TELLER COUNTY PLANNING COMMISSION · 2020. 7. 28. · the Wrights, proposed to construct a new bath...

File SUP-Z20-0014 FINAL

Planning Commission Hearing Date: August 11, 2020 Page 1 of 29

TELLER COUNTY PLANNING COMMISSION Regular Meeting: August 11, 2020

Agenda Item III

Consider a request by Lowell and Julie Morren (Applicant & Property Owner) for a Special

Review Use Permit for a “Campgrounds or Recreational Vehicle Park” special use in the

Agricultural (A-1) zone on ±9.96 acres described as portions of Government Lots 6 and 43 in

Section 33, Township 14 South, Range 69 West of the 6th P.M., Teller County, CO (12458

South State Highway 67)

STAFF REPORT File No. SUP-Z20-0014

APPLICANT: LOWELL AND JULIE MORREN (PROPERTY OWNERS)

REQUEST: A request for a Special Use Permit for “Campground or

Recreational Vehicle Park”

STAFF: Dan Williams, Planning Official

LEGAL DESCRIPTION: 9.96-acre portion in Government Lots 6 and 43 in S33-T14S-R69W

6PM, Teller County, Colorado (12458 South Highway 67, Cripple

Creek) (Account R0004568/PID 1089.332000500 & R0055472/PID

1089.331000590) (see Appendix A: Location and Aerial Maps)

ZONING: Agricultural (A-1) zone (Lot 43 and Pt Lot 6 W SH67)

(see Appendix A: Zoning Map)

Posted Notice: July 13, 2020

Publication Date: July 21, 2020 (Pikes Peak Courier)

Staff Report Date: July 8, 2020

STAFF

RECOMMENDATION: Approve SUP for “Campground/RV Park” with Conditions

1. SUMMARY OF REQUEST

The Applicant is proposing to reopen a previously approved campground. The reason for the

request is that the previous owner, who was granted an SUP for Campground or Recreational

Vehicle Park on June 12, 2014 [SUP-00108(14)], did not develop or make any of the requested

improvements in a timely manner pursuant to the guidelines of Section 8.2.G Abandonment of the Teller

County Land Use Regulations. Specifically, “an approved Special Review Use Permit is deemed abandoned,

and of no further force and effect, if the use for which the permit was granted has not been substantially

implemented within two years of the issuance of the permit…”



History

The site which is near Gillette Flats east of US HWY 67, has been host to a campground of some type for 45

years. The original 55-site campground was zoned CG (campground) which is now an obsolete zone, and

was known as the Cripple Creek Gold Campground. This original campground was approved on June 19,

1975. Prior to that date the property was zoned A-1. On May 13, 2014 a new property owner and applicant,

the Wrights, proposed to construct a new bath house, a permanent 11,600-gallon water tank system

composed of two 5,800 gallon cisterns, and up to 30 camp/RV sites (less than the 55 approved in 1975 but 6

more than the 24 sites existing upon purchase) within the 9.96-acre Special Use Permit area. Concurrently, a

zone change was requested from CG, Campground, an obsolete zone, back to A-1 with a Special Use Permit.

Although both the rezoning request and the SUP for Campground was approved by the Board of County

Commissioners in 2014 no development ever occurred causing the new property owners to re-apply and

complete the Special Review Use process.

This request

The current owners of the property propose to call the campground/RV Park the ‘Rocking M Ranch

Campground’ No expansion of what was approved in 2014 has been requested in this 2020 proposal from the

new owners. The new campground proposed is for 30 sites (as in the former approved request), a permanent

10, 000-gallon water tank system and 6,500-gallon dump station is also to be installed. These improvements

are proposed to be started upon the initial approval of the permit. The campground would be a seasonal

campground for short term stays only, from spring to fall, [April 1 to October 31]. The overall development

proposed by the property owners is to be phased.

Phase I (SUP Approval to 3 years)

The campground will initially be set up as a ‘Semi-Developed’ campground as described in the Colorado

Department of Public Health and Environment (CDPHE) guideline, Section 2.16 which will serve only self-

contained campers and RV. During this phase, the proposed dump station is fully compliant with Teller

County OWTS regulations for self-contained campers and RVs only. A potable water station, a dump site

and two portable potties (for emergency use only) will be provided. The Applicant intends on providing

commercially treated bottled water and an engineered and compliant cistern for the campground with water

delivered from an approved commercial source. The only time the applicant will need to address water

safety concerns or contact the CDPHE Water Quality Control Division is if they intend to alter their

operational plan to include providing their own ground or surface water to customers via a well.

