HomeMy WebLinkAbout20242328.tiffRESOLUTION
RE: APPROVE APPLICATION FOR SMALL BUSINESS INCENTIVE PROGRAM AND
AUTHORIZE RELEASE OF ECONOMIC DEVELOPMENT TRUST FUNDS (TIER I) -
GASTOWN CAMPGROUND, LLC, C/O STEVEN BINGLEY
WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to
Colorado statute and the Weld County Home Rule Charter, is vested with the authority of
administering the affairs of Weld County, Colorado, and
WHEREAS, the Board has been presented with an Application for the Small Business
Incentive Program and a request for the Release of Economic Development Trust Funds (Tier I)
from Gastown Campground, LLC, do Steven Bingley, to the County of Weld, State of Colorado,
by and through the Board of County Commissioners of Weld County, on behalf of the Department
of Planning Services, with further terms and conditions being as stated in said application, and
WHEREAS, after review, the Board deems it advisable to approve said application, a copy
of which is attached hereto and incorporated herein by reference, and release the Economic
Development Trust Funds (Tier I), in the amount of $6,260.71, payable to Gastown Campground,
LLC, c/o Steven Bingley, to offset various impact fees incurred and previously paid by Gastown
Campground, LLC, c/o Steven Bingley.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of
Weld County, Colorado, that the Application for the Small Business Incentive Program and a
request for the Release of Economic Development Trust Funds (Tier I) from Gastown
Campground, LLC, c/o Steven Bingley, to the County of Weld, State of Colorado, by and through
the Board of County Commissioners of Weld County, on behalf of the Department of Planning
Services, be, and hereby is, approved.
BE IT FURTHER RESOLVED by the Board that Tier I Economic Development Trust
Funds, in the amount of $6,260.71, be, and hereby are, released and payable to Gastown
Campground, LLC, c/o Steven Bingley, to offset various impact fees incurred and previously paid
by Gastown Campground, LLC, do Steven Bingley.
cc :PL (ER/NNbA), FZ (cP/55/So), AGT(cD/KD)
04 /05/2-4
2024-2328
PL2290
APPLICATION FOR SMALL BUSINESS INCENTIVE PROGRAM AND AUTHORIZE RELEASE
OF ECONOMIC DEVELOPMENT TRUST FUNDS (TIER I) - GASTOWN CAMPGROUND, LLC,
C/O STEVEN BINGLEY
PAGE 2
The above and foregoing Resolution was, on motion duly made and seconded, adopted
by the following vote on the 4th day of September, A.D., 2024.
BOARD OF COUNTY COMMISSIONERS
WELD COU ADO
ATTEST: ` j :4
Weld County Clerk to the Board
BY: n'I . ► zk
APP
Deputy Clerk to the Board
ED AS
ounty Attorney '
Date of signature: gil5J Z4
Key' • Ross, Chair
Perry L. Bu¢t, Pro-Tem
Freeman
James
acne
2024-2328
PL2290
Con va a()11
BOARD OF COUNTY COMMISSIONERS
PASS -AROUND REVIEW
PASS -AROUND TITLE: Small Business Incentive Plan (SBIP) — Tier I — Gastown Campground, LLC
DEPARTMENT: Planning DATE: August 28, 2024
PERSON REQUESTING: Elizabeth Relford, Interim Planning Director
Brief description of the problem/issue:
The Planning Department has received a small business incentive program (SBIP) application from Steven Bingley
representing Gastown Campground, LLC. This small business operates a 10 -space Recreational Vehicle (RV)
Campground and is associated with USR23-0015, which was approved August 9, 2023.
Applicants are required to comply with the following SBIP criteria:
Gastown Campground, LLC is a small business operating in unincorporated Weld County at 44485 CR 29, Pierce, CO
80650 (parcel #055320100013) and is classified as a small business per the criteria of having 0-9 employees. The
owner/operator is the only employee.
Below is a breakdown of the fees that meet the criteria for reimbursement:
Land Use and Recording Fees:
Building Permit Fees:
EH Fees:
Public Works Fees:
Total
$83.00
$1,427.71
$1,200.00
$3.550.00
$6,760.71
According to the Small Business Application requirements, the business falls under Tier 1 and is eligible to receive up to a
$20,000 credit; however, the business is obligated to cover the first $2,500.00.
The Planning Services Director recommends approval of this Tier I application in the amount of $6,260.71 and
respectfully requests the approval to place on the Board's agenda for consideration.
What options exist for the Board? (include consequences, impacts, costs, etc. of options):
• Approve the request to place this contract on the next available BOCC agenda.
• Request a work session to discuss.
Recommendation:
Staff recommends approval to place this Tier I SBIP application on the next available BOCC agenda.
Approve Schedule
Recommendation Work Session
Perry L. Buck, Pro -Temp/
Mike Freeman, Chair
Scott K. James)16'
Kevin D. Ross /—
Lori Saine Vi a eaaa) I
Other/Comments:
2024-2328
c A-1 PL 12'90
Karla Ford
From:
Sent:
To:
Subject:
yes
Lori Saine
Lori Saine
Wednesday, August 28, 2024 11:00 AM
Karla Ford
RE: Please Reply - RUSH Pass Around Tier I SBIP Application - Bingley Gastown
Campground LLC
Weld County Commissioner, District 3
1150 O Street
PO Box 758
Greeley CO 80632
Phone: 970-400-4205
Fax: 970-336-7233
Email: Isaine@weldgov.com
Website: www.co.weld.co.us
In God We Trust
Confidentiality Notice: This electronic transmission and any attached documents or other writings are intended only for
the person or entity to which it is addressed and may contain information that is privileged, confidential or otherwise
protected from disclosure. If you have received this communication in error, please immediately notify sender by return
e-mail and destroy the communication. Any disclosure, copying, distribution or the taking of any action concerning the
contents of this communication or any attachments by anyone other than the named recipient is strictly prohibited.
