HomeMy WebLinkAbout20232205.tiffBefore the Weld County, Colorado. Planning Commission
Resolution of Recommendation to the Board of County Commissioners
Moved by Skip Holland, that the following resolution be introduced for passage by the Weld County Planning
Commission. Be it resolved by the Weld County Planning Commission that the application for:
Case Number.
Applicant.
Planner
Request.
Legal Description:
Location
US R23-0015
Steven and Katherine Bingley
Chris Gathman
A Site Specific Development Plan and Use by Special Review Permit for a Campground
(up to ten (10) RV spaces) outside of subdivisions and historic townsites in the A
(Agricultural) Zone District.
Lot A Recorded Exemption RE -2085, being part of the S1/2 NE1/4 1 /4 of Section 20;
Township 8 North. Range 66 West of the 6th P. M.. Weld County, Colorado.
West of and adjacent to County Road 29, 0.5 miles north of County Road 90.
be recommended favorably to the Board of County Commissioners for the following reasons:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260 of
the Weld County Code.
2. It is the opinion of the Planning Commission that the applicant has shown compliance with
Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect.
Section 22-2-30. C. 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 lighting plan has been submitted and a landscape/screening plan
has been submitted and is required to be accepted as a condition of approval for this application
The facility will be required to adhere to residential noise limits. The application indicates that quiet
hours for residences will be enacted from 10pm to 6am.
Section 22-2-30. C 1. Transition between land use types and intensities with buffers. Uses that are
incompatible with existing uses must be able to mitigate conflicts.
A landscaping/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.
Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A (Agricultural)
Zone District.
Section 23-3-10. — Intent. of the Weld County Code 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."
Resolution USR23-0015
Steven and Kathenne Bingley
Page 2
Per 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 Weld County Code 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 23-2-220 A 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 the west
Four (4) Use by Special Review Permits (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 be no longer in operation
The Weld County Department of Planning Services sent notice to six (6) Surrounding Property
Owners Planning staff has received no correspondence or phone calls from surrounding property
owners regarding this case
The Conditions of Approval require that a Landscaping/Screening Plan be approved and that the
proposed facility adhere to the residential noise standard The Development Standards and
Conditions of Approval will assist in mitigating the impacts of the facility on the adjacent properties
and ensure compatibility with surrounding land uses and the region
D Section 23-2-220 A 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 the boundaries of a Coordinated Planning Agreement (CPA) boundary
The site is located within the three (3) mile referral area of the Town of Pierce Pierce municipal
limits are east of and adjacent to the property There is a gas plant in this location This location
is delineated as I1 -Industrial (where the case plant is located) and A -Agricultural to the south and
east of the I1 designated area The Town of Pierce in their referral comments, dated April 26, 2023,
stated that the Town had concerns with the proposed use being adjacent to the Town of Pierce
Pierce requested some 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 that 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
The applicant also provided a draft code of conduct outlining the conditions of RVs staying at the
site These items consist of safety guidelines, quiet hours, etc
E Section 23-2-220 A 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 Program Building Permits issued on the proposed lot will be required to
adhere to the fee structure of the County Facility Fee and Drainage Impact Fee Programs
Resolution USR23-0015
Steven and Katherine Bingley
Page 3
F Section 23-2-220 A 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 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 23-2-220 A 7 — There is adequate provisions for the protection of the health, safety, and
welfare of the inhabitants of the neighborhood and County
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 health, safety, and welfare of the inhabitants of
the neighborhood and County
This 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 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
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities
The Planning Commission recommendation for approval is conditional upon the following
Prior to recording the map
A The applicant shall acknowledge the comments of the Weld County Oil & 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 (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 (Department of Planning Services)
C A Final Drainage Report and Certification of Compliance stamped and signed by a Professional
Engineer registered in the State of Colorado is required (Development Review)
D An On -site Wastewater Treatment system (OWTS) is required for the campground and shall be
installed according to the Weld County On -site Wastewater Treatment Regulations Submit
documentation, to Environmental Health Services, indicating OWTS permit SP -2300004 has
received final approval (Environmental Health)
E A Landscape and Screening Plan shall be submitted for review and acceptance by the Department
of Planning Services that screens the site from the Surrounding Property Owners and rights -of -
way The plan shall address screening along the west side of the proposed facility The size of the
proposed shrubs at planting shall be identified An irrigation plan shall be provided identifying
(at a minimum) how plants will be irrigated at the time of planting If facility 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 (Department of Planning Services)
F The map shall be amended to delineate the following
1 All sheets of the map shall be labeled USR23-0015 (Department of Planning Services)
2 The attached Development Standards (Department of Planning Services)