Phase II (3-5 years)

The property owners envision installing an Individual Sanitary Sewage Disposal System, Permanent Service

and Bath facilities and water to the sites between years 3 and 5 consistent with the definition of a Developed

Campground, CDPHE guideline 2, section 2.16. If constructed the OWTS shall be constructed in

compliance with the Teller County OWTS regulations. During this phase the Applicant also envisions the

possible addition of ‘rustic shelters’ or ‘dry cabins’ for those who wish to camp but do not have their own

RV. The dry cabins would not be above and beyond the 30 sites so that any cabin built on a site would

reduce the number of RVs that could stay in the campground for an overall number not to exceed 30 over all

spaces.

Phase III (5-10 years)

As infrastructure allows in Phase III the Applicants may be able to incorporate ‘Independent camper’s’ who

use a tent as described in section 2.9 of the CDPHE guideline on specific sites. In all cases, the overall

number of sites, cannot exceed 30 without an amendment to this SUP. Construction of a service building



shall be part of this phase and in advance of any incorporation to independent, non-self-contained camping

occurring.

Operating Plan. The campground/RV park is limited to 30 spaces at build out, with a full-time on premise

campground manager with previous campground management experience in the local area. Use of the

campground is seasonal only from spring to fall [ April 1 to October 31]. Any desire to move to a year-

round operation or vary these dates will require an amendment to this SUP.

The Applicants, currently residing in Texas, plan to relocate to the non-SUP portion of the 156-acre property

as soon as feasible and will be ultimately responsible for the supervision of the above-mentioned

campground. The current plan is for the residential structure that is physically pre-existing on the

campground to be the dedicated residence of the full-time on premise campground manager. In phase II, this

structure will be evaluated for possible alteration/addition to be re-purposed as the campground Service and

Bath Facility. The Applicant intents to minimize any change in footprint by keeping any and all new

structures in the existing “building envelope” to a minimum. If not economically feasible to convert the

existing structure and comply with all current building, zoning and other appropriate codes and regulations,

the Applicant will construct a new Service and Bath facility.

Hours of operation for campground staff will be 8:00 AM to 5:00 PM Sunday through Saturday with check

in by 5:00 PM and checkout by 11:00 AM the day of departure. Quiet hours will be from 10:00 PM through

8:00 AM nightly. All lighting will be minimal and will be fully downcast and shielded. The Campground

will seasonally only from spring to fall [April 1 to October 31].

The campground boundary lies within both Government Lots 6 and 43 therefore, and is part of a larger

overall parcel also owned by the Applicants. The Applicants have agreed to a condition of approval in this

SUP that the Campground can only operate if these two lots are held in common and unified

ownership. If the Applicant desires to sell, own, control, or operate one lot or the relevant parts

thereof independent of the other, the boundaries of this Special Use Permit must be amended.

Site Description. The Rocking M Ranch Campground is proposed to be located within the same 9.96-

acre area that both the Diamond W Campground and the Cripple Creek Gold Campground formerly

occupied. With the exception of phasing the development, this request is nearly identical to the 2014 request

which was approved as an SUP for Campground for the Diamond W Campground. [subsequently never

developed] (see Appendix A: Aerial Maps for an overview of the site showing existing footprint).

Government Lot 43 is vacant land with no building or infrastructure improvements save for the existing

camp sites. Government Lot 6 contains one single family dwelling which was issued Building Permit 75-261

in May 21, 1975 with the Certificate of Occupancy issued December 5, 1975 which included campground

and service building occupancy. This dwelling also formerly operated as the campground service building

for the Cripple Creek Gold Campground.

Environmental Description. The site appears suitable for development and building. Soils consist of

primarily gravelly loams, clay and decomposed granite. Elevations range from 9,900 feet to 10,100 feet

from west to east with no slopes greater than 30%. Primary vegetation includes open meadow and grassland

to the west and dense Aspen and Engelmann Spruce tree, shrub and ground cover to the east. The site

contains evidence of rabbit, deer, bear, elk, and wild turkeys but is not within a critical habitat area or

migration corridor.

