After delaying decision for a month, the Cumberland Township (Pennsylvania) supervisors unanimously greenlit a conditional use permit on Tuesday for a new campground on the former site of the Boyds Bears facility.
Spearheaded by BR Smith Properties, the proposed venture, aptly named the Barn Resort, is anticipated to breathe new life into the site which has remained underutilized since the iconic teddy bear retail outlet and restaurant closed in 2011.
The planned campground is slated to accommodate 365 camping sites for recreational vehicles (RVs) and diverse camping styles, spread across 33 of the property’s 130 acres.
This novel project promises to transform the landscape off Emmitsburg Road, which straddles Cumberland and Freedom townships.
However, the approval of the conditional use permit carries several mandates designed to mitigate potential negative impacts on neighboring residents.
For instance, campsites must maintain a minimum distance of 35 feet from adjoining residential properties. The site is also required to implement either a fence or vegetative screening, with Smith entrusted to consult with neighbors on this decision and its subsequent design.
Further stipulations of the permit include “quiet hours” between 10 p.m. to 7 a.m., daily trash removal, and an outright ban on consumer fireworks.
Moreover, the stay duration has been capped at two weeks, and a leash or confinement policy for pets will be in force. The property owner is also obligated to conduct an annual review of the emergency plan.
While the approval by the supervisors is a positive step for the Barn Resort project, the decision has sparked concerns amongst neighboring residents.
These concerns primarily revolve around potential noise pollution and the campground’s implications on their quality of life. Catherine Hammons, a resident, voiced that the 35-foot setback from her property is insufficient, given its proximity to her bedroom.
Perhaps the most significant concern is the potential impact on water resources due to the project. Neighbors alleged they have noticed water trucks owned by Smith’s company extracting water from the site. This development underscores the broader concerns about the demand for water resources from the proposed campground.
Sam Wiser, the township’s attorney, clarified that once the development plan is officially submitted, Smith will need to demonstrate that there is sufficient water for all uses on the property, mitigating the fears regarding water usage.
The Barn Resort project, once operational, will provide significant insights for private campground owners and RV park operators. The success or challenges it faces will likely influence planning and operational decisions across the industry. It underscores the importance of community engagement and managing resources responsibly in these ventures.
The project also highlights the potential for reusing and repurposing underutilized commercial properties. It serves as a blueprint for RV park operators and private campground owners looking to convert similar properties into thriving recreational sites.
As it stands, the township is legally obligated to approve the project if it aligns with local ordinances and does not pose a threat to public safety. While this project is a local matter, its execution and subsequent outcomes could have far-reaching implications for the broader campground and RV park industry.