Project Description Justification
“I didn’t know you can get eggs from the store!”
-Ethan Hanson, age 4.
Douglas County has historically been a nationally recognized area for agriculture and tourism. The Carson River and fertile pasturelands have been a stalwart for agricultural activity since the first settlers streamed through the Carson Valley over 150 years ago. https://www.britannica.com/place/Genoa-Nevada Meanwhile, 100 years ago, in 1923, the first resorts were installed at Lake Tahoe, including two hotels and a casino. https://www.tahoeresorthotel.com/blog/a-lake-tahoe-history-lesson Today, “[w]e are the land of legends. With natural beauty, historic sites at every turn, outdoor recreation, and a healthy dose of legendary character, Carson Valley remains a destination worth of attention.” https://visitcarsonvalley.org/about-carson-valley/
As a crossroads between the Sierra Nevada and the Great Basin, the West Coast and the Wild West, Douglas County is uniquely poised as a place where many travelers stop for rest, stock up on supplies, and prepare for more adventure. Last year, the Parks & Recreation Department teamed up with the Visitor’s Authority to examine the possibility of installing a campground in Douglas County. A very favorable economic analysis was conducted showing that there is an immense need for more RV camping, especially since the pandemic caused many to seek the out-of-doors. Meanwhile, local hotels and motels have been reaching full capacity and are unable to keep up with the demand of travelers, particularly during special events. The past few years, 2020 and 2021 in particular, the nation saw a great change in leisure activity preferences for the outdoors.
Every year, the Cairn Consulting Group prepares a survey of the general population on the topic of camping. Their studies result in yearly 50+ page reports that have become central to the analysis of camping trends in North America. In their most recent 2023 study (post-pandemic) they reported that about 1/3 of all American leisure trips are camping. http://koa.uberflip.com/i/1497941-2023-north-american-camping-outdoor-hospitality-report/0? (see page 6). This is slightly down from the previous year. Still, the volume of campers is affecting the quality of the experience. While the incidence of camping has increased, 44% of campers indicated they camped less in 2021 due to overcrowding. http://koa.uberflip.com/i/1465395-2022-koa-na-camping-report/0? (see page 2). The report also says 44% changed the way they camped due to the entry of new campers, and as for the overall experience, 45% say that the large number of newcomers impacted the quality of the camping experience. There is a demonstrated need for additional land to be used for camping, and that demand cannot be reasonably accommodated within the current bounds of the area. We want to relieve this tension, and we can do it in a way that is uniquely reflective of the history and spirit of Carson Valley.
Agriculture is arguably the reason why Carson Valley exists today, and it is constantly being marginalized. Such is the threat that Douglas County declared it a policy to conserve, protect, enhance, and encourage agriculture as part of the Right To Farm ordinance. The opening quote about buying eggs from a store by “Ethan, Age 4” is not the norm today, but it demonstrates something about current society that is important. Modern society has systematically commercialized and commoditized the production of food and agricultural services to the extent that many people do not really know where their food comes from, how it gets to them, or what decisions were made about the integrity of food in supermarkets. Americans are beginning to care about the quality of food, and whether their food is coming from environmentally friendly and sustainable sources. We want to show them they can participate and make a difference.
Agrotourism: The crossroads of agriculture and tourism. Combines the essential elements of tourism and agriculture; attracts members of the public to visit agricultural operations; is designed to increase income from community agricultural endeavors; and provides recreation, entertainment, and educational experiences to visitors.
https://nationalaglawcenter.org/overview/agritourism/
See, eg., New Zealand’s famous Agrodome at https://www.agrodome.co.nz/
Agrotourism blends two of the largest, historically significant industries of the Carson Valley.
We see a better way to sustain the family farm, and also simultaneously serve our local community.
Presenting, an immersive agricultural ranch-stay experience. Imagine RV camping amongst sheep and chickens, with a view of cattle grazing across the way, fruit trees separating you from other RV sites, access to fresh apples, peaches, cherries, eggs, and honey – all raised from the ground where you are staying. Add to this a vineyard, part of Carson Valley’s budding viticulture and wine making industry. https://www.unr.edu/nevada-today/news/2022/partnership-advances-wine-industry That’s right, the local climate has been gradually shifting for the past three decades and we are now within reach of making world-class wines right here in north-western Nevada. https://www.unr.edu/nevada-today/news/2011/wine-grape-season-ends The world needs to see what we’re all up to around this valley. The proposed development is consistent with the goals and policies embodied in the adopted master plan and the general purpose and intent of the applicable district regulations because it supports two of the largest industries in this county (agriculture and tourism): preservation and promotion of agriculture being primary.