Community Plan. The site is subject to the legislatively adopted Teller County Growth Management Plan

(GMP), and pursuant to the legislatively adopted “Planning Regions and Growth & Conservation Areas”

map (LUR Appendix B, Page 1) lies within the “Conservation Area” (i.e. outside a designated Growth Area)

of the Southeast Teller County (Cripple Creek/Victor) Planning Region. On November 9, 2004, the Teller



County Planning Commission approved, adopted, and certified the Southeast Teller County Regional Plan

for this planning region, which plan functions solely as a guiding rather than regulatory document.

Staff has reviewed and assessed the application with the legislatively adopted plans and/or maps as well as

the Southeast Teller County Regional Plan and finds that the proposed development is consistent and in

general conformity with all applicable goals, policies and objectives of these documents.

Zoning and Rezoning.

CURRENT LAND USE ZONE

Part Government Lot 6 (E SH 67) A-1

North Part Government Lot 3 (owned by Applicant but not part of this SUP)

Residential (improved and vacant mining claims of varying size)

60’ wide public right-of-way (State Highway 67)

A-1

East Government Lot 43 (owned by the Applicant with west part included in this SUP) A-1

South Privately-held vacant land

Gillette town site

A-1

West 60’ wide public right-of-way (State Highway 67)

Residential (improved and vacant mining claims)

Part Government Lot 6 (owned by Applicant but not part of this SUP)

A-1

Government Lot 43 A-1

North Residential (improved and vacant mining claims of varying size)

Pike National Forest

A-1

East Ocean MS, Government Lots 44 & 46 (owned by Applicant but not part of this

SUP)

Privately-held vacant mining claims

Pike National Forest

A-1

South Pike National Forest

Privately-held vacant mining claims Gillette town site

A-1

West Government Lot 6 (owned by Applicant with north part included in this SUP) A-1

All existing buildings and infrastructure are currently compliant with the A-1 zone district setback, height

and impervious cover limitations.

The 2014 BoCC action eliminated the obsolete CG zoning of the campground and approved a Special Use

Permit (SUP) for Campground for the pre-existing legal non-conforming campground. Other than the

requested phasing, all other proposed development remains the same in this request.

Access. All traffic comes to the site from South Highway 67 then east along a private gravel driveway

through Government Lot 6 to the various campground areas and camp sites. No county roads are directly

impacted by this development. CDOT was sent a referral, issued State Highway Access permit No. 214004

complete with a Notice to Proceed for necessary physical upgrades to the access from Highway 67. The

interior private driveways serving the SUP area and all camp sites and facilities have been reviewed by the

Teller County Department of Transportation and found compliant with applicable and relevant regulations.

Sanitary Sewer. Sanitary sewage disposal is available and adequate or will be with future construction. A

compliant individual system exists for the residence (#3113 issued July 10, 1975) or is proposed for all

buildings and structures where necessary. The Applicant will apply for an obtain any and all required Teller

County permitting before beginning any future construction to include that proposed herein.

Water Supply. Water supply is available and adequate. Water for the existing single family dwelling

which is proposed for retention is by means of approved Well Permit No. 78938 issued on May 6, 1975

allowing for ordinary household use inside one single family dwelling with no outside irrigation or other uses



allowed from a 140’ deep drilled well with a 10 gallon per minute pumping rate. The Colorado Division of

Water Resources does not object to the continued use of the well for the single family dwelling. Water for

the campground use is proposed by on-site cisterns as depicted in the application. The Applicant proposes a

permanent 10,000-gallon water tank cistern which will store water for consumption by the campers.

Service Providers. Other necessary services are available and adequate. The site is served by Black Hills

Energy for electricity; and while outside of established fire protection boundaries, will be served by

surrounding fire departments based on availability; propane gas is currently available to the residence only;

and the Teller County Sheriff and Emergency Services for police protection and emergency services are

available in the same manner they are to other properties in the SE Teller region.

Site Development. All identified development impacts are minimal. All external effects, lighting, visual

impact, parking, grading, drainage, and erosion control are contained on-site. Signage is proposed on

Government Lot 6 and since it will be visible from Highway 67 is subject to CDOT and Teller County

requirements and approvals. No lighting is proposed with the sign. Landscaping is neither proposed nor

required.

