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Commission recommends conditional use approval for Camp Kaya conversion to cabins
Summary
The planning commission recommended approval of a conditional-use application from Camp Kaya JD LLC to convert glamping sites into 45 non-combustible cabin units and related resort uses, after applicants described phased construction and on-site fire-flow water systems.
The Kane County Planning Commission voted May 13 to recommend approval of a conditional-use application submitted by Camp Kaya JD LLC to reconfigure an approved glamping site into 45 cabin units (60 bedrooms total) on Parcel 2-5-33-1.
Staff and the applicants told commissioners the proposal replaces canvas-style glamping coverings with non-combustible construction (steel and concrete) and would be phased so that vertical construction in each phase would not proceed until utilities serving that phase were installed, inspected and approved. “All the infrastructure, all the trenches, everything has to be passed any point where they're doing non-combustible construction,” staff told the commission, adding that certificates of occupancy would not be issued until utilities are installed to each building area.
Commissioners pressed the applicant on fire protection and phasing. The applicant said the site will be supplied by an on-site water system with hydrants meeting minimum flow requirements—“Most of them are are flowing about 1,800 to 2,000 gallons a minute, minimum of 1000 gallons a minute,” the applicant said—and that the developer will contribute more than $500,000 toward the local special service district’s water infrastructure and equipment.
The applicant also said the back-of-house building footprint had been reduced from 11,200 square feet to about 5,300 square feet, a roughly 52% reduction, to minimize impacts. “So the original square footage of the backhouse building was 11,200 square feet… and now currently, we have moved stuff into the basement of the main building… and it is now under 5,300 square feet,” the applicant said.
After discussion and a site-visit report from commissioners, the commission moved to approve the conditional-use application; the motion passed on a voice vote. The commission forwarded its recommendation and the development agreement materials to the county commission for final action, noting the need for coordination on infrastructure and for standard conditions requiring inspections and compliance before occupancy.
