John Scarffe, Gilpin County.  The newly renovated, large, historic Gilpin County Courthouse meeting room, which was packed with neighbors, erupted in applause. The Gilpin County Board of County Commissioners had just denied a request for a Special Use Review (SRU) that would have permitted an RV Park in Resource Residential during its regular meeting on May 2, 2018.

Gilpin County Landowner, Dirk Lawson, requested the park. Board Chair Ron Engels said the Board has the staff report with the application, Planning Commission recommendations and public input. He asked Larsen if anything has changed since the Planning Commission public hearing.

Larsen said that at the Planning Commission meeting, members of the public slandered him and lied.

County Development Director Stephen Strohminger introduced the request for the Special Use Review for a campground on Pewabic Mine Road, with RV sites.

Larsen requested a 50-to-99-site RV park on 50 acres, on the Pewabic Mine Road near both the Virginia Canyon Road and Russell Gulch Roads. Strohminger said the traffic would include ten trips per day of 50 to 150.

For water quality, campers must bring in their own water, and staff recommends onsite water be available. They also recommend a septic system. Noise levels are addressed in the application with the prohibition of excessive noise from 9 p.m. to 8 a.m., he said.

Strohminger said that as far as air emissions are concerned, they can’t impede on adjacent land. The County should promote local businesses and does have a camping need. Russell Gulch may require centralized water and sewer services.

Staff commented that the applicant does not own all the property, and that needs to be addressed. The applicant also needs to address parking and traffic volumes, an on-site potable water source, an on-site water treatment system and noise pollution.

The applicant will maintain adequate screening to minimize the impact to adjoining properties and assurance from the local fire department that it will meet its requirements.

All state, federal, fire and health codes must be satisfied before a permit will be issued.

Strohminger also read the Planning Commission recommendations. They included the definition of “long term.” How long can a camper stay? The addition of pit toilets cleaned weekly, hosts need full hook ups, maintained access during the winter months, fire rings, bear proof containers, showers and wash stations, gray and black water must be addressed, the narrowness of the access road for emergency vehicles and signage plans.

The Planning Commission recommended the Commissioners reject the application. The Colorado Department of Health and Environment has concerns about the placer mine nearby and the property has pending, current violations.

Chairman Engels asked Larsen if he is making progress on addressing and remediating concerns that have been raised. Larsen said he had a survey on the property before he bought it and sent the title work to the planning department.

It has been divided off from this claim, Larsen said. “I have no problem providing a potable water source, but I need an engineer to say whether a leach field is appropriate or a vaulted system. I’m leaving that up to engineering protocols.”

“I like wildlife, and garbage kills bears, so we will have bear proof containers. Our original plan covers most of the concerns, and we will be addressing parking, road width, everything,” Larsen said.

They will have full-time hosts, Larsen said, and the fire department said it needed to be 30,000 gallons.

They are not burning green vegetation, and he has been doing a lot of mitigation work and believes in the six-foot rule.

“My proposal would be reasonable. I like dispersed camping. That’s why we’re talking 50 acres. On the Church Placer, elk migrate through there and so vandalism has been done by elk.“

Different levels are required by the state, he said. They do not require showers. “I will take your recommendations, but state public health should be the guideline.”

The Commission has concerns about trees coming down, Larsen said. He has given away cords of wood.

Fortunately, his house did not get burned in the Cold Springs fire in Nederland, so he is mitigating.

As far as access, having plowed, maintained roads is an advantage because the fire department can get there, Larsen said. “Your county has a huge BLM dispersed camping problem and a private camp ground would help. The more eyes you have the less likely it is that it will happen.”

Engels said that in some places the application is incomplete, but they can move forward. Self-service fire protection is not available. Larsen said he has perfectly good cell phone service.

Engels said that inspectors went to the property and found 16 fire violations without even looking. “You have no permit, yet, and it appears you already have paying or non-paying campers on your property.

“One appears to be a permanent dwelling and an RV, so you already have two residents there, which is very concerning.” Larsen replied that the planning department said it would not be a problem until the review was over, and then if not approved, they will issue an order to be removed.

Larsen said: I’m not going to waste money, but I will comply with anything you say is needed and I will work with you. The neighbors don’t want change but it’s going to be developed one way or another.”