Resolution USR23-0015
Steven and Katherine Bingley
Page 4
3 The map shall be prepared in accordance with Section 23-2-260 D of the Weld County
Code (Department of Planning Services)
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 (Department of
Planning Services)
5 County Road 29 is a paved road and is designated on the Weld County Functional
Classification Map as an arterial road which requires 140 feet of right-of-way at full buildout
The applicant shall delineate and label on the site map or plat the future and existing right-
of-way (along with the documents creating the existing right-of-way) and the physical
location of the road All setbacks shall be measured from the edge of right -of-way This
road is maintained by Weld County (Development Review)
6 Show and label the existing permitted access onto CR 29, the approved access width and
the appropriate turning radii on the site plan (Development Review)
7 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 (Development Review)
8 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
(Development Review)
9 Show and label the approved tracking control on the site plan (Development Review)
10 Show and label the parking and traffic circulation f low arrows showing how the traffic moves
around the property (Development Review)
11 The map shall delineate the landscaping and screening in accordance with the accepted
(Department of Planning Services)
12 The map shall delineate the onsite lighting in accordance with the accepted Lighting Plan
(Department of Planning Services)
13 All signs shall be shown on the map and shall adhere to Chapter 23, Article IV, Division 2
of the Weld County Code (Department of Planning Services)
14 The map shall delineate the parking area for the vendors, customers and/or employees
(Department of Planning Services)
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
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 one hundred twenty (120) days from
the date of the Board of County Commissioners Resolution The applicant shall be responsible for
paying the recording fee (Department of Planning Services)
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 3 -month period (Department of Planning Services)
Resolution USR23-0015
Steven and Katherine Bingley
Page 5
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 Ault -Pierce Fire and Rimrock LLC to identify the risk associated with an
incident at the Rimrock facility (Office of Emergency Management
5 Prior to Construction
A The tracking control shall be constructed prior to on -site construction (Development Review)
B If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required
(Development Review)
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 (Department of
Planning Services)
Motion seconded by Michael Palizzi
VOTE
For Passage
Elijah Hatch
Skip Holland
Sam Gluck
Butch White
Pamela Edens
Michael Palizzi
Against Passage Absent
Michael Wailes
Shana Morgan
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this case
to the Board of County Commissioners for further proceedings
Certification of Cop/
I, Kristine Ranslem, Recording Secretary for the Weld County Planning Commission, do hereby certify that the
above and foregoing resolution is a true copy of the resolution of the Planning Commission of Weld County,
Colorado, adopted on July 11, 2023
Dated the 11th of July, 2023 of
Kristine Ranslem
Secretary
Resolution USR23-0015
Steven and Katherine Bingley
Page 6
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Steven & Katherine Bingley USR23-0015
A Site -Specific Development Plan and Use by Special Use Permit, USR23-0015, 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 (Department of Planning Services)
2 Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code (Department of Planning Services)
3 USR23-0015 is 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 (Department of Planning Services)
4 The hours of operation are 24 hours a day, 7 days a week (Department of Planning Services)
5 The facility shall be managed by the onsite property owners (Department of Planning Services)
6 The number of RVs shall be up to ten (10), as stated in the application materials (Department of
Planning Services)
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 (Department of Planning Services)
8 The length of stay is limited to one -hundred twenty (120) days or less (Department of Planning
Services)
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) Sections 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 Section 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 Sections 42-4-204 to 42-2-230
10 The parking area on the site shall be maintained (Department of Planning Services)
11 All signs shall adhere to Chapter 23, Article IV, and Division 2 of the Weld County Code
(Department of Planning Services)
12 The existing and proposed landscaping and screening on the site shall be maintained in
accordance with the accepted Landscape and 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 Dead or diseased plant materials shall be
replaced with materials of similar quantity and quality at the earliest possible time (Department of
Planning Services)
13 The property owner or operator shall be responsible for controlling noxious weeds on the site,
pursuant to Chapter 15, Article I and II, of the Weld County Code (Development Review)
14 The access to the site shall be maintained to mitigate any impacts to the public road, including
damages and/or off -site tracking (Development Review)
Resolution USR23-0015
Steven and Katherine Bingley
Page 7
15 There shall be no parking or staging of vehicles on public roads On -site parking shall be utilized
(Development Review)
16 Any work that may occupy and or encroach upon any County rights -of-way or easement shall
acquire an approved Right -of -Way Use Permit prior to commencement (Development Review)
17 Weld County is not responsible for the maintenance of onsite drainage related features
(Development Review)
18 The historical f low patterns and runoff amounts on the site will be maintained (Development
Review)
19 All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act, 30-20-
100 5, C R S ) shall be stored and removed for final disposal in a manner that protects against
surface and groundwater contamination (Department of Public Health and Environment)
