FRANKLIN - Proper screening and interpretation of town code topped discussion during a continued public hearing regarding a campground development at Northstar Farm, 595 Franklin Heights Road, IN Franklin, on Thursday, Aug. 1. No decision was made by planning board members on the special use permit application to operate the campground.
Justin Kamm, property owner, is proposing to construct four campsites and a farm store on his 75-acre property to host a farmstay-like experience targeted at out-of-area families, he said.
Each site will have a 32 foot by 32 foot platform with a geodesic dome tent, made of canvas and PVC piping, no taller than 16 feet high, Kamm said. The camping units will each include a small kitchen and bathroom, comparable to an airplane bathroom - but with a toilet, sink, and shower, he said. Each tent will have a fully enclosed roof, fireplace, and jacuzzi, secured with a steel door and keypads, Kamm said.
East Handsome Brook Road resident Paul Graham spoke for numerous residents and asked if the town’s recently-implemented campground law applies to Kamm’s proposed operation - which was confirmed by Code Enforcement Officer Gregg Pitula.
As stated in the town’s campground law, campsites must be screened in the front, rear, and side yards from adjacent properties and public highways with plant materials or an opaque screening, must be approved by the code enforcement officer, and must be maintained after placement, Graham recited.
“Codes are all up to determination, and it also says there that the screening is determined by the code enforcement officer,” Pitula said.
The screening section of the code, which was written by Pitula, is meant to protect abutting property owners from seeing the operation from their property, he said. “You shouldn’t have to look outside of your house and see the camping.”
The campsites are “clearly” visible from Franklin Heights Road, Graham said, and encouraged planning board members to drive up and see for themselves. Planning Board Member Michael Howland, who visited the proposed site earlier in the day, agreed with Graham that the campsites can easily be seen from the roadway.
“That is completely acceptable to see it from a distance,” Pitula said. Screening does not mean the sites cannot be seen at all, Pitula said, but there must be a natural screening or buffer around the development.
Many residents disagree with the interpretation, Graham said, suggesting it’s “too loose” and the site does not meet code requirements.
“We read the code, which is hopefully put in here to protect the residents of the town,” Graham said. “To me, it’s an eyesore, and I think this code protects us from that.”
Katherine Scarsella, a Franklin Heights Road neighboring property owner, said the campsites are visible from her driveway. Scarsella said it is “heartbreaking” for her to drive up Franklin Heights Road and see the campsites on the blueberry field, regardless of what Kamm’s intentions are.
“I can tolerate it on our driveway, seeing the domes. It would be nice to have evergreens there are something so I don’t have to see them. I know that’s selfish, but it is something that irks me,” Scarsella said. “What really breaks my heart is coming up our hill, and in my opinion, it looks like a nuclear power plant.”
Kamm said he appreciated the feedback, but many residents in attendance at the July public hearing have visited the farm and had positive feedback regarding the proposed development. “Overwhelmingly, people think they’re great and they’re beautiful.”
The campsites constructed do not require a building permit, so Kamm is able to build the geodesic dome tents prior to special use permit approval.
Regardless, Kamm said he is an “understanding person”, aims to be a good neighbor, and is willing to go above and beyond the code enforcement officer’s screening requirements to alleviate neighbor’s concerns.
Graham also suggested the second entrance of Northstar Farm, furthest from Franklin Heights Road, is unsafe as those traveling from the opposite direction are blind to traffic entering and exiting the farm.
“That’s a pretty steep hill, so when you come up all of a sudden you’re on that entryway,” Graham said.
Planning board members suggested Kamm use the first entrance as the primary driveway, but maintain the second entrance in question for emergency vehicle access, which Kamm was agreeable to.
There was question over securing the village water tank located on the farm, but the section of property is owned by the village, and it is the village’s responsibility to secure their infrastructure, Delaware County Planning Representative Kent Manuel said.
With no further questions, the public hearing was closed, but written comments written comments will still be taken. Planning board members will visit Northstar Farm before its September meeting.
