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HomeMy WebLinkAbout09-23 Project NarrativeProject Narrative Getaway-Frederick County March 7, 2023 Project Introduction Getaway provides escapes to campgrounds with tiny cabins nestled in nature that allow our guests to disconnect from their busy routines and simply enjoy undistracted time in a remote and serene environment. Our locations – or Outposts, as we call them – are situated within a short drive of large populations and offer easy and frequent opportunities to enjoy the beauty of the great outdoors while within the comfort of their own tiny cabin they book by the night. In Winchester, we are proposing the design of an Outpost that reflects the character of the local environment and has operating standards that ensure the safety of our guests, immediate surroundings, and the community. Based on its stunning natural features and location, this property provides the perfect canvas for our proposed use. Our goal is to create a unique, low-impact experience that connects our guests with nature, while creating local jobs and driving commerce to the area. Project Overview The proposed project site totals roughly 451 acres of land to the north of Winchester off McCubbin Road. The site is currently a densely wooded and vegetated undeveloped lot with one single-family home. Our project consists of the development of the property to create up to 90 year-round portable micro-cabin campsites and a back-of-house maintenance area. All Getaway Cabin units are certified by the Recreational Vehicle Industry Association (“RVIA”), are constructed off-site and will be towed to a designated pad situated approximately 75+ feet apart from one another. Once placed, the micro-cabins remain portable, on wheels, and will be moved only for repairs or upgrades. Each unit will contain an individual bathroom and kitchenette and will be connected to on-site utilities, including water, septic, and electricity. The project will be operated by a full-time General Manager and Assistant General Manager, a full-time Facilities Manager, part-time housekeeping staff supported by company operations based remotely. One of the full-time employees will reside on site. Getaway is not a traditional campground; Outside/personal RVs and tents are not permitted at Getaway. Guests are only able to stay at Getaway ’s cabins by booking a stay through our website. “Walk-in” guests are not allowed. The maximum length of stay is 7 days, and full-time residency is not permitted for our guests. The address of Getaway is not published, and all pertinent information is provided to guests once they complete their booking. Fire Danger, Restrictions, and Safeguards Getaway currently has 27 locations across the country with very detailed standard operating procedures for guest conduct and use of our USFS-approved fire rings/pits. Onsite staff monitor and enforce fire safety measures including, but not limited to, multiple rounds of the property to ensure guests have extinguished their fires by 10:30PM. During the last round of the property, staff will extinguish active fires by 11PM. Unattended fires are strictly prohibited. Guests are provided with documentation detailing internal regulations concerning fire safety in addition to multiple permanent outdoor signs regarding fire safety at the fire pit area. Also, each cabin is independently equipped with a fire extinguisher and smoke detector. During burn bans or local Red Flag Warnings we do not allow guests to use the fire pits; the campfire rings/pits and firewood storage boxes are locked or removed based on local requirements. Guests are notified prior to arrival and upon arrival when burn bans are in place. April 26, 2023 416 Emergency Response and Access There will be an improved point of ingress/egress into the property from McCubbin Road that will be constructed to meet VDOT commercial entrance requirements and will support the flow of emergency vehicle traffic.Getaway Staff members are onsite doing rounds of the property 7am-11pm, as well as at least one staff member that lives full-time onsite and/or are on call 24/7. Getaway staff have training in security protocols and work collaboratively with local public safety departments. Impact On Neighbors Cabin Placement/Buffers In an effort to respect the privacy of the residents who live adjacent to the site, and other neighboring property owners, Getaway has intentionally designed our site plan to utilize the most densely wooded acreage to reduce the possibility that neighbors see our cabins and so that our guests can’t see our neighbors. Each cabin is positioned such that views rarely look at another cabin, road, or neighboring structures. Privacy for both our guests and our neighbors is of great importance to our company. Additionally, all cabins are over 300 feet from the nearest property line as shown on the concept plan. Noise Getaway’s Outposts are designed to encourage quiet connection with the natural environment, without the distraction of communal facilities or large