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, 30-20-100 5, C R S (Department of Public Health and Environment)
21 Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions The facility
shall operate in accordance with Chapter 14, Article 1 of the Weld County Code (Department of
Public Health and Environment)
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 (Department of Public Health
and Environment)
23 This facility shall adhere to the maximum permissible noise levels allowed in the Residential Zone
as delineated in 25-12-103 C R S (Department of Public Health and Environment)
24 Adequate drinking, handwashing and toilet facilities shall be provided for the facility, at all times
Any On -site Wastewater Treatment System located on the property must comply with all provisions
of the Weld County Code, pertaining to On -site Wastewater Treatment Systems (Department of
Public Health and Environment)
25 If an On -site Wastewater Treatment System serves twenty 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) (Department of Public Health and Environment)
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 (Department of Public Health and Environment)
27 RV units that have self-contained sewage disposal, shall dispose of sewage at an approved facility
(Department of Public Health and Environment)
28 The operation shall comply with all applicable rules and regulations of State and Federal agencies
and the Weld County Code (Department of Public Health and Environment)
29 The property owner or operator shall provide written evidence of an approved Emergency Action
and Safety Plan on or before March 15. of any given year signed by representatives for the Fire District
Resolution USR23-0015
Steven and Kathenne Bingley
Page 8
and the Weld County Office of Emergency Management to the Department of Planning Services
(Department of Planning Services)
30 Lighting shall be maintained in accordance with the accepted Lighting Plan (Department of
Planning Services)
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 (Department of Planning
Services)
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 has 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, shall be required or an Open Hole Inspection A building permit must be issued prior to
the start of construction (Department of Building Inspection)
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 (Department of Planning Services)
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
(Department of Planning Services)
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 (Department of Planning Services)
37 The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards Noncompliance with any of the foregoing Development Standards may
be reason for revocation of the Permit by the Board of County Commissioners (Department of
Planning Services)
38 Construction or use pursuant to approval of a Use by Special Review Permit shall be commenced
within three (3) years from the date of approval, unless otherwise specified by the Board of County
Commissioners when issuing the original Permit, or the Permit shall be vacated The Director of
Planning Services may grant an extension of time, for good cause shown, upon a written request
by the landowner
39 A Use by Special Review shall terminate when the USE is discontinued for a period of three (3)
consecutive years, the USE of the land changes or the time period established by the Board of
Resolution USR23-0015
Steven and Katherine Bingley
Page 9
County Commissioners through the approval process expires The landowner may notify the
-Department of Planning Services of a termination of the USE, or Planning Services staff may
observe that the USE has been terminated When either the Department of Planning Services is
notified by the landowner, or when the Department of Planning Services observes that the USE
may have been terminated, the Planner shall send certified written notice to the landowner asking
that the landowner request to vacate the Use by Special Review Permit
40 In such cases where the Use by Special Review has terminated but the landowner does not agree
to request to vacate the Use by Special Review Permit, a hearing shall be scheduled with the Board
of County Commissioners to provide the landowner an opportunity to request that the Use by
Special Review Permit not be vacated, for good cause shown The landowner shall be notified at
least ten (10) days prior to the hearing If the Board of County Commissioners determines that the
Use by Special Review has terminated and no good cause has been shown for continuing the
permit, then the termination becomes final, and the Use by Special Review Permit is vacated
41 RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT Weld County has some of the most
abundant mineral resources, including, but not limited to, sand and gravel, oil, natural gas, and
coal Under title 34 of the Colorado Revised Statutes, minerals are vital resources because (a) the
state's commercial mineral deposits are essential to the state's economy, (b) the populous counties
of the state face a critical shortage of such deposits, and (c) such deposits should be extracted
according to a rational plan, calculated to avoid waste of such deposits and cause the least
practicable disruption of the ecology and quality of life of the citizens of the populous counties of
the state
Mineral resource locations are widespread throughout the County and people moving into these
areas must recognize the various impacts associated with this development Often times, mineral
resource sites are fixed to their geographical and geophysical locations Moreover, these
resources are protected property rights and mineral owners should be afforded the opportunity to
extract the mineral resource
42 WELD COUNTY'S RIGHT TO FARM STATEMENT Weld County is one of the most productive
agricultural counties in the United States, typically ranking in the top ten counties in the country in
total market value of agricultural products sold The rural areas of Weld County may be open and
spacious, but they are intensively used for agriculture Persons moving into a rural area must
recognize and accept there are drawbacks, including conflicts with long -standing agricultural
practices and a lower level of services than in town Along with the drawbacks come the incentives
