City campground operators who already have to complete with free RV parking aren't too keen on an application before the city to add another business to the mix.
Tonight's city council meeting will feature a public hearing on a proposal to rezone a nearly 10-hectare property between Sindia Road and Highway 16 for the development of an RV park and campground.
The city's planning department is recommending council give the project the go-ahead for a site-specific change to the Agriculture and Forestry zoning to allow the campground as the property's only commercial use.
Another RV park can't be justified, argued Hartway RV Park owner Cindy Brodhagen in a written submission. This summer, she said her numbers were down 40 per cent following extended parking being made available at Treasure Cove Casino and parking opportunities at Wal-Mart.
"When I drive by the casino and Wal-Mart and count 38 RVs parked at the casino and Wal-Mart [has]19 on one night and I sit with 21 out of 45 sites empty, this makes me very angry," Brodhagen wrote. "To allow another RV park, especially on Highway 16, would be ludicrous."
Blue Cedars Campground manager Morley Luscombe questioned why they city would want "to allow another RV park in an already struggling market."
In his written comments, he also referenced the free parking camper drivers can take advantage of and questioned whether those businesses paid taxes for the parking use.
"There are more than enough RV parks and campgrounds in Prince George and surrounding areas to accommodate the travelling tourist," he wrote. "Competition is good for everyone, but it is hard to compete with free."
A letter from neighbour Marian O'Regan cited the Spruce Grove Campground as one kilometre away from the proposed application site and "rarely ever even close to being full."
O'Regan also expressed concern about additional noise and light pollution.
In a report to council from planning staff, the site is said to have ideal characteristics such as easy access from Highway 16 W and a local road, landscape screening opportunities, and relative proximity to commercial services, including a gas station one kilometre away.
A trip generation analysis conducted by L&M Engineering suggested the increase to traffic would be "relatively low" for the campground.
"The mobile home park use results in an increase of 86 per cent and 35 per cent for the a.m. and p.m. peak respectively above the campground use," said a report from L&M vice president Terry Fjellstrom.
Planning staff also indicated that noise and nuisance impacts would be dulled by the large acreage of surrounding properties combined with the "significant landscaping screening required."
Public hearings begin at 7 p.m. in council chambers.