The Oneonta Planning Board in New York will likely decide on May 20 on the future of Clapper’s Maple Ridge Ranch campground. Local farmers Fred and Dana Clapper propose developing a campground at 184 Lower Reservoir Road.
The Clappers have modified their initial plans by eliminating a planned swimming pool and adjusting the cabin construction schedule. Under the new plan, seven cabins are slated for construction on the property, with four cabins being built this year and three more to follow next year, according to an article published by The Daily Star on May 6.
These structures are designed to accommodate four guests each but will forego in-built bathrooms. Instead, a bathhouse will be constructed to serve the cabins, providing a wash station.
Fred Clapper clarified that this design adjustment was necessitated by state health regulations. “When it has a bathroom in it, it’s no longer a camping cabin. It is short-term housing, so it completely changes the whole point,” he said.
Joseph Camarata, chairperson of the Planning Board, indicated that the decision was postponed to ensure Town Attorney Rob Panasci could attend the meeting, aiming to avoid legal concerns.
David Koehn, a neighbor who was vocal against the campground development, filed a legal challenge to a February ruling by the town Zoning Board of Appeals (ZBA). ZBA’s decision determined that a campground linked to an existing agricultural operation can constitute a single principal use of the property, thereby eliminating the need for a variance.
RV park owners and campground operators can derive essential insights from Clapper’s Maple Ridge Ranch’s experiences in managing regulatory compliance and adapting plans effectively. The Clappers revised their proposal, eliminating a swimming pool and reconfiguring their cabin layout to comply with regulations. This situation underscores the need for developers to be ready to adjust to local zoning laws and health regulations, which can affect a project’s proposal or approval.
Proactively addressing community concerns and integrating feedback into development plans can help RV park owners and campgrounds avoid expensive legal conflicts. Additionally, engaging with local stakeholders and clearly demonstrating the project’s benefits to the community can help reduce opposition and gain support for new developments.