Next to the campground there is a multipurpose educational facility. The outside of the facility is a compact amphitheater, with seating up to about 150 people and an empty platform for a stage, featuring sheep-shearing demonstrations, milking cows, and other iconic farm and ranch operations. Behind the stage is a sheep dog from Borda Ranch hustling some sheep across the green pasture into a pen, a cowboy wrangles some cattle, and far beyond that rise the frosted peaks of the Sierra Nevada mountains, including Job’s Peak. Inside the building is an indoor stage (in case of foul weather), and an exhibit hall flush with information about local beef, the benefits of bees and honey, Marino sheep’s wool, and lamb meat. Every ranch and historical home in Carson Valley may exhibit their favorite feature items. Our harvest would be on the menus at local restaurants.
RV campers (and the nearby middle school) will be invited to join us on educational ranch chores, including collecting an egg or two for breakfast from our laying operation, patrolling the fences and observing the livestock development, checking the beehives, harvesting fruit, and of course, sampling the product. I’m sure some waivers would need to be signed, but it can be done!
We hope to demonstrate regenerative and renewable farming, as well as sustainable ranching operation. In a world where you can get any type of food at any time, many people even fail to realize that there are seasons and that our region, our animals, and our own bodies go through cycles related to those seasons. This leads to unnatural living, and ultimately illness. We’d like to educate people about taking control of their own health and well-being. It’s about being wholesome. https://www.backtoedenfilm.com/
Apples, pears, peaches, grapes, chickens, sheep, beef? Isn’t that too much? Why so much diversity? No. That’s not all of it either. Add pigs, dogs, birds, ponds, fish, bugs, predators, worms, microorganisms, etc. Biodiversity is what makes the system work. https://www.biggestlittlefarmmovie.com We plan to plant hundreds of trees, both for privacy and to stop noise pollution from the town. We have already planted 75 native evergreens (thank you to https://forestry.nv.gov/washoe-state-tree-nursery) from around the perimeter of the property. We hope to install a simple pond to add the to beauty and diversity of the land, attracting birds and water the farm animals. We already have 20 AU of cattle and about 30,000 bees. Hundreds of fruit trees will be planted this fall, 2023.
The proposed development is compatible with and preserves the character and integrity of adjacent development and neighborhoods because the planting of an orchard and evergreen trees will create a buffer between the campground and the outside community as well as add beauty to the area. The new homes to be built in the Park development would very likely rather see campsites than industrial buildings. As such, on-site improvements (which will be minimal because campgrounds are not major development) will not create adverse impacts, such as traffic, noise, odors, visual nuisances, or other similar adverse effects to adjacent neighborhoods. Use as a campground will be a more natural and attractive than an industrial machine shop. The placement or orientation of buildings and entryways, parking areas, buffer yards, and the addition of landscaping will make this project attractive to the community while preserving natural views for neighbors.
An example of what this property may look like upon completion is located at the top of this page.
Installation of a campground provides a boon to the community. Unlike other locations considered by the County for a campground, this location is particularly fit for this special purpose because it is centrally located.
The proposed amendment is compatible with the actual and master planned use of the adjacent properties (nearby Casino, restaurants, stores and antique stores; adding a nearby campground engrossed in agricultural activity reflects a logical change in that as an in-fill project, it allows infrastructure to be extended in efficient increments and patterns, it maintains the existing perceivable community edge, and it maintains relatively compact development patterns.
Aside from the obvious benefits of the collection of a transient occupancy tax, local stores nearby would get a boost from visitors, it would satisfy the demand for local lodging for visitors (particularly as the building of two-thousand homes is underway nearby), and it would drive additional business to the local stores which are within walking distance from the property. The property is located along the newly completed pedestrian pathway system, connecting this property to the parks as well as the casino’s special events center. Soon the town will need strong and varied businesses to attract people to the center of town when the Mueller parkway bypass is completed in 2025. We may just be part of that solution. Adding a commercial element to the property would both help sustain and conserve agriculture in this space, rather than have it squelched by surrounding industry, as well as boost the local economy.
Furthermore, constructing the facilities would be a big net positive for Douglas County as it could host campers and community events that would bring tax revenue into the region. Since this project is both “in-fill,” and the build would be privately financed, the County would not have to be concerned with investing too much to make this project a reality. An RV campground is minimal development (most things are underground), and it is intended to preserve the natural agricultural surroundings as much as possible.
As an in-fill project, this development would not materially affect the availability, adequacy, or level of service of any public improvement serving people outside of the applicant’s property and will not be inconsistent with the adequate public facilities policies contained in chapter 20.100.