Critical Areas. The site contains no known archaeological or historic resources nor is any part of the site

within a FEMA floodplain or other known hazard area.

2. SUBMITTAL REQUIREMENTS

Submittal Requirement Staff

Comment

Section 3.2 Minimum Contents of Applications

Application Form Submitted

Disclosure of Ownership

Adjacent Property Owners & Mineral Interest Owners List & Labels

Written description of request including compliance with standards

Fee

Section 8.2.B. Submittal Requirements

1. Written Description. A written description of the specific proposal in sufficient detail

to describe (a) nature of the proposed use; (b) how it will be operated; (c) how its

impacts to public facilities, public infrastructure, and surrounding properties will be

minimized and mitigated; and (d) how it otherwise conforms to the Standards of Section

8.2.D.

a. All Uses Identified. A list of all Chapter 2 Zoning uses presently existing or

contemplated in the future for the site under its zone district whether permitted by

right or otherwise.

Submitted

2. Site Plan. A site plan complying with Section 7.4 Site Plans for Applications Other

than Building Permit.

3. Infrastructure Standards. Written/graphic information sufficient to demonstrate that

the requirements of Chapter 4 Infrastructure are or can be met, including any specific

materials as may be additionally required.

4. Site Development Standards. Written/graphic information sufficient to demonstrate

that the requirements of Chapter 5 Site Development are or can be met.

5. Critical Areas Standards. An Environmental Description complying with Section 6.2

Environmental Description. According to the nature, intensity, and location of the use

proposed, specific Chapter 6 Critical Areas or other environmental impact information.

6. Other Materials. Such other materials necessary to fully evaluate compliance of the

proposed Special Review Use.



Submittal Requirement Staff

Comment

7. Special Review Use Requirements. The information specific to the Special Review

Use requested pursuant to Section 8.3.F (Campground/RV Park)

3. REVIEW AGENCY RESPONSES

Review Agency Comment Summary

(see Appendix B for a copy of all agency comments)

Teller County Attorney Review Complete

Teller County Building See letter dated May 6, 2020 which lists a summary of items required

for the submittal for permits to re-open the building and campground.

Roger K. Campbell, Teller County Building Official

Colorado Department of

Transportation

See letter dated May 26, 2020. CDOT Access Permit AP 214004 exists

The developer will need to reach out to CDOT permitting to have the

name changed to reference the current owner(s). If in the future the

parcel was ever subdivided the existing home would need an easement

to cross the property. Arthur Gonzales, CDOT R2 – Access Manager

Colorado Division of Public Health

and Environment

See email letter dated May 11, 2020. Applicant will comply with any

applicable parts of the Clean Water Act and Drinking Water

Requirements. Sean Hackett, Energy Liaison, CDPHE

Colorado Division of Water Resources See letter dated May 8, 2020. One existing exempt well with permit

78938 issued on May 6, 1975 with the condition of approval that water

from that well only be used for household use only. As long as permit

no. 78938 is operated in accordance with its conditions and any water

hauled to the site is from a legal source, the Division of Water

Resources does not object to the special use permit. Ivan Franco, P.E.

Water Resource Engineer.

Colorado Parks & Wildlife See letter dated May 29, 2020. Recommendations include noxious

weed control plan and measures to reduce nuisance conflicts with

wildlife. Frank McGee, Area Wildlife Manager, USFS SE Region

USDA Forest Service See letter dated May 20, 2020. Four comments: If not in place

recommend a survey, no overflow parking on NFS lands, no new trails

from Rocking M Campground to NFS lands, and no fire mitigation or

cutting on NFS lands authorized. Oscar Martinez, District Ranger, Pike

National Forest

Teller County Public Health and

Environment

See letter dated May 13, 2020. The applicant shall install an OWTS

system compliant with TC OWTS rules and regulations. The Applicant

shall provide bottled drinking water from a water provider licensed as a

Public Water System. Andrew Lemmons, TC Environmental Health

Officer, TCPHE

Cripple Creek Fire Department See letter dated February 27, 2020. Your property is in unincorporated

Teller County. Teller County has a standing mutual aid agreement

between the various fire agencies and they will respond to your

property if necessary. Cripple Creek fire apparatus respond initially

with 1000 gallons of water. The addition of any cisterns that you would

consider would be beneficial. Dean O’Nale, Fire Chief, Cripple Creek

Fire Department

TCDOT No Comments received



4. DISCUSSION OF MAJOR CONCERNS AND ISSUES

Applicant has addressed all impacts and agency concerns either in the application submittal or by condition

of the Special Use Permit. Staff has no additional concerns.