which attract urban dwellers to relocate to rural areas open views, spaciousness, wildlife, lack of
city noise and congestion, and the rural atmosphere and way of life Without neighboring farms,
those features which attract urban dwellers to rural Weld County would quickly be gone forever
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area Well -run agricultural
activities will generate off -site impacts, including noise from tractors and equipment, slow -moving
farm vehicles on rural roads, dust from animal pens, field work, harvest and gravel roads, odor from
animal confinement, silage and manure, smoke from ditch burning, f lies and mosquitoes, hunting
and trapping activities, shooting sports, legal hazing of nuisance wildlife, and the use of pesticides
and fertilizers in the fields, including the use of aerial spraying It is common practice for agricultural
producers to utilize an accumulation of agricultural machinery and supplies to assist in their
agricultural operations A concentration of miscellaneous agricultural materials often produces a
visual disparity between rural and urban areas of the County Section 35-3 5-102, C R S , provides
that an agricultural operation shall not be found to be a public or private nuisance if the agricultural
operation alleged to be a nuisance employs methods or practices that are commonly or reasonably
associated with agricultural production
Water has been, and continues to be, the lifeline for the agricultural community It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential
Resolution USR23-0015
Steven and Kathenne Bingley
Page 10
development When moving to the County, property owners and residents must realize they cannot
take water from irrigation ditches, lakes, or other structures, unless they have an adjudicated right
to the water
Weld County covers a land area of approximately four thousand (4,000) square miles in size (twice
the size of the State of Delaware) with more than three thousand seven hundred (3,700) miles of
state and county roads outside of municipalities The sheer magnitude of the area to be sere ed
stretches available resources Law enforcement is based on responses to complaints more than
on patrols of the County, and the distances which must be, traveled may delay all emergency
responses, including law enforcement, ambulance, and fire Fire protection is usually provided by
volunteers who must leave their jobs and families to respond to emergencies County gravel roads,
no matter how often they are bladed, will not provide the same kind of surface expected from a
paved road Snow removal priorities mean that roads from subdivisions to arterials may not be
cleared for several days after a major snowstorm Services in rural areas, in many cases, will not
be equivalent to municipal services Rural dwellers must, by necessity, be more self-sufficient than
urban dwellers
People are exposed to different hazards in the County than in an urban or suburban setting Farm
equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and
center pivot operations, high speed traffic, sandburs, puncture vines, territorial farm dogs and
livestock, and open burning present real threats Controlling children's activities is important, not
only for their safety, but also for the protection of the farmer's livelihood
Summary of the Weld County Planning Commission Meeting
Tuesday. July 11, 2023
A regular meeting of the Weld County Planning Commission was held in the Weld County Administration
Building. Hearing Room, 1150 O Street, Greeley. Colorado. This meeting was called to order by Chair.
Elijah Hatch, at 1:31 p.m.
Roll Call
Present Elijah Hatch, Skip Holland, Sam Gluck, Butch White, Pamela Edens, Michael Palizzi.
Absent: Michael Wailes, Shana Morgan.
Also Present: Chris Gathman, Diana Aungst, and Tom Parko, Department of Planning Services; Lauren
Light, Department of Health: Karin McDougal. County Attorney, and Kris Ranslem, Secretary.
Case Number.
Applicant
Planner:
Request
Legal Description:
Location
USR23-0015
Steven and Katherine Bingley
Chris Gathman
A Site Specific Development Plan and Use by Special Review Permit for a
Campground (up to ten (10) RV spaces) outside of subdivisions and historic
townsites in the A (Agricultural) Zone District.
Lot A Recorded Exemption RE -2085: being part of the S1/2 NE1/4 1 /4 of Section 20.
Township 8 North. Range 66 West of the 6th P.M . Weld County. Colorado
West of and adjacent to County Road 29; 0.5 miles north of County Road 90.
Chris Gathman. Planning Services, presented Case USR23-0015, reading the recommendation and
comments into the record. The Department of Planning Services recommends approval of this application
along with conditions of approval and development standards.
Lauren Light, Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
Steven Bingley, 44485 CR 29, Pierce, Colorado, stated that they intend to put ten (10) RV campground
spaces on their property. He added that they moved to Colorado in 2016 for a new position and he stayed
in an RV and feels that there is a need for transitioning people to and from Colorado especially with the
ever-increasing housing market in the area. Mr. Bingley thought this was an opportunity to make a good
use of the 30 acres they purchased.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
No one wished to speak.
Commissioner Gluck asked where the campground will be located on the property. Mr. Bingley said it will
be located on the northeast part of his property and will be approximately one (1) acre in size. He
understands there are some comments from the Town of Pierce regarding this project, however, he added
that this is their permanent home and they are in it for the long haul.
The Chair asked the applicant if they have read through the Development Standards and Conditions of
Approval and if they are in agreement with those. The applicant replied that they are in agreement.
Motion: Forward Case USR23-0015 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of approval.
Moved by Skip Holland, Seconded by Michael Palizzi.
Vote: Motion carried by unanimous roll call vote (summary: Yes = 6).
Yes: Butch White, Elijah Hatch, Michael Palizzi, Pamela Edens, Sam Gluck, Skip Holland.
Meeting adjourned at 2:30 pm.
1
ATTENDANCE RECORD
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