From: Karla Ford <kford@weld.gov>
Sent: Wednesday, August 28, 2024 10:20 AM
To: Lori Saine <Isaine@weld.gov>
Subject: Please Reply - RUSH Pass Around Tier I SBIP Application - Bingley Gastown Campground LLC
Importance: High
This is a Rush PA. Please advise if you support recommendation and to have department place on the agenda.
Karla Ford R
MEMORANDUM
TO: Board of County Commissioners
FROM: Elizabeth Relford, Interim Planning Director
DATE: August 28, 2024
RE: SBIP — Gastown Campground, LLC
The Planning Department has received a small business incentive program (SBIP) application
from Steven Bingley representing Gastown Campground, LLC. This small business operates a
10 -space Recreational Vehicle (RV) Campground and is associated with USR23-0015, which was
approved August 9, 2023.
Applicants are required to comply with the following SBIP criteria:
1. The subject property is located in unincorporated Weld County.
2. The business shall hire at least 50% of their new workforce from Weld County.
3. The applicant must be the record owner of the property or a tenant.
4. A full-time employee works a minimum of 32 hours per week. The business may have a
combination of part-time employees that is the equivalent of at least one full-time
employee.
5. The program shall only apply to businesses with 25 or fewer employees at the time of
submitting an application.
6. The applicant is required to submit a business plan with the application.
7. The applicant is required to provide evidence of meeting with the Small Business
Development Center (SBDC) representatives and reviewing the business plan for the
applicant.
Gastown Campground, LLC is a small business operating in unincorporated Weld County at
44485 CR 29, Pierce, CO 80650 (parcel #055320100013) and is classified as a small business
per the criteria of having 0-9 employees. The owner/operator is the only employee.
The Small Business Incentive Plan was created by the County Commissioners to help offset land
use, building permit, septic, right-of-way, and impact fees associated with development. Below is
a breakdown of the fees:
Land Use and Recording Fees:
Building Permit Fees:
EH Fees:
Public Works Fees:
Total
$83.00
$1,427.71
$1,200.00
$3,550.00
$6,760.71
According to the Small Business Application requirements, the business falls under Tier 1 and is
eligible to receive up to a $20,000 credit; however, the business is obligated to cover the first
$2,500.00.
The Planning Services Director recommends approval of this Tier I application and respectfully
requests the County Commissioners authorize and release $6,260.71 from the Economic
Development Fund.
Page 1
Weld County
Small Business Incentive Program
Application
Notice: Prior to filling out the application, please review the Program Criteria and Process handout
regarding the program's eligibility requirements.
Program Purpose: Weld County has established a Small Business Incentive Program (BIP) which will provide
eligible businesses financial assistance to offset land use, building permit, and several impact fees. The program is
designed to reduce upfront capital outlay for small businesses located in unincorporated Weld County.
Application Instructions: This application must be filled out completely and signed. Attachments and exhibits may
be included. A cover letter that adequately explains the scope of the company's business model must accompany
the application
Application Date:
8/5/2024
1. Comoagy lnformatioq
Applicant Name: Gastown Campground LLC (Steven Bingley)
Mailing Address: 44485 CR 29 Pierce CO 80650
Telephone 7853751976
Email stevenbingley@hotmail.com
Fax:
Web Site:
2. Jncornoration Information (if aoulicabie(
Federal ID Number: 93-3520070
Type:
State:
Date of Incorporation:
3. Contact Person
Name & Title:
Mailing Address:
Telephone:
Fax
Email Address.
LLC
Colorado
9/20/2023
Steven Bingley
44485 CR 29 Pierce CO 80650
7853751976
stevenbingley@hotmail.com
4. Property informatioq
Parcel ID #: 055320100013
Property Address: 44485 CR 29 Pierce CO 80650
I Legal Description: PT S2NE4 20 8 06 LOT A RE 2085 (.70R)
Owner(s)/Tenant(s) Steven Bingley
5. product and/or Service Business activities involving the project site in unincorp. Weld County:
10 Space RV Campground
6. County assistance — Past & Present
Identify below past incentive assistance provided to the applicant by Weld County:
None
Identify below current requests by the applicant for any other assistance from Weld County:
None
7. Rosiness Plan Provide a brief overview of the proposed business in Weld County
See Attached
B. Workforce informatioq For the purpose of this application a full-time employee works a minimum of 32
hours per week. The business may have a combination of part-time employees that is the equivalent of at
least one full-time employee.
Current Employees:
Owner Operated Existing payroll (total number of filled and unfilled positions).
9. Job Location Verification At least 50% of the employer's workforce must reside in Weld County for a
period of one-year.
Certified Copy of Payroll: A business presently located in Weld County must provide a certified copy of its
payroll as of the date of the application.
Opened in June 24...No Employees. 1 Owner/Operator
10. s$DC Verification The applicant shall consult with the Small Business Development Center prior to
receiving funds. The applicant shall attach a copy of an affidavit signed by the Director of the SBDC or
his/her designee. The SBDC contact information is:
Mail: 902 7th Avenue
Greeley, CO 80631
Website: http://www.neeccosbdc.org
Phone. (970)352-3661
11. Questions & Assistance
Weld County Department of Planning Services: The application will be processed by the Direulur of
Planning Services. The Director may contact the applicant for clarification regarding the application or to
request additional information during the review process. If the application is approved, the Director
will contact the business when preparing the agreement and when scheduling the agreement for action by
the Weld County Board of Commissioners. The applicant is encouraged to contact the Director of Planning
Services to request assistance with the program requirements and with filling out the application. The
Director can be reached by the following methods.
Applications can be mailed, faxed or e -mailed to the Department of Planning Services:
Mail: Weld County Department of Planning Services
Attn: Planning Director
1402 North 17T" Avenue
P.O. Box 758
Greeley, CO 80631
Phone: (970) 400-6100 Fax: (970) 304-6498 Email:eretlxrd(a/weld eov
REMINDER: The application may be delayed If It is incomplete,
unsigned or lacks required documentation.
All documents provided to Weld County are subject to the Public Records Act, State of Colorado.