This property is located in the heart of the Gardnerville/Minden area. Actually, it is almost indistinguishably located on the border of both towns. An aerial map of the property and general surrounding areas is below.
It is presently zoned partly as Ag-19 and also for light industrial use. See below for current zoning.
Unfortunately, the portion of the property (approx. 3 acres on the north; blue) slated for light industrial use is set squarely within a FEMA floodway. See below for the FEMA map.
Unlike a flood “zone,” a flood “way” may not be developed under any circumstances, the ground level may not be raised at all, and so if there were a great flood, then this floodway would be able to accommodate the surge of waters. Thus, these three “industrial” acres in the FEMA floodway are completely without any developable utility under the current Master Plan – except that they are still extremely useful as pastureland.
There is plenty of industrial zoning space in the county and the transition of three acres of industrial zoning to tourism zoning will not have a major impact to the development of the community’s needs. The area around Zerolene Road does not fit the type of industrial complex similar to nearby “Industrial Way.” There are homes nearby that would benefit from having a more natural development than an industrial development, including the new homes in the Heybourne Meadows (Park family land development) area.
There has been a change in circumstances since the adoption of the current master plan that makes it appropriate to reconsider one or more of the goals and objectives of land use designations. The land presently designated as light industrial is not suitable for that purpose because it is within a FEMA floodway.
It is used as pastureland today, and we want to keep this portion of the property agricultural pastureland. It makes sense that the county should allow a trade of the light industrial zoning on the property for rezoning another part of the same property as campground zoning (zoning type “tourism;” located outside of the floodway). In this way, the Ag-19 zoning continues unaffected; 80%+ of the property will necessarily and exclusively be used for favorable agricultural purposes.
Can you have a campground in a flood zone? Yes. Fortunately, campgrounds are oftentimes built in flood zones because the transient nature of RVs makes it reasonable for the use of land in this unique way. Most campgrounds are installed next to waterways because of their favorable views and recreational attraction. While bathrooms, offices, camp stores, and other permanent structures must be elevated at least a foot above the 100-year flood plane, in flood hazard areas RVs and park trailers must:
- Be licensed and titled as an RV or park trailer (not as a permanent residence). (This means we are not adding homes, and not contributing to the restricted population growth).
- Be build on a single chassis
- Must measure 400 square feet of less (measured at largest horizontal projection)
- Have inflated tires and be self-propelled or towable by a light-duty truck
- Have no attached deck, porch, shed, or utilities
- Be used for temporary recreational, camping, travel or seasonal use (no more than 180 consecutive days)
- Have quick-disconnect sewage, water, and electrical connectors
According to the NV Quick Guide, RVs and trailers that do not meet the above conditions must be installed and elevated like manufactured homes, including permanent foundations and tie-downs. Any permanent buildings would need to be elevated as well. http://water.nv.gov/programs/flood/NV%20Quick%20Guide.pdf
What about the nay-sayers?
Our location is different. I’ll address the top concerns raised at the public hearings last fall in connection with potential campgrounds outside of town by the fairgrounds and by the river.
- Noise pollution: this will not be a problem because we are already located adjacent to Highway 395, and behind Christiansen Automotive. The campground will have full hookups, there will be no electrical generators running (or permitted). If anything, we’re going to want protection from outside noises.
- Light pollution: this will not be a problem because we already located on highway 395 across the street from a casino with a brightly lit billboard, street lights, etc. Campers emit less light than the bustle of stores along the highway.
- Fire risk: Minimal because the property is located in a flood zone that is very green nearly all year round. There are multiple fire hydrants located around the property, especially on Zerolene Rd.
- ATV Noise: ATV usage will not be allowed, except for agricultural vehicles for normal agricultural use. This will not be a desirable location to do ATV off-roading because there is limited space, unlike the outskirts of town. ATV usage is not the focus for visitors at this location.
- Trash & Oversight: This campground would not be automated, but would have a live host on site at all times. Trash would be placed in receptacles; the campground would be patrolled, and improper noise or conduct would be addressed immediately.
- Resources: Public utilities are nearby and accessible.
- Water: Water usage in this location ultimately returns back into the same watershed.
We have heard rumors about other projects that have made big promises, but those promises never came to fruition. We are already planning to plant over 100 trees this fall, and we plan to break ground within the first year of the approval of an application. We have already placed a “coming soon” sign on our property with information about this proposed project to collect feedback from neighbors.
The general public can reach me at andy@blackacreranchnv.com Your consideration and feedback are greatly appreciated.
Thank you!
Merrill “Andy” Hanson
Proverbs 31:16 LLC
APN: 1320-32-601-007
