Env. 522 Final Land Use Planning Assignment: Camp Concordia RV and Northern Camping Paradise (“the Campground”), located on Lake Concordia, was recently sold and the new owners would like to create an enhanced and improved recreational development on that property.  The Campground is located in the Municipal District of Carron (M.D. of Carron), which is adjacent to Big City.  Big City has an urban metropolitan population of about 1,000,000 people.  M.D. of Carron is adjacent to the west boundary of Big City.  The largest municipality in M.D. of Carron is Good Town, which has a population of about 35,000 people.  Camp Concordia RV and Northern Camping Paradise is about a 40 km drive from Big City, and about a 15 km drive from Good Town.  The M.D. of Carron municipal office and planning department are located in Good Town.

QUESTION

Env. 522 Final Land Use Planning Assignment: 

Total assignment points are out of 100, final assignment grade is worth 10% of your final course mark

Introduction:

Camp Concordia RV and Northern Camping Paradise (“the Campground”), located on Lake Concordia, was recently sold and the new owners would like to create an enhanced and improved recreational development on that property.  The Campground is located in the Municipal District of Carron (M.D. of Carron), which is adjacent to Big City.  Big City has an urban metropolitan population of about 1,000,000 people.  M.D. of Carron is adjacent to the west boundary of Big City.  The largest municipality in M.D. of Carron is Good Town, which has a population of about 35,000 people.  Camp Concordia RV and Northern Camping Paradise is about a 40 km drive from Big City, and about a 15 km drive from Good Town.  The M.D. of Carron municipal office and planning department are located in Good Town.

The larger regional area around Lake Concordia has a gently rolling topography with many small pothole lakes and sloughs.  The south and some parts of the eastern lands surrounding Lake Concordia have some natural wetlands which eventually drain into the Lake Concordia watershed, including the Concordia River.  Native trees include aspen poplar, jackpine, dwarf and grey willow, birch, chokecherry, pin cherry, and a large variety of native, low growing shrubs and vegetation.  Only the southern shores of Lake Concordia are suitable for swimming, with a sandy shoal that extends for approximately 20 to 30 feet out into Lake Concordia.  The lake bottom drops off very quickly after that; Lake Concordia is an extremely deep lake.  The northern shore of Lake Concordia has steep banks, with poor direct lake access.  Camp Concordia RV and Northern Camping Paradise are located on the south shores of Lake Concordia.

Camp Concordia RV and Northern Camping Paradise has a large private beachfront on Lake Concordia, and which is the only accessible swimming beach at this lake.  Water quality at Lake Concordia has had some on-going issues for the past decade, which have resulted in periodic posting of the Camp Concordia beach area for fecal coliforms and/or blue-green algal blooms depending on how hot the summer was in any given year of camp operation.  There have been reported incidents of swimmer’s itch for Lake Concordia, that has resulted in the beach having warning postings about swimmer’s itch in some years.

There are a number of rural subdivisions in the M.D. of County, including on the west and east boundary of Lake Concordia.  These rural subdivisions have acreage lots ranging from 3 to 5 acres, with private water and private sewage.  Secondary Highway from Big City is a provincial road; all of the range roads in the M.D. have oiled or gravel surfaces.

The new owners of the Campground, Karen and Jasper Bigshot and their company, JB Enterprises Inc., want to create a world class RV campground, conference centre and entertainment complex on this property, but yet try to retain some of the close family campground character that this 30-year old campground has developed.  The Bigshots and their company, Jasper Bigshot Enterprises (JBE) are in the process of submitting development plans for their proposed future expansion on this property to the M.D. of Carron County Planning Department.

Existing Camp Concordia RV and Northern Camping Paradise Facilities

The current facilities at this campground include a fully serviced RV campsite of 75 pull-through lots (i.e. each individual site has its own power, water, sewer connections from the main Camp water and sewer systems), as well as a natural camping area with 50 tenting sites (Loop A), each of which have a picnic table and portable metal fire pit; there is no water or sewer supplied to individual tenting sites).  There are communal trash cans in Loop A and B for solid waste disposal by campers and beach guests.  Each of the RV Loop (Loop C) area campsites is approximately 35 feet wide and 75 feet long; the Campground provides a wooden picnic table for each site, as well as a moveable metal fire pit.

