HomeMy WebLinkAbout20232217.tiffHEARING CERTIFICATION
DOCKET NO. 2023-47
RE: 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 - STEVEN AND KATHERINE BINGLEY
A public hearing was conducted on August 9, 2023, at 10:00 a.m., with the following present:
Commissioner Mike Freeman, Chair
Commissioner Perry L. Buck, Pro-Tem
Commissioner Scott K. James
Commissioner Kevin D. Ross
Commissioner Lori Saine
Also present:
Acting Clerk to the Board, Jess Reid
Assistant County Attorney, Karin McDougal
Department of Planning Services representative, Chris Gathman
Department of Public Health and Environment representative, Lauren Light
The following business was transacted:
El I hereby certify that pursuant to a notice dated June 19, 2023, and duly published June 21,
2023, in the Greeley Tribune, a public hearing was conducted to consider the request 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. Karin McDougal, Assistant County Attorney, made
this a matter of record.
Chris Gathman, Department of Planning Services, stated ten (10) referrals were sent out,
eight (8) agencies responded, and he presented a brief summary of the proposal, indicating the
campground is for short-term stays, of 120 days or less, for the purpose of transitional housing,
for military members and others. He described the campers will be installed on a gravel/road
base, each camp space will have electric and water, and a shower/laundry facility is proposed on
the site. He explained the site will be fully fenced, the applicant has been granted permission for
a septic system and has obtained a well permit, and the residents will be expected to adhere to a
Code of Conduct, which includes quiet hours. He mentioned the applicants live in the existing
residence on the property, outlined the surrounding zoning and USRs, and noted that notice was
sent to six (6) surrounding property owners (SPOs) and no correspondence was received
regarding the application. He stated a Screening Plan is required, the site must meet the
residential noise limit, and the site is within the three (3) mile referral area of the Town of Pierce.
He indicated Condition of Approval (COA) #1.C (Final Drainage Report required) can be deleted,
as the applicant has already submitted this, and mentioned the USR is non-transferrable upon
sale of the property (Development Standard [DS] #3). He shared, per the Development Review
staff, the existing, permitted access is on County Road (CR) 29, requested, in COA #1.F.5, that
"140 feet of right-of-way" be changed to "100 feet of right-of-way", and provided traffic counts in
Cc : PL ('Tr/MN/GG/t-n )) 2023-2217
09/I1 -1/a3 PL2882
HEARING CERTIFICATION - STEVEN AND KATHERINE BINGLEY (USR23-0015)
PAGE 2
the area. In response to Chair Freeman, Melissa King, Development Review, stated the Traffic
Study was done in 2020. Mr. Gathman entered the favorable recommendation of the Planning
Commission into the record as written and displayed images of the site and surrounding views.
Lauren Light, Department of Public Health and Environment, stated the campground has a
commercial well permit, for which the applicant must comply with the requirements of the State of
Colorado, Division of Water Resources. She noted the applicant has also obtained a commercial
septic permit.
Steven and Katherine Bingley, applicants, stated they were in the military and their goal is
to make their land useful and profitable. Mr. Bingley explained, when they transitioned to
Colorado, after the military, they both lived in campgrounds for a period of time, as housing can
be hard to find in Colorado. In response to Commissioner Ross, Mr. Bingley outlined the specifics
of the Code of Conduct, described the proposed screening of the house to the west, and
mentioned they have spoken to said neighbor about the proposal.
No public testimony was offered concerning this matter.
In response to Commissioner James, Mr. Bingley described the internal roadways, which he
will maintain, and Ms. Light confirmed the proposed water and septic meet the health standards.
Per Mr. Gathman's request, the Board removed COA #1.C and deleted the reference to
"landscaping" in the Code criteria, as well as COA #1.E (Plan that screens the site from SPOs)
and DS #12 (maintenance of Landscaping/Screening Plan). There was discussion regarding DS
#8 (length of stay) and Ms. Light asserted, because the applicants already have commercial septic
and well permits, the stay could be longer. Mr. Gathman stated the Code's definition of
"Campground" mentions "temporary", which is defined as six (6) months or less, so per Code, the
stay could be extended to up to 180 days, which the Board agreed to.
El Steve Teets, Greeley resident, stated he thinks the use should be allowed up to one (1) year,
due to the current state of the housing market, and Chair Freeman reminded him that Code
dictates no more than 180 days.
In response to Chair Freeman, Mr. and Mrs. Bingley indicated they had reviewed, and agreed
to abide by, the Conditions of Approval and Development Standards, as amended.
El Commissioner James moved to approve the request 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, based on the recommendations of Planning staff and the Planning
Commission, with the Conditions of Approval and Development Standards, as amended. The
motion was seconded by Commissioner Ross, who thanked the applicants for serving a need for
the citizens of our armed forces, and it carried unanimously. There being no further discussion,
the hearing was completed at 10:31 a.m.
2023-2217
PL2882
HEARING CERTIFICATION - STEVEN AND KATHERINE BINGLEY (USR23-0015)
PAGE 3
This Certification was approved on the 23rd day of August, 2023.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
ATTEST: datcv`ey ;ok
Weld County Clerk to the Board
B •�,CJQ,uJl Ut-
Deputy Clerk to the Board
Perz L., Pro -Tern
Sc tt K. James c
evin D. Ross /
2023-2217
PL2882
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