Proposed campsite on Route 611 faces pushback

The Pine Shores Golf Course on Route 611, just north of Assateague Island, has been closed since 2010, but that's not to say the land it's on is any less valuable.

The land was purchased for development to be used as a campground by Todd Burbage and the Blue Water Development Corporation, a commercial real estate company based out of Berlin which owns properties up and down Delmarva, including the Commander Hotel in Ocean City, Sunset Beach Resort in Cape Charles and Bethany Beach Ocean Suites in Bethany.

However, since the land was purchased and it was made public Burbage wishes to convert the land into a campground, there has been push back from residents who live along Route 611.

"We just don’t think this is the type of development should be in this neighborhood," said Joan Jenkins, who lives along Route 611. "The comprehensive plan says Route 376 down Route 611 to the park is a scenic route and should remain so."

At a public meeting held at the Ocean Pines Library on Dec. 28, individuals opposed to the proposed campsite met to discuss the future of the property.

Donald Bounds, who lives along Route 376 close to the proposed campsite, said his main concern is the traffic and the safety hazards the campsite would cause for both motorists and pedestrians.

"The impatient person behind them will drive down the shoulder," he said. "If they allow this campground, people coming from Assateague who want to get into the campground will pass them on the right and that creates a bad situation safety wise."

However, those who are proposing the campsite feel as if the safety dangers are unfounded.

BACKGROUND: Meeting planned to discuss future campgrounds on Route 611

Hugh Cropper, the attorney representing Todd Burbage and the Blue Water Development Corporation, said the use of the property as a campground would be productive and the traffic concerns are misplaced.

"The property formally was a golf course, it operated as a golf course," he said. "A golf course like that does 30,000 rounds of golf a season. Of all the uses for this property, the campground will have the least amount of traffic."

Cropper said the campsite would have between 275 and 300 campsites and not all of the sites will be designated for RVs and other such vehicles.

He said the property will have 150 sites for RVs and many of the RVs will be there for the entire season and for a week minimum.

"If you are only talking about 150 RV sites that’s not a lot of traffic," he said.

He added 25 percent of the sites can be designated as cabins and there will be primitive campsites on the property, as well.

Before the project moves any further, it must be taken to zoning commission because the property is currently listed as estate and would have to be listed as A-2, meaning the land can be used for agricultural use such as a campsite.

Bob Mitchell, the Director of Environmental Programs for Worcester County, said his office has received three applications from Blue Water Development Corporation regarding the use of the land.

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"There are three applications," he said. "Two are processed by my office and the other one is processed by the the zoning commission."

The transfer of the land from estate zoning to A-2 zoning has Jenkins concerned.

She said she wants people to follow what is on the comprehensive plan and the area is designated as a critical area, meaning the land is a critical environmental area.

"I’m all for tourism — that’s how everyone makes their money here," she said. "I think it’s great but … this road is supposed to be rural and coastal in nature."

She said she is concerned the land is being overused and would be unable to handle the large amount of traffic coming into the area.

"When the comprehensive plan was done in 2006, they said Route 611 in the summer is reaching nearing impact category," she said. "Well, 10 years later, I would say it’s impacted."

However, Cropper said the land will not adversely impact the environment.

He said he the campsite will not be visible from neither the road nor Ayres Creek and it will be closed for five months during the winter.

"It will be connected to the public sewer and drain fields nearby will be removed," he said. "There will be no runoff in the creek. It will be on a public sewer. We are running a sewer line that people who live along the creek can tap into, as well."

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All proper steps are being taken to ensure the campsite complies with the zoning policy, Cropper added.

Mitchell said his office has received the permit for the campground to be built into the Coastal Bay Critical Areas, however, he is unsure of when the process will move forward.

"It’s just the start of a long journey," Mitchell said. "They need to go to board of zoning appeals."

Despite this, Bounds and Jenkins are both concerned the rezoning of the land sets a dangerous precedent for further land use in Worcester County.

Bounds added he is sure if the campground is built, it will push all the wildlife away from the area.

"It’s not the resident’s vision, and it shouldn’t be the county’s vision, or the planning commission’s vision," he said.

Jenkins said she is hopeful the Worcester County Commissioners will realize the project will impact people who use the creek as a retreat.

"A lot of people are saying to me 'Ayres Creek, that’s my sanctuary,' and I’m afraid it will never be the same," she said. "It’s very pristine and should remain that way. I think it’s important to look at the whole picture."

As for what's next for the development of the proposed campsite, Cropper said it is still in the development stage.

He added there is no date set for taking the campsite to the zoning commission.

"We are more in a design and diligence phase," he said.

rghughes@dmg.gannett.com

On Twitter @hughesg19