12. Authorized Signature: The signature appearing below must belong to an employee of the
company who is authorized to sign the application on behalf of the company.
I attest to the accuracy of the information which is provided dehereinabove.
Steven Bingley /�i''
Owner
(signature)
Steven Bingley
8/5/24
(title)
(print name) (date)
Resources from Your Appointment with the SBDC
Daniel Garcia <daniel@eastcoloradosbdc.com>
Wed 6/19/2024 12:16 PM
To:stevenbingley@hotmail.com <stevenbingley@hotmail.com>
l 2 attachments (3 MB)
Colorado Businesss Resource Book.pdf; Value Proposition Canvas.pdf;
Hi Steven,
It was great talking with you this morning about your business.
Here are the resources that I mentioned during our call:
Colorado Business Resource Book
o Marketing section begins on page 50
o PDF Attached
Value Proposition Canvas
o This can help you define a customer profile and see the value that you create for them. This tool
can help you target your marketing
o PDF Attached
o More info about Value Proposition Canvas here.
Startup Colorado Funding Database
o This tool includes some of the grants and loans that are available.
My Appointment Link
o Please feel free to schedule follow-up appointments as needed.
I look forward to meeting with you again once we are a bit closer to winter. Please feel free to email me if you
have any questions or need anything in the meantime.
Have a great day!
Daniel
BUSINESS CONSULTANT
EAST COLORADO SBDC
c,Dan.a
Region 8 Excellence & Innovation Awordee
The Colorado SBDC is a Nationally Accredited Program
Dlrect 19 701 34 2-4 44 5 Mailing: 50120th St. Kepner Hall Campus Box 128 Greeley, CO 80639
Hosted by the Monfort College of Business at UNC
www. EastColaadoSBOC.com
Business Officially Opened in June of 2024
Updated 8/5/2024
Gastown Campground LLC
44485 CR 29
Pierce, Co 80650
Business Plan
Industry Overview
Studies show the campground and RV park industry has enjoyed stable growth in recent
years. In 2018 alone, 44 million went camping in the United States. The industry is largely
driven by travel -related trends, as trips to campgrounds and RV parks are viewed as cost-
efficient alternatives to traditional vacations. Going forward, increasing fuel prices and an
appreciating dollar are expected to affect industry growth. On the other hand, improvements
in the broader economy of the United States, as well as an aging population, will support
the growth of revenue for this industry.
The campgrounds and RV parks industry is indeed a very large industry and pretty much
thriving in all parts of the world especially in developed countries such as United States of
America, Canada, United Kingdom, Germany, Australia and Italy.
Statistics show in the United States of America alone, there are about 14,031 licensed and
registered campgrounds and RV parks of making in excess of $6 billion annually. A recent
report published by IBISWORLD shows that the campground and RV park industry has
expanded steadily, with revenue expected to increase at an annualized rate of 2.3 percent
over the next five (5) years.
In recent time, the campgrounds and RV parks industry has experienced revenue growth,
despite many families being time strapped. While the industry contended with mounting
competition from alternative leisure activities, such as bouncing castle, gym and fitness
centers and cinemas, many operators generated industry revenue growth based on
convenience.
In the coming years, the industry revenue is forecast to grow as family entertainment
centers such as campgrounds and RV parks will continue to enhance their product
portfolios to attract families, despite their reduced leisure time
Over and above, starting a campground business in the United States of America can be
stressful, it requires enough cash to acquire land large enough to accommodate the kind of
facility that can comfortably attract families, religious organization and corporate
organizations and also cash required to equip the facility to meet the standard expected by
campers. But that does not rule out the fact that the business is profitable.
Executive Summary
Gastown Campground is a standard, well-equipped campground and recreational facility
located in an agricultural area on the outskirts of Pierce, Colorado.
Business Officially Opened in June of 2024
Updated 8/5/2024
Our goal is to ensure our customers and community in Northern, Colorado have a facility
which is highly suitable for family recreation and camping. We plan to offer affordable
temporary housing solutions for people transitioning to Colorado as well as a year-round
camping experience for families.
We have successfully purchased a 30 -acre parcel in Weld County near Pierce, CO where
we have built our permanent residence and plan to dedicate a significant portion of the
property to building a campground with recreational activities and agricultural experiences.
Gastown Campground, LLC will always demonstrate our commitment to sustainability, both
individually and as a business, by actively participating in our communities and integrating
sustainable business practices wherever possible.
Gastown Campground, LLC is a registered family business owned and managed by Steve
Bingley. Steve Bingley is a United States Army combat veteran and will apply the same
work ethic and attention detail to the campground as he did serving the United States of
America.
Our Services and Amenities
Gastown Campground, LLC is in the campground business to provide a camping and
recreational facility for the community and fill a need for temporary living. We plan to offer
an affordable, clean, family -oriented experience open to everyone.
We plan to offer the following at Gastown Campground:
• 10 RV sites with the potential to expand
• Shower and laundry facilities
• Picnic area with playground
• Dog park
• Event building/area
• Farm tours
Periodic activities for the community (i.e. 5k runs, sporting events, livestock displays
etc.)
Our Vision Statement
Our vision of starting Gastown Campground is to contribute to our community in Northern
Colorado. Our facility will be highly suitable for family recreation and camping. We will offer
affordable temporary housing solutions for people transitioning to Colorado as well as a
year-round camping experience fur families
Our Mission Statement
Our mission is to create a movement in the community that supports total engagement of
families and groups in fun filled camping and recreational activities. We strive to make every
visitor feel at home.
Business Officially Opened in June of 2024
Updated 8/5/2024
Our Business Structure
Gastown Campground, LLC is a family owned and operated small business. Our goal is to
maintain a small family campground. Steven Bingley will operate the campground and
contract services on an as needed basis.
As the Owner/Operator Steve Bingley will be responsible for the following:
• Executive Decision Making
• Camping Facility Management
• Administrative Functions
• Accountant / Cashier
• Marketing and Sales
• Customer Care / Front Desk Operations
• Cleaning
Campground Business Plan — SWOT Analysis
We are aware there are competitors/obstacles in the campground and RV park industry
which is why we took our time to conduct an effective SWOT analysis before investing our
hard-earned money into the business.