Many of the original trees in Loop C were cut down, leaving only strategically placed Aspen Poplar and planted fir or spruce trees for shade purposes.  The area is grassed, and Campground staff is responsible for cutting the grass, picking up bagged garbage left at individual RV campsites by the campers on a daily basis.

This is a seasonal campsite, that is open from the May long weekend to the October Thanksgiving weekend.  There are some long-term lease holders who have entered into 25-year leases with the owner/operator of the Camp Concordia RV and Northern Camping Paradise and they may stay for longer periods of time or go out on a regular basis (e.g. weekly or biweekly) to their RV site located in Loop C.

Other folks stay for shorter periods of time, which can range from a few days to a few weeks in any given year.  Potable water to the RV Loop campsites is supplied by a groundwater well located at approximately lot 35 of Area C.  The Area C water well also provides water to the convenience store, the Bigshot’s Fleabag Highway Motel, and the Bigshot’s gas station, both of which are located on Secondary Highway from Big City, sewer services are also provided by the Campground.  The Fleabag Highway Hotel (15 beds, 20 seat coffee shop) and gas station are also owned and operated by the Bigshot Family and caters to highway travel guests.  The gas station also sells pop, candy bars, ice cream, bottled water, etc. in addition to sales of gasoline and diesel fuels, bottled propane, etc..

The Campground beach facilities can be accessed by day-use guests after paying the appropriate day-use entry fee to the Campground operators.  Day-use guests are typically seen in Loop B or on the beach and playground areas.  Many day-use guests travel to the Campground’s beach area from nearby Big City or surrounding municipalities during the summer months.

The main septic tank (2000-gallon, 2 compartment) is connected to the campground septic field that is located to the west of the barn and trail riding area, and flows through a septic field and to the evaporative sewage lagoon located in the NW corner of the property.  Potable water to the other washrooms in the beach area, the private residence, and Main Office is supplied by the groundwater well located in Area B.  The natural camping area is serviced by two outhouse complexes, of two outhouses (i.e. 1 men’s & 1 women’s) per complex.

Potable water to the Natural Camping Campsites, the Beach Pavilion and snack bar, and the Maintenance Shop is provided by a groundwater well located in Area B of the Camping Paradise.  There is a shed with the pressure tanks that pressurize the potable water lines for “New RV Loop”, and which is located close to lot 150.  Sewage from beach area pavilion and snack bar and the beach area public washrooms is collected by 2 septic tanks (2000 gal each), and which are piped to the main septic tank & field to the west of the barn and trail riding area for sewage treatment and discharge to the Resort’s sewage lagoon.

The Beach area, which is in a 1/100 floodplain, has a Pavilion and patio (100 seats) with a full kitchen and is rented out for special events.  There is a snack bar serving pre-packaged food, hot dogs, pop and ice cream right beside the Pavilion.  There is a public boat launch area next to Tenting Area A.

Tenting area A is a natural tenting area, which is covered with grass and has picnic tables and portable metal firepits.  There is a wading pool at the beach area, which is filled up with water from Lake Concordia for the kiddies to play in and a playground (3 swing sets, 2 slides, 1 set monkey bars, and sandbox) right beside the wading pool.

There is also a small grocery store/snackbar located on the main entrance road just inside the campground; this store sells canned food, frozen food, pop, milk, juice, magazines, fishing hooks and worms for fishing, etc.  The snack bar also sells hot snacks like coffee, muffins, pizza pops, and hot dogs.  Water for the store/snackbar comes from the Area C groundwater well.  Sewage is piped to the Beach area septic tanks.

There is also a Dance Hall Pavilion and snackbar, located by the beach which is used on weekends for local dances and/or concerts when the campground is open.  The Dance Hall Pavilion has 100 seats, a full kitchen and the Concordia Panda Bar (25 seats), as well as men’s/women’s indoor washrooms inside the Panda Bar.  The Panda Bar sells hot and cold pub-type foods (e.g. hot dogs, fries, nachos, chicken wings, pizza, hamburgers, etc., as well as bar alcohol and pop sales and off-license sales of alcohol to campground guests/patrons).   Karen’s County Catering, which caters all events held at the Beach Pavilion, operates out of the Dance Hall Pavilion kitchens.  Karen’s Country Catering also sells jams, pickles and home-made pastries at the Thursday local farmers market located in Good Town.  These are made in the Dance Hall Pavilion kitchens.

