BOCC approves moving forward on Gemin’s Camp PUD amendment to allow permanent, year‑round homes

The Park County Board of County Commissioners voted Wednesday to direct staff to prepare a resolution approving a major amendment to the Gemin’s Camp (Spruce Hill filing) planned unit development (PUD) that would convert selected lots from park‑model/recreational use to permanent, year‑round single‑family dwellings.

Andy Grama, Park County chief building official, outlined the fifth‑amendment request and related materials. The amendment covers lots in Gemin’s Camp Filing 1 (addressed on Stargazing Circle, Fairplay) where park models and campground‑style amenities previously restricted to short‑term occupancy exist. Grama said the Planning Commission unanimously recommended approval on Oct. 2 and described required conditions: all future improvements and additions must obtain applicable county permits, camp/recreation areas must meet state campground standards where they apply, and future PUD amendments must be processed through the land‑use review if required.

Grama said infrastructure work is largely in place: sewer mains and water lines have been installed, and planned hydrant locations were reviewed with Northwest Fire. The county’s review projects an annual increase to the tax roll of roughly $51,160 once the development is fully built and sold. Planning staff concluded the amendment is consistent with PUD intent and with Park County’s 2016 strategic master plan goals to encourage varied housing types near Fairplay where sewer and water infrastructure exists.

Applicant Jeremiah Erickson described buying the property in 2020, the project’s evolution and earlier iterations that limited some structures to non‑year‑round status. Erickson said builders placed park models and that converting some lots to permanent dwellings would allow buyers to obtain conventional mortgages, expanding affordability and access for local workforce residents. Erickson told the board the project has installed roads (asphalt in many areas), sewer mains and water lines; electrical service remains to be completed on a few lots and coordination with Xcel was underway. The applicant said a community agreement and reserve funds will be used to maintain private roads and common areas; he expects on‑site management to handle snow removal and routine maintenance.

Commissioners asked about road maintenance, parking, emergency access and whether the private roads would burden the county in future. Erickson said the project has equipment and an on‑site maintenance plan; Grama said the plan complies with fire‑access standards and that staff walked the site with fire officials. Following public comment with no opposition, the board voted 3‑0 to direct staff to prepare a resolution approving the major amendment and rezoning to allow permanent dwellings. The resolution will return to the board for formal adoption.