The SWOT analysis revealed the following:
Strengths:
1. We are located within commuting distance of a dense population base
2. There is a need for temporary RV living given the population/construction boom
3. Our investment is small, and we can afford to fail
Weakness:
1. Oil and Housing Markets in Northern Colorado are volatile
2. The campground is off a county road, not a major highway
3. We are situated across from a gas plant
4. There are two RV parks in a 10 -mile radius
Opportunities:
We are within commuting distance of a rapidly growing, densely populated area that
has projected needs for camping during events (i.e. Cheyenne Frontier Days,
Colorado National Sports Park, Budweiser Event Center, etc.)
Threat:
Some of the threats that are likely to confront our campground are: unfavorable
government policies, inclement weather, demographic / social factors, downturn in
the economy which is likely going to affect consumers spending and lastly, the
emergence of new competitors within the area.
Business Officially Opened in June of 2024
Updated 8/5/2024
MARKET ANALYSIS
Market Trends
The campground and RV park industry has indeed benefited from recent marketing
campaigns which are targeted towards encouraging people to participate in
recreational activities and camping, as well as consumer trends toward healthy
living.
Going forward, many people who are part of the aging generation are expected to
make use of camping and recreation facilities in their communities. Customers of
campgrounds and recreation centers are anticipated to increasingly migrate to less
expensive options. The trend in the campground and RV park industry is such that a
well-equipped, affordable, conveniently located facility will enjoy high patronage.
As our facility learns and grows will tailor our business practices for success. It is
vital for any business to adapt and improve over time. Our plan is to start a small
affordable campground and continuously re -invest to improve our product.
Our Target Market
The target market for our campground cuts across people from different
backgrounds. The fact people visit campgrounds and recreational facilities for
various reasons makes marketing the business interesting. Gastown LLC will work
towards providing services, facilities, and an environment that will appeal to our
target market.
The potential customers in our target market include, but are not limited to:
• Travelers / Tourists / Event Goers
• Temporary Residents / People Transitioning to/from Northern Colorado
• Clubs / Corporate Organizations
• Seasonal Workers
Our Competitive Advantage
A close study of the campground and RV park industry reveals the market
has become much more intensely competitive over the last decade.
Gastown Campground is strategically located near a densely populated area
in Northern Colorado.
We are a small, family operated, campground. The owners will live on the
property and be intimately involved with every detail of the business.
Our business model is flexible based off customer demand.
Business Officially Opened in June of 2024
Updated 8/5/2024
SALES AND MARKETING STRATEGY
Our marketing strategies will be consistent throughout the marketing mix and we will take
into consideration product improvement, promotion, and price. As part of our sales and
marketing strategies, we will pay attention to the promotion of our campground to appeal to
our target customer base.
Our selling proposition is we are conveniently located and affordable. Parts of the marketing
and sales strategies we will adopt are:
Open our campground and recreational facility with a grand opening celebration.
Promote our campground and recreational facility online via our official website and
all available social media platforms.
Delivering consistent customer experiences to all our members; making our first
impression count positively to those making use of our campground and recreational
facility.
Offer discounts for military and other organizations.
Sources of Income
Gastown Campground will earn revenue primarily by renting campsites (daily, weekly, and
monthly rates). Additionally, revenue may be generated by the laundry/shower facility,
event/recreational space rental, and storage options.
Sales Forecast
It is important to state that our sales forecast is based on the data gathered during our
feasibility studies.
In year one (1) we plan to have 10 full -service RV sites operational. Our projection has our
campground at 50% capacity for the year. Our projected rates in year one are: $720
monthly, $250 weekly, and $40 daily. Each year we hope to increase in occupation
capacity 10%. At the end of year three (3) an evaluation will be made on expansion.
• First Fiscal Year: $48,000
• Second Fiscal Year: $57,600
• Third Fiscal Year: $67,200
** This projection is done based on what is obtainable in the industry. Please note the
above projection might be lower and at the same time it might be higher.
• Our Pricing Strategy
Our pricing system is base on the average price competitors charge in the immediate area.
Our plan is to coexist and operate in unity with nearby campgrounds. We are a small
campground seeking a small piece of a vary large market.
Business Officially Opened in June of 2024
Updated 8/5/2024
• Payment Options
Since niir campground is small, we will offer a variety of payment options (i.e. cash, check,
credit card, Venmo, PayPal, etc.)
Publicity and Advertising Strategy
We will post a tasteful sign identifying our campground in front of the property. We plan to
periodic advertise on social media platforms and our website.
Start — Up Expenditure (Budget)
Costs ($320,0001
The total cost of building 10 campsites (electrical, septic, water, permits, and
landscaping) — $300,000.
• Legal expenses for obtaining licenses and permits — $6000.
• Insurance (general liability, property casualty) coverage at a total premium of $1500.
• Marketing/Website - $1,000
• The cost of accounting software— $250
• Operational costs for the first 3 months— $4,000
• The cost for our grand opening party — $1,000
• Additional Expenditure (Expenses, Signage) — $1,000
Startup Capital for Bingley Properties, LLC ($350,000)
• Loan $250,000
• Savings $100,000
Sustainability and Expansion Strategy
Gastown Campground will start with 10 full -service RV sites for the first three (3) years.
During this period all revenue will be allocated towards paying off the startup loan and
reinvested into the campground. At the three (3) year mark an expansion strategy will be
explored.