A summary of the existing camping facilities with plumbed water supply at Lake Concordia Campground & RV Park is presented in Table 1.

Table 1           Existing Facilities at Lake Concordia Campground and RV Park

Figure 1 illustrates the existing campground facilities.  There is a legend at the end of this assignment that explains the symbols used in Figures 1 and 2.

 Figure 1 Existing Camp Concordia RV and Northern Camping Paradise Facilities

Proposed Development for Camp Concordia Camping Leisure Paradise & Conference Centre

The Bigshot Family and JB Enterprises hired Awfully Good Consultants (AGC) to coordinate all needed testing, planning, and detailed engineered design preparation for the proposed new RV & Entertainment & Conference Complex for the Lake Concordia Campground.  AGC hired Zazzy consultant Ltd (ZCL) to prepare an initial site evaluation to support the Bigshot development application to the M.D. of Carron.  ZCL reviewed existing M.D. records, all available hydrogeological reports, and also spoke with local residents to develop this report for the Bigshot Family proposed development application.  Zazzy Consultants Ltd. have also recommended filling in some of the low spots at this campground with clean fill, to expand the available area for the proposed Resort expansion.  The Bigshot Family feels that their development will be the M.D. of Carron’s equivalent of Disneyland and why wouldn’t the M.D. of Carron want to support and help them move this development forward?

Table 2 summarizes the proposed facilities for the new “Camp Concordia Camping Leisure Paradise & Conference Centre”.

Table 2           Proposed Facilities for Camp Concordia Camping Leisure Paradise & Conference Centre

Table 2           Proposed Facilities for Camp Concordia Camping Leisure Paradise & Conference Centre – continued

Figure 2 illustrates the proposed campground development.

Figure 2:  Proposed Camp Concordia Camping Leisure Paradise & Conference Centre

Assignment Questions

(List any of the environmental public health assumptions about facility’s activities and/or water/wastewater/waste systems for the two scenarios described in this assignment that you may be making when answering the assignment questions below to help me understand the rationale for your answers.)

1a.       What Alberta Public Health legislation applies to the operations and facilities at the existing campground development?  (5 points) (hint: list facilities and group under public health regulations that apply)

1b        What Alberta Public Health legislation applies to the operations and facilities being proposed for the new development?  (hint: list facilities and group under public health regulations that apply) (5 points)

1c        Is there a difference between the types of facilities and their potential public health requirements between the existing development and the proposed development and if yes, why? (5 points) (hint:  activities and intensity of use)

2a.       What other government or municipal agencies have regulatory jurisdiction and interest in the proposed campground development plans (List, and state why)?  (5 points)

2b.       List 7 questions for additional information that you may require for your public health risk assessment and evaluation processes from the Carron County Planning and Development department to properly evaluate the Bigshot development proposal.  (15 points)

2c.       What are potential environmental public health impacts to Lake Concordia from the proposed development, including recreational water use, and what other regulatory agencies, and regulations, have to be considered from a public health jurisdictional perspective? (5 points)

3a.       Are there any environmental public health issues with the existing campground operation?  If yes, list and briefly explain what they are and why they are of public health concern.  (20 points)

3b        Are there any environmental public health issues with the proposed campground development?  If yes, list and briefly explain what they are and why they are of public health concern. (20 points)

4. What Municipal District of Carron land use plans may be impacted by this proposed development and how could they Municipal District make those changes? (5 points).

5. Write a 1-page letter to the Municipal District of Carron Planning Department that states your professional environmental health decision regarding the proposed application for this campground. (20 points)

Total Marks available for the assignment= 100

Maximum Assignment length = 8 pages.

Assignment Due at the End of the Business Day (i.e. 5 pm) on April 23, 2020.