groups. Amplified music is never allowed and a noise curfew is enforced after 10 PM. Any guest in violation of the curfew may be subject to a monetary fine. Getaway’s 24/7 on-site staff member is responsible for enforcing all campground rules, including those related to noise. Lighting/Glare Each cabin is equipped with a single, dimmable, and downward-facing exterior light which emits a low, warm glow (2700K). Each cabin is also equipped with retractable shades on each window, which are often drawn down at night. There will be no “street light ” style lights on the property. Trash Control/Odor Getaway’s mission is to allow guests to have an immersive experience in nature and expects that guests respect the environment. Getaway instructs guests to leave all trash and recyclables in their cabins, which are then collected by the on-site staff for storage in a central dumpster. The central dumpster will be collected on regular intervals to avoid trash odor. Pets Getaway only allows guests to bring their dogs with prior notice during the reservation process. Getaway enforces the use of a leash and requires owners to pick up after their dogs. No other pets are allowed onsite. Environmental Impact Natural Areas Our goal is to remove as little vegetation and disturb as little land as possible; our ideal site is heavily wooded and highly private – the removal of trees and natural habitat runs counter to our business model and our values. Getaway seeks to help people reconnect with nature and is invested in the long-term sustainability of the environment. Only about 5% percent of vegetation, or 15-20 acres, will be cleared at this outpost out of the 451 acre site. Comparatively, 90% of vegetation is typically cleared and stripped of natural resources for single-family 416 residential developments or agricultural developments. There is a system of existing dirt roads throughout the property which will be reused to the greatest extent possible. Water Usage Each Getaway cabin will be connected to a private, onsite water system that meets public water supply standards. Being a steward of the environment, Getaway encourages low water usage through the installation and utilization of low-flow fixtures as well as through guest messaging. Electricity Usage Cabins will be connected to electricity which already is distributed throughout the property; however, each is designed to have a low carbon footprint. Getaway installs energy star rated heating and air conditioning systems, mini-refrigerators, and two-burner electric stoves to limit power consumption and meet its vision as an environmentally conscious company. Sewer Connections Each Getaway cabin contains a toilet, sink, and shower which are connected to a private, onsite wastewater system, to be constructed and operated consistent with State Department of Health and County Department of Health standards. Property maintenance Getaway has detailed standard operating procedures in-place for the maintenance of the land. Getaway strives to achieve the highest level of maintenance, cleanliness and stewardship. Stormwater Management All of Getaway ’s Outposts are constructed to preserve as much of the natural environment as possible, and to avoid placement of impervious surfaces. These measures greatly reduce any potential impact for stormwater to neighboring properties. The proposed project will meet all local and State Stormwater Standards. Relationship of the Proposed Use to the Frederick County Comprehensive Plan Goal 1: Recognize diversified land use for tourism related activities Getaway has a positive impact on the local economy, providing jobs to contractors during site construction, as well as providing ongoing full and part-time jobs to the local community. Furthermore, Getaway provides collateral within each cabin identifying local parks, hiking trails, and recreation opportunities. We aim to partner with local businesses to encourage our guests to shop local and shop small. In other communities, these programs have served to support local farms, grocery stores, breweries, pizza shops, and more. Goal 2: Link the area’s visitor attractions with a trail network that facilitates non-vehicular movement The property will feature private walking trails nearby the cabins for our guests. Getaway is eager to work with the Northern Shenandoah Valley Regional Commission and the Redbud Run Greenway project to connect our site/trail system to local natural areas, battlefields, and other historic/local features. Goal 3: Preserve and enhance the historic character of Frederick County ’s roadways Our proposed outpost is a low density development that will preserve the rural landscape and natural beauty of Frederick County. Our development will only disturb 5% of the land while providing more lodging opportunities that harmonize with the natural surroundings and adjacent land uses. Additionally, we are in the process of performing extensive environmental studies before construction to identify valued ecological features and design our site around them.