Business Officially Opened in June of 2024
Updated 8/5/2024
Checklist! Milestone
• Business Name Availability Check: Completed
• Business Registration: Completed
• Opening of Corporate Bank Account Completed
• Application and Obtaining Taxpayer's ID: Completed
• Application for business license and permit: Completed
• Conducting Feasibility Studies: Completed
• Acquiring land and building the facility: Completed
• Generating capital: In Progress
• Writing of Business Plan: Completed
• Establishing business relationship with key stakeholders in the industry: In Progress
• Site Plan: Completed
• Permits: Completed
• Insurance: Completed
• Health and Safety and Fire Safety Arrangement (License): Completed
• Drafting of Contract Documents and other relevant Legal Documents: Completed
• Opening Payment Platforms: Completed
• Design of The Company's Logo: Completed
• Graphic Designs/ Marketing: In Progress
• Creating Official Website for the Company: In Progress
GASTOW N
CAMPGROUND
Open as of June 8, 2024
10 Pull-Thru RV Spaces
Rates
• $720 Monthly (No Sales Tax)
• $250 Weekly (Plus Sales Tax)
• $40 Daily (Plus Sales Tax)
*Water/Electric/Sewer/Trash Included
*Free Laundry and Internet
*10% First Responder/Military Discount
44485 Weld County Road 29
Pierce, Co 80650
For More Information Call or Text
785-375-1976
GASTOWN CAMPGROUND, LLC
44485 Weld County Road 29, Pierce, CO 80650
Call or Text 785-375-1976 (Steve Bingley)
RESOLUTION
RE: APPROVE SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT, USR23-0015, FOR A CAMPGROUND (UP TO TEN [10] RV SPACES)
OUTSIDE OF SUBDIVISIONS AND HISTORIC TOWNSITES IN THE
A (AGRICULTURAL) ZONE DISTRICT - STEVEN AND KATHERINE BINGLEY
WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to
Colorado statute and the Weld County Home Rule Charter, is vested with the authority of
administering the affairs of Weld County, Colorado, and
WHEREAS, the Board of County Commissioners held a public hearing on the 9th day of
August, 2023, at the hour of 10:00 a.m., in the Chambers of the Board, for the purpose of hearing
the application of Steven and Katherine Bingley, 44485 County Road 29, Pierce, Colorado 80650,
for a Site Specific Development Plan and Use by Special Review Permit, USR23-0015, for a
Campground (up to ten [10] RV spaces) outside of subdivisions and historic townsites in the
A (Agricultural) Zone District, on the following described real estate, being more particularly
described as follows:
Lot A of Recorded Exemption, RE -2085; being part
of the S1/2 NE1/4 of Section 20, Township 8 North,
Range 66 West of the 6th P.M., Weld County,
Colorado
WHEREAS, at said hearing, the applicants were present, and
WHEREAS, Section 23-2-230 of the Weld County Code provides standards for review of
said Use by Special Review Permit, and
WHEREAS, the Board of County Commissioners heard all of the testimony and
statements of those present, studied the request of the applicant and the recommendation of the
Weld County Planning Commission and all of the exhibits and evidence presented in this matter
and, having been fully informed, finds that this request shall be approved for the following reasons:
The submitted materials are in compliance with the application requirements of
Section 23-2-260 of the Weld County Code.
2. The applicant has demonstrated that the request is in conformance with
Section 23-2-230.B of the Weld County Code as follows:
A. Section 23-2-230.B.1 — The proposed use is consistent with Chapter 22
and any other applicable Code provisions or ordinance in effect.
1) Section 22-2-30.C states: "Harmonize development with
surrounding land uses." The proposed campground is located
approximately 750 feet from the nearest residence and is near an
existing gas plant. A Screening Plan has been submitted and is
required as a Condition of Approval and a Lighting Plan has been
submitted. The facility will be required to adhere to residential noise
CC:PLCTV/NN/C /K.,) CRO4-), APRL.
o /t4 /23
2023-2204
PL2882
SPECIAL REVIEW PERMIT (USR23-0015) - STEVEN AND KATHERINE BINGLEY
PAGE 2
limits. The application indicates quiet hours for residences will be
enacted from 10:00 p.m. to 6:00 a.m.
2) Section 22-2-30.C.1 states: "Transition between land use types and
intensities with buffers. Uses that are incompatible with existing
uses must be able to mitigate conflicts." A Screening Plan is
required as a Condition of Approval. A Lighting Plan has been
submitted with a photometric plan that indicates the lighting
associated with the facility will have no impacts on adjacent
residences and properties. A Development Standard is proposed
that requires the campground to adhere to the residential noise
standard, delineated in the Colorado Revised Statutes.
B. Section 23-2-230.B.2 — The proposed use is consistent with the intent of
the A (Agricultural) Zone District.
1) Section 23-3-10 — Intent, states: "Agriculture in the County is
considered a valuable resource, which must be protected from
adverse impacts resulting from uncontrolled and undirected
business, industrial and residential land uses. The A (Agricultural)
Zone District is established to maintain and promote agriculture as
an essential feature of the County. The A (Agricultural) Zone District
is intended to provide areas for the conduct of agricultural activities
and activities related to agriculture and agricultural production, and
for areas for natural resource extraction and energy development,
without the interference of other, incompatible land uses."
2) Section 23-3-40.B lists Campgrounds as a Use by Special Review
outside of subdivisions and historic townsites in the A (Agricultural)
Zone District. This Section, in essence, supports the proposed
USR, as the commercial campground does not interfere with
agricultural activities or other Use by Right activities.
C. Section 23-2-230.B.3 — The uses which will be permitted will be compatible
with the existing surrounding land uses. The adjacent lands consist of
pastures, crops, and residences, along with a gas plant (within the
municipal limits of Pierce) located to the east. The closest residence is
about 1,300 feet to the west. Four (4) USRs are located within one (1) mile
of the site: USR18-0079 (115 kV Electrical Line), USR18-0080 (greater
than 12 -inch natural gas line — gas line connects to the existing gas plant),
USR-1183 (gas line), and SUP -377 (hog farm for up to 4,000 pigs).
SUP -377 appears to no longer be in operation. Notice was sent to six (6)
SPOs and no correspondence or phone calls were received regarding the
application. The Conditions of Approval require that a Screening Plan be
approved and that the proposed facility adhere to the residential noise
standard. The Conditions of Approval and Development Standards will
assist in mitigating the impacts of the facility on the adjacent properties and
ensure compatibility with surrounding land uses and the region.
