Campground owners

westernrvparkowner wrote:

clikrf8 wrote:
Actually, no mountain biking on our land but world class biking ¼ mile up the road. We only offered 4 rustic spots. We do provide a porta potty for day use. The trail head parking is a permitted use without a permit. We currently have an open space agriculture exemption for taxes but are thinking of going for open space recreation. I guess we need to discuss this with planning department. To get a csmpground permit, we need to put up $3250 for a permit fee then go before a hearing exsminer. This campground is neede as there are two state parks, one 20 miles away, 2 KOAs which are just as far and one RV park by the airport. Most mountain bikers are tenters or roof top tents or vsns. They dont want full service and they want close access to trails. The neighbors would be able to comment but are not that biker friendly except for a few. But, the biking is not going away. Also, the trails have raised their property values. I will contact planning and keep you updated.

It is our experience that tenters need and use the MOST services, since they don't have on board facilities. They need a place to poop, a place to shower and brush their teeth. They need a place to wash their dishes and dispose of their waste. They don't have cooking facilities, so they need to build fires, rain or shine. That means you have a constant threat of embers igniting the forest. They get the fuel (wood) for those fires by scavenging, meaning they have to roam from the designated area, and sometimes by cutting down your trees. For all your troubles, the tenters are accustomed to paying a rate considerably lower than RV sites. Unless you are just interested in subsidizing the mountain bikers because it is an activity you are passionate about, don't do it. It will NEVER be a profitable carefree enterprise.
I would also check and re-check with your attorney and insurance agent. Letting people stay on your property is a high risk, no reward proposition. Should something happen, either accidental or intentional, the fact you are doing it because you are a nice person isn't going to stop someone from suing you. Personally, I would have the requisite "No Tresspassing" erected immediately unless or until I got all the T's crossed and I's dotted. I am not nice enough or rich enough to accept the risks you are currently facing. Also you better have your attorney research and explain in detail the Open Space Designation protections. I think you will find that protection is full of loopholes, one of which is any improvements (campsite, toilet facilities etc.) would void that protection in those areas at a minimum and maybe across you entire property. Getting that designation may also restrict your ability to improve your property. In Montana, placing a conservation easement on your property is permanent, forever prohibiting subdividing, development or construction. I know several families who regret their ancestors granting those easements. The properties today would command millions of dollars as residential land (not dense subdivisions, but as 5 - 10 acre tracts) yet can be sold only for a small fraction of the actual value due to the restrictions.