5. STAFF FINDINGS

Special Review Uses are those uses of a special nature that make it impractical to predetermine whether they

are appropriate as permitted uses (uses-by-right) in a zone district. Based upon the location, design, density

and intensity of such a use, however, and the imposition of appropriate conditions to ensure its compatibility

at a particular location with surrounding land uses, such a use may be determined to be compatible with the

other uses permitted in the zone district (Section 8.1).

The issuance of a Special Review Use Permit is dependent upon finding that there is evidence from

competent authority that the proposed use, as may be conditioned, complies with all the standards of Section

8.2.D, Section 8.3 for the particular use, and these Land Use Regulations (LUR) as applicable. The decision-

making body may attach conditions to (1) ensure compliance with these Standards and Regulations including

conformity to a specific site plan; (2) require improvements to public infrastructure and/or facilities

necessary to serve the Special Review Use; (3) limit the operating characteristics of the use; and/or (4)

specify the location or duration of the Special Review Use Permit (Section 8.2.D).

Standard STAFF FINDINGS

Section 8.2.D.1-5 General Standards

1. Consistent with Master Plan. The proposed Special

Review Use is appropriate for its proposed location, and

is consistent with the purposes, goals, objectives and

policies of all applicable legislatively adopted Teller

County master plan(s) or map(s).

This standard is met. The uses are location-

appropriate and consistent with the purposes,

goals, objectives and policies of the Teller

County Growth Management Plan for a use

that was originally approved by rezoning in

1975 and initially approved by the BoCC in

2014 as an SUP for Campground/RV Park

[although never developed].

2. Compatibility. The proposed Special Review Use is

appropriate for its proposed location and compatible with

the character of surrounding land uses, and does not

create a nuisance.

This standard is met. The uses are location-

appropriate, compatible with the character of

surrounding land uses, and do not create a

nuisance. This site was approved for a

campground use by rezoning in 1975. The

original campground was authorized 55

spaces and this request is for no more than

30. [less impact]

3. Zone District and Use Standards. The proposed

Special Review Use complies with the Standards of the

zone district in which it is located and any Standards

applicable to the particular use. Where the Standards are

different, the more stringent applies.

This standard is met. The uses comply with

all applicable A-1 zone district standards.

4. Design Minimizes Adverse Impact. The design of the

proposed Special Review Use minimizes adverse impacts

to adjoining and/or adjacent and surrounding lands, water

As conditioned, this standard is met. The

proposed use creates minimal adverse

impacts. All adverse impacts to adjoining

and/or adjacent and surrounding lands, water




and air resources, wildlife habitat, scenic and other

natural resources, and existing infrastructure.

and air resources, wildlife habitat, scenic

resources, and existing infrastructure have

been identified, minimized and mitigated

subject to conformance with agency referral

responses as applicable.

5. Development Standards. The proposed Special Review

Use complies with the appropriate Standards in Chapter

4 Infrastructure, Chapter 5 Site Development, and

Chapter 6 Critical Areas of these Regulations.

As conditioned, this standard is met. The

uses have been evaluated and found to be in

compliance, as conditioned, with all

applicable and appropriate standards in LUR

Chapters 4, 5 and 6.

Section 8.3 Particular Use Requirements

8.3.F. Campground or Recreational Vehicle Park. Except for

those pre-existing, legally non-conforming campgrounds

previously approved in the obsolete Campground (CG) Zone

District, a campground is not permitted except by Special Use

Permit. (See Chapter 2, Section 2.10.1 Campground Zone

District (CG).) The following apply:

1. Definitions. a. Campground. A campground provides overnight or

short-term sites for two or more tents or camper vehicles.

Continuous occupancy of a Campground by a person for a

period in excess of 90 days is prohibited. b. Recreational

Vehicle Park. A Recreational Vehicle Park provides

overnight or short-stay parking spaces for two or more

recreational vehicles, including travel trailers, mobile

homes, and camper vehicles. A Recreational Vehicle Park

may also provide tent camping. Continuous occupancy of a

Recreational Vehicle Park by a Recreational Vehicle for a

period in excess of 90 days is prohibited.