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SPECIAL REVIEW PERMIT (USR23-0015) - STEVEN AND KATHERINE BINGLEY
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D. Section 23-2-230.6.4 — The uses which will be permitted will be compatible
with future development of the surrounding area, as permitted by the
existing zoning, and with the future development, as projected by
Chapter 22 of the Weld County Code and any other applicable code
provisions or ordinances in effect, or the adopted Master Plans of affected
municipalities. The site is not located within a Coordinated Planning
Agreement (CPA) boundary but is located within the three (3) mile referral
area of the Town of Pierce, whose municipal limits are east of and adjacent
to the property. There is a gas plant in this location, which is on land
designated as I-1 (Light Industrial), with the area to the south and east
designated as A (Agricultural). The Town of Pierce, in their referral
comments dated April 26, 2023, stated they had concerns with the
proposed use being adjacent to the Town of Pierce, requested clarification
on who would be living on the site, and requested a copy of the Code of
Conduct for the proposed RV park. The applicant provided a response
stating the intent of the project is to provide short-term (120 days or less)
affordable housing alternatives for military members and others
transitioning to, and from, the area. They also provided a draft Code of
Conduct outlining the conditions of RVs staying at the site, which include
safety guidelines, quiet hours, etc.
E. Section 23-2-230.B.5 — The application complies with Chapter 23,
Articles V and XI, of the Weld County Code. The property is not within the
Geologic Hazard Overlay District, a Special Flood Hazard Area
Greeley -Weld County Airport Overlay District, Historic Townsite Overlay
District or Municipal Separate Storm Water Sewer System (MS4) area.
Building Permits issued on the lot will be required to adhere to the fee
structure of the County -Wide Road Impact Fee, County Facility Fee, and
Drainage Impact Fee Programs.
F. Section 23-2-230.6.6 — The applicant has demonstrated a diligent effort to
conserve prime agricultural land in the locational decision for the proposed
use. The proposed facility is located on approximately 30.9 acres
delineated as "Farmland of Statewide Importance", "Prime Farmland if
irrigated", and "not prime farmland", according to National Resource
Conservation Service Soils Report for this property. The facility is to be
located on approximately three (3) acres on the north end of the property
and will mainly occupy land identified as "not prime" and "prime if irrigated".
The property is not under crop production and is not irrigated.
G. Section 23-2-230.B.7 — The Design Standards (Section 23-2-240, Weld
County Code), Operation Standards (Section 23-2-250, Weld County
Code), Conditions of Approval and Development Standards can ensure
that there are adequate provisions for the protection of the health, safety,
and welfare of the inhabitants of the neighborhood and County. The
proposal has been reviewed by the appropriate referral agencies and it has
been determined that the attached Conditions of Approval and
Development Standards ensure that there are adequate provisions for the
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SPECIAL REVIEW PERMIT (USR23-0015) - STEVEN AND KATHERINE BINGLEY
PAGE 4
protection of the health, safety and welfare of the inhabitants of the
neighborhood and county and will address and mitigate impacts on the
surrounding area with the operation of this facility.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld
County, Colorado, that the application of Steven and Katherine Bingley, for a Site Specific
Development Plan and Use by Special Review Permit, USR23-0015, for a Campground (up to
ten [10] RV spaces) outside of subdivisions and historic townsites in the A (Agricultural) Zone
District, on the parcel of land described above, be, and hereby is, granted subject to the following
conditions:
1. Prior to recording the map:
A. The applicant shall acknowledge the comments of the Weld County Oil and
Gas Energy Department, as stated in the referral response, dated April 7,
2023. Written evidence of such shall be submitted to the Weld County
Department of Planning Services.
B. The applicant shall acknowledge the requirements of the Division of Water
Resources, as stated in the referral response, dated April 24, 2023. Written
evidence of such shall be submitted to the Weld County Department of
Planning Services.
C. An On -site Wastewater Treatment system (OWTS) is required for the
campground and shall be installed according to the Weld County OWTS
Regulations. Submit documentation to the Department of Public Health and
Environment, indicating OWES Permit #SP -2300004, has received final
approval.
D. A Screening Plan that screens the site from the SPOs and rights -of -way
shall be submitted, for review and acceptance, by the Department of
Planning Services. The Plan shall address screening along the west side
of the proposed facility. If the facility is to be a screened by a fence — the
fence shall be opaque, and the type of fencing shall be identified. Slats on
chain -link fencing is not an acceptable screening material.
E. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR23-0015.
2) The attached Development Standards.
3) The map shall be prepared in accordance with Section 23-2-260.D
of the Weld County Code.
4) The applicant shall delineate on the map the trash collection areas.
Section 23-2-240.A.13 of the Weld County Code addresses the
issue of trash collection areas.
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5) County Road 29 is a paved road and is designated on the Weld
County Functional Classification Map as an arterial road, which
requires 100 feet of right-of-way at full buildout. The applicant shall
delineate and label the future and existing right-of-way (along with
the documents creating the existing right-of-way) and the physical
location of the road on the site map or plat. All setbacks shall be
measured from the edge of the right-of-way. This road is maintained
by Weld County.
6) The applicant shall show and label the existing permitted access
onto County Road 29, the approved access width, and the
appropriate turning radii on the site plan.
7) The applicant shall show and label the entrance gate, if applicable.
An access approach that is gated shall be designed so that the
longest vehicle (including trailers) using the access can completely
clear the traveled way when the gate is closed. In no event shall the
distance from the gate to the edge of the traveled surface be less
than 35 feet.
8) The applicant shall show and label the accepted drainage features.
Stormwater ponds should be labeled as "Stormwater Detention,
No -Build or Storage Area" and shall include the calculated volume.
9) The applicant shall show and label the approved tracking control on
the site plan.
10) The applicant shall show and label the parking and traffic circulation
flow arrows showing how the traffic moves around the property.
11) The map shall delineate the landscaping and screening, in
accordance with the accepted Landscape and Screening Plan.
12) The map shall delineate the on -site lighting, in accordance with the
accepted Lighting Plan.
