The Visioining Process - Critical Maintenance Issues
Written by Mike Swofford
Monday, 16 May 2011 02:11
Page 4 of 7
Critical Maintenance Issues
Whatever the outcome of the visioning process, there are several maintenance issues that must be addressed in order to continue the current operations of the camp. These are due to safety, access, health department mandates, or quality of program delivery. Because these projects can be considered mandatory, it is imperative that they be included as factors in any development plans for the property.
Last Updated on Tuesday, 24 May 2011 12:10
- Water infrastructure – The camp currently operates on two cisterns that provide limited drinkable water on the north and south ends of the camp proper. The Northern Kentucky General Health District, while accepting of this system, has recommended upgrading to a mechanically-managed treatment process. In 2007, the cisterns were temporarily condemned due to E. Coli infection, causing logistical problems for summer programs. Any substantial development of the camp will require connection to a city water line.
- Sewage and septic system upgrades -- Pit latrines throughout the camp are permissible under health code due to a grandfathered ordinance; however, any new construction of waste facilities will require more modern facilities. Shower facilities are to code due to an $11,000 expense in 2010 to replace a leach-field with a full septic system.
- Main road access – The main road leading into the camp proper from Hathaway Rd. is in general disrepair. The road suffers from drainage problems, potholes, and areas of rough passing. Temporarily relief of these issues has kept the road passable in recent years; however, this has been a $5000 a year operating expense to the camp. Full repair of the road would include excavation and replacement of multiple culverts passing beneath the road and laying of new gravel along the mile-long length. The minimum cost for this repair is estimated at $80,000, while a full re-grading and paving of the road may cost near $250,000.
- Bridge issue – A bridge leading from the parking area to the chapel, campfire, lodge, and main camping areas of the property may be at risk of collapse. Erosion around the bridge area is slowly uncovering the culverts designed to divert water. In flash-flood situations, water rises over the bridge, making the road impassible, making for safety and access issues. In addition, the bridge has no guardrails and is a hazard for larger vehicles. The bridge and culverts should be rebuilt and installed to specifications to enhance safety and accept increased access. The estimated cost to rebuild the bridge to an acceptable standard is $15,000.
- Kitchen upgrades – The current kitchen facility located in the lodge cannot operate to health code and is not prepared to handle the volume of campers for the current programs. The facility is essentially a residential kitchen, but must be licensed as a non-commercial food service operation. The equipment and design of the kitchen prevent it from being licensed. In 2010, the Northern Kentucky General Health District prohibited any food preparation in the kitchen for the NYLT program. If this program is to continue at Camp Michaels, the kitchen must be brought to code.
- New property designation and parking – The 70 acres added in 2007 allow for vehicle access to the far side of Gunpowder Creek. There is currently a rustic gravel road at the end of Dale Williamson Rd. leading to a flat area that has been used for parking. This area should be designated as a camp entrance and marked as Dan Beard Council property through signage. In addition, the parking area should be formally recognized through re-grading and spreading of gravel.