS REASONS FOR THIS REQUEST [JUSTIFICATION] The land use permit for alterations to the campground obtained in 2008 (when the campground changed ownership) requires that each new phase of work be approved through a separate land use permit. PLANNING ADMINISTRATOR REVIEW/COMMENTS DATE: SPECIAL USE REQUEST NUMBER: 14 - FEE: $ 600.00 DATE PAID : CHK # : ATTACHED GENERAL INFORMATION COMPLETE / ACCURATE / CORRECT ATTACHED LEGAL DESCRIPTION / TAX I.D. COMPLETE / ACCURATE / CORRECT ATTACHED SITE PLAN COMPLETE / ACCURATE / CORRECT ATTACHED JUSTIFICATION COMPLETE / ACCURATE / CORRECT OTHER ATTACHED INFORMATION COMPLETE / ACCURATE / CORRECT ADMINISTRATOR S COMMENTS:
Project Location Zoning Map Page 5
Campground Boundary Park Model location Project Location Air Photo Page 6
Park Model location Indigo Bluffs modern camp sites full hookups Rally Park 95 26 RV Retreat (Class A) 0 21 (potential for 46) The Cottages 0 15 (proposed park models) Park Model Location Map Page 7
Project Summary Project Parcel: Indigo Bluffs RV Rally Park (the east side of the property) Tax ID 28-11-005-022-006-50 38.41 acres gross Proposed Park Model Addition 2.45 acre construction boundary 0.05 acres existing asphalt at Bath House 0.53 acres proposed improved gravel road and parking 0.13 acres existing/proposed structures (park models/bath house) 0.03 acres proposed covered decks 0.05 acres proposed concrete patios 0.25 acres proposed gravel paths 1.04 acres of improvements 1.41 acres of remaining open space within the project boundary Indigo Bluffs Rally Park 38.41 acres gross Indigo Bluffs RV Retreat (Class A) 28.22 area gross Proposed Park Models 2.45 acres The Indigo Bluffs Class A RV Retreat portion of the campground is not a part of this proposal. Following parcels make up the remainder of the Campground. Tax ID 28-11-005-260-900-00 thru 28-11-005-260-901-00 28-11-005-260-001-00 thru 28-11-005-260-046-00 28.22 acres gross Project Summary Page 8
Zoning: Agricultural Conservation Proposed Land Use: To offer another type of camping opportunity within the campground, Indigo Bluffs would like to add an area of Park Model type camping cabins. A Cluster of 15 park models will be placed along an existing gravel loop road previously used for rustic camping. The area is heavily wooded, and the owner s intent is to preserve as many of the trees as possible. Extensions of existing on-site sanitary, water and electricity will be placed in the existing road corridor in order to preserve existing trees. Bathhouse #2 will also be connected to the new sanitary extension and the existing drain field will be abandoned. The existing gravel road will be replaced with a new 16ft-wide one-way gravel road. Set Backs: required provided Front 100ft 328ft (to M-72 ROW) Side 25ft 71ft (east) / 1,172ft (west to edge of Rally Park area) Rear 25ft 679ft Parking: 2 spaces per each park model unit. Additional vehicles must park in the main parking lot at the office/reception building. Structure: Park Model trailers 11ft x 35.5ft structure with optional 11ft x 8ft covered deck 1 bedroom 1 loft 1 bathroom kitchenette living/dinning room Project Summary Page 9
Park Model Architecture Page 10
Park Model Architecture Page 11
Park Model Architecture Page 12
Indigo Bluffs Office/ Reception Building Entrance Sign Rally Park Full Hook-Up Camp Sites RV Retreat Class A Sites Rally Park Modern Camp Sites Photo Gallery of Existing Conditions Page 13