13) All signs shall be shown on the map and shall adhere to Chapter 23,
Article IV, Division 2 of the Weld County Code.
14) The map shall delineate the parking area for the vendors,
customers and/or employees.
2. Upon completion of Condition of Approval #1 above, the applicant shall submit
one (1) electronic copy (.pdf) of the map for preliminary approval to the Weld
County Department of Planning Services. Upon approval of the map the applicant
shall submit a Mylar map along with all other documentation required as Conditions
of Approval. The Mylar map shall be recorded in the office of the Weld County
Clerk and Recorder by the Department of Planning Services. The map shall be
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SPECIAL REVIEW PERMIT (USR23-0015) - STEVEN AND KATHERINE BINGLEY
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prepared in accordance with the requirements of Section 23-2-260.D of the Weld
County Code. The Mylar map and additional requirements shall be submitted
within 120 days from the date of the Board of County Commissioners Resolution.
The applicant shall be responsible for paying the recording fee.
3. In accordance with Appendix 5-J of the Weld County Code, should the map not be
recorded within the specified timeline from the date of the Board of County
Commissioners Resolution, a $50.00 recording continuance fee shall be added for
each additional three (3) month period.
4. Prior to Operation:
A. The applicant shall work with the Weld County Office of Emergency
Management to complete an Emergency Management and Safety Plan for
the campground. The applicant shall coordinate with the Ault -Pierce Fire
Department and neighboring Rimrock, LLC (gas plant), to identify the
potential risk associated if there is an incident at the Rimrock facility.
5. Prior to Construction:
A. The tracking control shall be constructed prior to on -site construction.
B. If more than one (1) acre is to be disturbed, a Weld County Grading Permit
will be required.
6. The Use by Special Review is not perfected until the Conditions of Approval are
completed and the map is recorded. Activity shall not occur, nor shall any Building
or Electrical Permits be issued on the property, until the Use by Special Review
map is ready to be recorded in the office of the Weld County Clerk and Recorder
or the applicant has been approved for an early release agreement.
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SPECIAL REVIEW PERMIT (USR23-0015) - STEVEN AND KATHERINE BINGLEY
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The above and foregoing Resolution was, on motion duly made and seconded, adopted
by the following vote on the 9th day of August, A.D., 2023.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
ATTEST: ,,,,/ ;e1
Weld County Clerk to the Board
BY: (-MCEEllik. U3aitAiffti-
Deputy Clerk to the Board
Date of signature:
2023-2204
PL2882
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
STEVEN AND KATHERINE BINGLEY
USR23-0015
Site Specific Development Plan and Use by Special Review Permit, USR23-0015, is for a
Campground (up to ten [10] RV spaces) outside of subdivisions and historic townsites in
the A (Agricultural) Zone District, subject to the Development Standards stated hereon.
2. Approval of this plan may create a vested property right, pursuant to Section 23-8-10 of
the Weld County Code.
3. USR23-0015, for a Campground (up to ten [10] RV spaces), is non-transferrable and the
permit shall expire upon conveyance of the property to a new owner.
4. The hours of operation are 24 hours a day, seven (7) days a week.
5. The facility shall be managed by the on -site property owners.
6. The number of RVs shall be up to ten (10), as stated in the application materials.
7. The septic tank/dump station shall be used by RVs occupying the facility. No outside RVs
shall be allowed to utilize the dump station.
8. The length of stay is limited to 180 days or less.
9. Derelict vehicles are not allowed. Per the Weld County Code, the definition for a derelict
vehicle is: "A vehicle that is inoperable (unable to move under its own power); is partially
or totally dismantled; has all or portions of its body work missing or is substantially
damaged; does not have valid registration with the State, as required by Colorado Revised
Statutes (C.R.S.) §42-4-202(4), 42-12-301 or 42-12-401, and/or the number plate
assigned to it is not permanently attached to the vehicle, as required by C.R.S. §42-3-202;
or is lacking proper equipment to the extent that it would be unsafe or illegal to use on
public street/road rights -of -way or otherwise not equipped with lamps and other
equipment, as required in C.R.S. §42-4-204 to §42-2-230."
10. The parking area on the site shall be maintained.
11. All signs shall adhere to Chapter 23, Article IV, and Division 2 of the Weld County Code.
12. The screening on the site shall be maintained in accordance with the accepted Screening
Plan. Required landscaping and screening shall be installed within one (1) calendar year
of issuance of a Building Permit or commencement of use, whichever occurs sooner.
13. The property owner or operator shall be responsible for controlling noxious weeds on the
site, pursuant to Chapter 15, Articles I and II, of the Weld County Code.
14. The access to the site shall be maintained to mitigate any impacts to the public road,
including damages and/or off -site tracking.
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DEVELOPMENT STANDARDS (USR-0015) - STEVEN AND KATHERINE BINGLEY
PAGE 2
15. There shall be no parking or staging of vehicles on public roads. On -site parking shall be
utilized.
16. Any work that may occupy and/or encroach upon any County rights -of -way or easement
shall require an approved Right -of -Way Use Permit, prior to commencement.
17. Weld County is not responsible for the maintenance of on -site drainage related features.
18. The historical flow patterns and runoff amounts on the site will be maintained.
19. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities
Act, C.R.S. §30-20- 100.5) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination.
20. No permanent disposal of wastes shall be permitted at this site. This is not meant to
include those wastes specifically excluded from the definition of a solid waste in the Solid
Wastes Disposal Sites and Facilities Act, C.R.S. §30-20-100.5.
21. Waste materials shall be handled, stored, and disposed of in a manner that controls
fugitive dust, fugitive particulate emissions, blowing debris, and other potential nuisance
conditions. The tacitly shall operate in accordance with Chapter 14, Article I of the Weld
County Code.
22. Fugitive dust should attempt to be confined on the property. Uses on the property should
comply with the Colorado Air Quality Commission's Air Quality Regulations.
23. This facility shall adhere to the maximum permissible noise levels allowed in the
Residential Zone, as delineated in C.R.S. §25-12-103.