This assignment is worth 10% of your final grade for ENVH 522/622

Assignment Map Legend

ANSWER

Land Use Planning for Camp Concordia RV and Northern Camping Paradise

Introduction

Camp Concordia RV and Northern Camping Paradise, situated on Lake Concordia, is undergoing a transformation under the new ownership of Karen and Jasper Bigshot and their company, JB Enterprises Inc. The goal is to develop an enhanced and improved recreational facility that combines the features of a world-class RV campground, conference center, and entertainment complex while preserving the campground’s close-knit family atmosphere. Located in the Municipal District of Carron (M.D. of Carron), adjacent to Big City, this project aims to cater to the needs of the urban metropolitan population of approximately 1,000,000 people. With a strategic location, natural surroundings, and existing facilities, Camp Concordia has the potential to become a premier destination.

Existing Facilities

Currently, Camp Concordia offers a range of facilities including a fully serviced RV campsite with 75 pull-through lots and a natural camping area with 50 tenting sites. The RV sites provide power, water, and sewer connections, while the tenting sites offer picnic tables and portable fire pits. The campground also features communal trash cans for solid waste disposal. Additionally, there are washroom complexes, laundry facilities, and a convenience store/snackbar serving the needs of campers (Minnesota Campgrounds | Minnesota Resort & Campground Association, 2020). The beach area boasts a pavilion, a snack bar, and a boat launch, along with amenities like a wading pool, playground, and small grocery store/snackbar. The campground also has a dance hall pavilion and a bar that host local dances and events.

Proposed Development

To create an exceptional camping and leisure experience, the Bigshot Family envisions expanding Camp Concordia to include a range of new facilities. The proposed development includes expanding the RV campsite to accommodate 350 fully serviced sites. Additional washroom and laundry complexes will be constructed to cater to the increased capacity. The expansion plan also includes a larger laundromat and a beach dance hall pavilion with six restaurants and 24 shops (CrippaConcept | Luxury Mobile-Homes and Lodges, n.d.). The Bigshot Motel will be established with a capacity of 300 beds, along with JP’s Family restaurant and the Bigshot Lounge. Moreover, a Bigshot Outdoor Mall will be developed, featuring various shops and stores. The Bigshot Condo Complex will offer three-story units with self-contained apartments for short-term rentals. Other proposed amenities include the Mill Restaurant and Bar, a Bigshot Conference and Sports Centre with a casino, a Country Music TV Stage in the Woods, and a staff housing facility.

Site Evaluation and Planning

To support the proposed development, Awfully Good Consultants (AGC) has been engaged to coordinate testing, planning, and engineering design. Zazzy Consultants Ltd. (ZCL) conducted an initial site evaluation, reviewing hydrogeological reports, existing records, and gathering input from local residents (UNCDF Jobs – 112625- Individual Consultant, Advisory Services on Ground, n.d.). As part of the development plan, ZCL recommended filling in low spots on the campground with clean fill to expand available areas for the resort expansion. The Bigshot Family believes that their development will be a significant attraction for the M.D. of Carron and seeks support from the local planning department to move the project forward.

Conclusion

The proposed development of Camp Concordia RV and Northern Camping Paradise presents an exciting opportunity to create a world-class recreational facility. With expanded RV sites, enhanced amenities, and additional entertainment options, the campground can cater to a larger number of visitors while maintaining its family-oriented atmosphere. The collaboration between the Bigshot Family, JB Enterprises Inc., and the local planning department will be crucial in realizing this vision. By undertaking careful site evaluation, planning, and engineering design, Camp Concordia can become a premier destination for outdoor enthusiasts and leisure seekers in the region.

References

CrippaConcept | Luxury Mobile-Homes and Lodges. (n.d.). https://www.crippaconcept.com/en/the-new-mobile-independent-sanitation-facilities-for-outdoor-accommodation-premises-are-now-available/ 

Minnesota Campgrounds | Minnesota Resort & Campground Association. (2020, February 20). Minnesota Resort & Campground Association. https://mnresortsandcampgrounds.com/minnesota-campgrounds/ 

UNCDF Jobs – 112625- Individual Consultant, Advisory Services on Ground. (n.d.). https://jobs.undp.org/cj_view_job.cfm?cur_job_id=112625