During public comment, 12 people addressed the Board. Sheriff Bruce Hartman said the issue brought up is public road maintenance in that area. “In order to improve those, you don’t just go widen the road, so that will be a long process before you meet those standards.”

Bernard H. Booth, Laurel Fuel Company, Jackson, Mississippi, said he owned property out here. The neighbors are good, and the last few weeks they have been contacting him a good bit, and he met with Mr. Larsen yesterday.

Booth’s concern is it’s not up to code. What Larsen said about a survey, he said no survey has been done. “I think he got out there and just eye balled it,” Booth said.

Larsen is required to do a survey before any permit is issued, and Booth is concerned that his folks are encroaching on their property. Larsen does not have the 250 foot set back. He told the Board that he follows the law.

Mark Williams, fire captain with the Timberline Fire Protection District, said the Fire Department is committed to providing professional response to the area. Had no contact with Mr. Larsen since late winter and had no contract for juniper and green vegetation.

A 30,000 gallon water tank would not be mandatory but recommended, Williams said. He has had no update from Larsen for fire concerns, and he is still limited to access and egress sites.

The grades and turns on the road provide substantial overturning risk for big vehicles, Williams said, and it’s confusing as to which roads are one way. They found litter in the undercanopy areas, which could catch fire.

Their communication plan is also a concern, Williams said. They have no cell service in the area of the camp sites. So far, they have had two calls, one medical and one fire.

James and Ann Lewis, who have lived in Russell Gulch for 40 years, said it’s a fire disaster waiting to happen. “We will have an unmitigated forest fire back there. The roads are terrible.”

James said: “Who is going to maintain the roads with heavy RVs going back there? I’m totally against this campground,” He asked that everyone in the audience raise their hand if they agreed, and nearly everyone in the room raised their hands.

Roger Erickson said he knows RV parks and requirements. Generally, visitors will have two people and two kids, and will be bringing cars and ATVs with 10 vehicle trips as a minimum estimate.

They also will have a water issue with 20 gallons a day for cooking and sanitation. That’s 4,000 gallons a day, and the applicant has already refused to put in a 30,000 gallon needed water source. How are you going to put in a big enough vault for sanitation?

A Russell Gulch Road resident said he has submitted his comments in writing, but according to the Colorado Department of Health and Environment (CDHE), he doesn’t have permission to widen the roads. “The County needs good, positive business, not this.”

Other concerns expressed included dusty roads, a lot of trash, draining black water on the ground, roaming dogs, replacing the water, and ATVs. One camper has a kennel and a neighbor has listened to that dog bark for over five hours.

Santiago Garcia said a traffic study needs to be conducted. Larsen owned the Lincoln Hills Fishing Club. An environmental impact study showed that deer, elk and wild turkey migrations were affected by camping and noise.

The water is being run into the ground because no catch system is involved. He needs to be paying taxes to Gilpin County and needs to have a survey done on all points. He asked to see an immediate reaction to individuals on the property and the trash through a show of hands for Dirk leaving the area, and most in the room raised their hands.

Larsen told the Board that he will have potable water and setbacks are stated, so that’s incorrect. There will be dust.

“If you have a problem with people trespassing on your property, call the sheriff,” Larsen said. “We will do the roads as needed. People find places to camp whether they are private or public. People are going to come no matter what.”

Commissioner Gail Watson asked why the County has done nothing regarding these code violations.

“We are complaint based. When was the first time you received a complaint?” she asked Strohminger.

He replied that they took a warning letter in January. It’s still pending, and violations exist on the property. Campers use it for more than 30 days. “We found it as a result of another complaint,” Strohminger said.

Watson said that Gilpin County has six public camp grounds and two commercial ones, so she doesn’t think the County needs another one.

Larsen said the campgrounds are full, and he gets two or three calls a week from people who are interested. Commissioner Ron Engels said that, in the face of public opposition to this, fire concerns, and existing code violations, he made a motion to deny the SRU.

The Board voted unanimously in favor of the motion to deny, and the room burst into applause. Engels asked staff to address the code violations.

(Originally published in the May 17, 2018, print edition of The Mountain-Ear.)