Grays Peak BaseCamp — RV Spots

30 Class B RV pads with progressive utility build-out + shuttle service

Plan B executes efficiently: 30 RV pads optimized for winter ski corridor traffic and summer trailhead basecamp, paired with a shuttle service to Grays & Torreys Peaks that directly implements the county's preferred visitor-management strategy. Dry parking launches in Phase 0 (20–25 spots, Weeks 1–4 post-approval), electric hookups in Phase 1a (weeks 5–16), full water/sewer in Phase 1b (weeks 17–24). Phase 2 adds remaining 5–10 spots in woodland. Revenue begins immediately; capex spreads across phases, reducing upfront funding pressure. Shuttle service (May–Oct) strengthens county CUP approval case and generates ancillary revenue.

30 RV pads with seasonal rate progression

Winter ski corridor: Zero competition for full hookups between Denver and Breckenridge

Winter thesis: Ski resorts (Loveland, A-Basin, Keystone, Copper, Breck) draw 500k+ visits annually. Every visitor who brings an RV or rents a Class B van currently has zero hookup options on the corridor. Most winterize in Denver or drive to Montrose (2 hours south). The Siding at Exit 221 becomes the only overnight with heat, power, and breakfast on the I-70 ski corridor.

Summer thesis: Grays & Torreys see 11,889 vehicles annually via the Stevens Gulch study. 70% are day-hikers, but 25–30% seek overnight basecamp parking. Current options: free BLM dispersal (overcrowded, no facilities) or hotel in Boulder (expensive, 45 min drive). The Siding offers 30-minute approach and hot shower post-hike.

✅ Shuttle Service: Solving County's Documented Parking Crisis

The county's problem: 908-car peak days overflow onto Stevens Gulch Road (1.5-mile walk from trailhead). Clear Creek County's Blueprint 2.0 identifies this as a critical visitor-management gap.

Our solution: Shuttle service to Grays & Torreys trailhead (May–Oct) includes 40-car dedicated parking lot (shuttle riders only). This directly implements the county's own preferred intervention (Gluckin Report, "Scenario 3: Shuttle Service").

Why it matters for approval: This shifts the CUP narrative from "commercial RV park" to "community solution." County partnership = stronger approval odds, streamlined permitting, reduced neighborhood opposition. Shuttle is ancillary revenue (~$20–25k/season), but it's the regulatory ace.

For guests: Free/low-cost parking in a safe lot (vs. 1.5-mile walk from overflow) + guided shuttle + Station House cafe. Better experience, lower impact.

Seasonal rates and occupancy expectations

Booking model: 30-night founder passes ($3,000–4,500 blended rate) pre-fund capex. Day/weekly bookings follow. Station House cafe includes breakfast (cost: $6–8/person, margin: 40–50%).

RV Park CUP approval path: 20–22 weeks, conditional gates known in advance

County review gates: Pre-app meeting (weeks 1–2) confirms zoning feasibility, setbacks, and traffic impact. CUP application filed week 3. Typical approval timeline: county staff review (weeks 4–8), neighbor comment period (weeks 9–10), board hearing (week 11), approval or revision (week 12). Design refinements / appeals may extend to week 16–22.

Critical condition gates:

• County partnership for visitor management (proposed county shuttle program — if approved, adds credibility and visitor tracking).
• Wildlife corridor preservation (minimum 50-ft setback from elk migration route; our site clears this).
• Stormwater mitigation (retention pond or French drain system; capex ~$30–50k, included in Phase 1a).
• Emergency access (second gate to county road; coordinates with fire department; ~$15k).

All gates confirmed feasible in preliminary regulatory deep-dive; no deal-breakers flagged.

Revenue-first phasing: Open Phase 0 in Month 6 (pending county CUP approval)

Permitting gating: Phase 0 capex begins Week 23, but CUP approval (Weeks 1–20) is the critical path. Shuttle integration strengthens approval narrative; estimated timeline to opening: Month 6 (Week 23+) from land close.

Revenue start: Phase 0 opens by Month 6 at $45/night dry-park rate, capturing 25–40 bookings/month and $1.8–2.2k monthly revenue. Electric hookup (Phase 1a, Month 7–9) enables winter season demand; full hookup (Phase 1b, Month 10–12) captures premium summer rates. Phase 2 (Month 12+) adds remaining 10–15 spots and permanent facilities.

Plan B financial profile: Lower capex, faster breakeven, reduced operational risk

Note: All capacity and financial figures reference PLAN_B_CONFIG at top of page — update there to recalculate site-wide.

30-night founder passes reduce upfront capex pressure

Founder passes: Single $30,000 lifetime pass for 30 nights per year across all utility tiers (dry, electric, full hookup). Lock in your preferred rate at purchase and never expires; fully giftable. Founder perks include priority booking windows (3-day advance), members-only discount on cafe/amenities, lifetime transferability, and recognition in the Station House founders wall.