24. Adequate drinking, handwashing and toilet facilities shall be provided for the facility, at all
times. Any On -site Wastewater Treatment System (OWTS) located on the property must
comply with all provisions of the Weld County Code, pertaining to OWTS.
25. If an OWTS serves 20 or more people, per day, the facility shall submit an Underground
Injection Control (UIC) Class V Injection Well permit to the Environmental Protection
Agency (EPA).
26. In the event the facility's water system serves more than 25 persons on a daily basis, the
water system shall comply with the Colorado Primary Drinking Water
Regulations (5 CCR 1003-1). If not subject to these requirements, the Weld County
Department of Public Health and Environment strongly encourages well users to test their
drinking water prior to consumption and periodically thereafter.
27. RV units that have self-contained sewage disposal shall dispose of sewage at an
approved facility.
28. The operation shall comply with all applicable rules and regulations of state and federal
agencies and the Weld County Code.
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DEVELOPMENT STANDARDS (USR-0015) - STEVEN AND KATHERINE BINGLEY
PAGE 3
29. The property owner or operator shall provide written evidence of an approved Emergency
Action and Safety Plan, on or before March 15th of any given year, signed by
representatives for the Fire District and the Weld County Office of Emergency
Management to the Department of Planning Services.
30. Lighting shall be maintained in accordance with the accepted Lighting Plan.
31. Sources of light shall be shielded so that light rays will not shine directly onto adjacent
properties. Sources of light should not cause a nuisance or interfere with the use on the
adjacent properties in accordance with the map. Neither the direct, nor reflected, light from
any light source may create a traffic hazard to operators of motor vehicles on public or
private streets. No colored lights may be used, which may be confused with, or construed
as, traffic control devices.
32. Building Permits may be required for any new construction, set up of manufactured
structures, or change of use of existing buildings, per Section 29-3-10 of the Weld County
Code. Buildings and structures shall conform to the requirements of the various codes
adopted at the time of permit application. Currently, the following have been adopted by
Weld County: 2018 International Building Codes, 2018 International Energy Code, 2020
National Electrical Code, and Chapter 29 of the Weld County Code. A Building Permit
application must be completed and two (2) complete sets of engineered, plans bearing the
wet stamp of a Colorado registered architect or engineer, must be submitted for review.
A Geotechnical Engineering Report, performed by a Colorado registered engineer, or an
Open Hole Inspection shall be required. A Building Permit must be issued prior to the start
of construction.
33. Building Permits issued on the proposed lots will be required to adhere to the fee structure
of the County Facility Fee, County -Wide Road Impact Fee, and Drainage Impact Fee
Programs.
34. The property owner or operator shall be responsible for complying with the Design and
Operation Standards of Chapter 23 of the Weld County Code.
35. Necessary personnel from the Weld County Departments of Planning Services, Public
Works, and Public Health and Environment shall be granted access onto the property at
any reasonable time in order to ensure the activities carried out on the property comply
with the Conditions of Approval and Development Standards stated herein and all
applicable Weld County regulations.
36. The Use by Special Review area shall be limited to the plans shown hereon and governed
by the foregoing standards and all applicable Weld County regulations. Substantial
changes from the plans or Development Standards, as shown or stated, shall require the
approval of an amendment of the Permit by the Weld County Board of County
Commissioners before such changes from the plans or Development Standards are
permitted. Any other changes shall be filed in the office of the Department of Planning
Services.
2023-2204
PL2882
Contract Form
Entity Information
Entity Name *
BINGLEY, STEVEN
Entity ID*
@00048283
Q New Entity?
Contract Name* Contract ID
SBIP24-0001 - GASTOWN CAMPGROUND, LLC 8677
Contract Status
CTB REVIEW
Contract Lead *
ERELFORD
Contract Lead Email
erelford@weld.gov
Parent Contract ID
Requires Board Approval
YES
Department Project #
Contract Description *
THIS IS A SMALL BUSINESS INCENTIVE APPLICATION FOR REIMBURSEMENT OF $6,760.71 IN COUNTY FEES TO
HELP SUPPORT A TIER 1 BUSINESS IN UNINCORPORATED WELD COUNTY.
Contract Description 2
THE GASTOWN CAMPGROUND WAS APPROVED AS PART OF USR23-001 5 AND IS LOCATED AT 44485 CR 29,
PIERCE, 80650.
Contract Type"
GRANT
Amount*
$6,760.71
Renewable*
NO
Automatic Renewal
Grant
IGA
Department
PLANNING
Department Email
CM-
Planning@weldgov.com
Department Head Email
CM-Planning-
DeptHead@weldgov.com
County Attorney
GENERAL COUNTY
ATTORNEY EMAIL
County Attorney Email
CM-
COUNTYATTORNEY@WEL
D.GOV
If this is a renewal enter previous Contract ID
If this is part of a MSA enter MSA Contract ID
Requested BOCC Agenda Due Date
Date* 08/31/2024
09/04/2024
Will a work session with BOCC be required?*
NO
Does Contract require Purchasing Dept. to be
included?
Note: the Previous Contract Number and Master Services Agreement Number should be left blank if those contracts
are not in OnBase
Contract Dates
Effective Date
Termination Notice Period
Contact Information
Contact Info
Review Date"
09/04/2025
Committed Delivery Date
Renewal Date
Expiration Date"
09/04/2025
Contact Name Contact Type Contact Email Contact Phone 1 Contact Phone 2
Purchasing
Purchasing Approver Purchasing Approved Date
Approval Process
Department Head
ELIZABETH RELFORD
DH Approved Date
08/29/2024
Final Approval
BOCC Approved
BOCC Signed Date
BOCC Agenda Date
09/04/2024
Finance Approver
CHERYL PATTELLI
Legal Counsel
BYRON HOWELL
Finance Approved Date Legal Counsel Approved Date
08/30/2024 08/30/2024
Tyler Ref*
AG 090424
Originator
JTRUJI LLOMARTI N EZ
Hello