2. Sanitary Sewage Disposal. An adequate and safe sanitary

sewage disposal system meeting all requirements of

Section 4.8 Sanitary Sewage Disposal of these Regulations

must be provided in all Campgrounds and Parks for

conveying and disposing of sewage from sanitary stations,

service buildings, and other accessory facilities. Design of

systems not connected to a central system shall be based on

the maximum number of spaces to be provided and the

sewage flow requirements of the Teller County Sewage

Disposal Regulations.

a. Disposal Stations At least one station for the proper

disposal of liquid wastes from sewage holding tanks,

approved by the Teller County Environmental Health

Department, must be provided for every 100 spaces. b.

Gray Water Gray water (liquid waste from kitchen sink

in camper/trailer/motor home) shall not be discharged on

the ground but must be discharged through an individual

sewer connection or at a sanitary disposal station.

3. Parking Adequate on-site, off-road, parking spaces shall

be provided within at least 200 feet of each individual

camping or recreational vehicle campsite. Parking spaces

must be properly surfaced and drained, and otherwise meet

the design and number requirements of Section 5.7 Parking

and Loading.

This standard is met. The use has been

evaluated and found to be compliant with all

applicable and appropriate standards for a

campground or recreational vehicle park. The

tent and RV park utilizes the existing

footprint to the extent possible; sanitary

sewage disposal, parking, water supply and a

service building have all been considered and

addressed; and the campground will be

supervised and monitored by the property

owners and/or a manager hired by the owners.




4. Water Supply An adequate and legal supply of water

must be provided in every Campground or Park to serve

service buildings, watering stations, drinking fountains, fire

hydrants, individual water connections and other accessory

facilities. The proposed water supply system (1) should be

capable of supplying at least 50 gallons per space per day

for all spaces lacking individual water connections and 100

gallons per space per day for all spaces provided with

individual water connections; (2) meet the requirements of

Section 4.9 Water Supply; and (3) provide for the

following: a. One outlet per every 25 sites. b. Easily

accessible water supply outlets for filling water storage

tanks.

5. Service Building (Bath House) for Non-Self-Contained

Units A central Service Building with parking spaces must

be provided in a Park or Campground for units without the

necessary sanitary facilities. The Service Building should

be located conveniently and provide the necessary facilities

compatible with the type of Park or Campground proposed.

6. Supervision a. Owner Equally Answerable The park or campground

owner and operator, in addition to the individual camper or

vehicle owner and tenants or users, are each liable for any

violation of these Regulations. b. Refuse Handling The

storage, collection and disposal of refuse in a park or

campground shall be so arranged so as not to create health

hazards, rodent harborage, insect breeding areas, accident or

fire hazards, or air pollution. Bear-proof containers shall be

used, and all refuse shall be collected and removed for

disposal at an approved waste deposit site a minimum of

once per week. c. Pest Control Grounds, buildings and

structures shall be maintained free of insect and rodent

harborage and infestation. Extermination methods and

other measures to control insects and rodents shall conform

with the requirements of the Teller County Environmental

Health Department and the Colorado Department of Public

Health and Environment. d. Pet Control The owner or

manager of a park or campground, or the owner and/or

person in charge of any dog, cat, or other pet animal shall

keep such animal on a leash no longer than 10 feet, or shall

confine such animal within the unit space or designated

areas within the park or campground. No such animal shall

be allowed to be a nuisance.

6. RECOMMENDED MOTION

The Planning Commission recommends that the Board of County Commissioners APPROVE the

request by Lowell and Julie Morren (Applicant & Property Owner) for a Special Use Permit for

“Campground or Recreational Vehicle Park” special use on approximately 9.96 acres described as

portions of government Lots 6 and 43, zoned Agricultural (A-1), located in Section 33, Township



14 South, Range 69 West of the 6th P.M., Teller County, CO (12458 South State Highway 67,

Cripple Creek), incorporating staff’s findings as contained in the Staff Report dated July 8, 2020,

and further finding that the application complies with such pertinent, individual conditions of use

specified in the granting of a Special Review Use Permit, is compatible with the general provisions

of the Teller County Land Use Regulations, and that satisfactory provisions and arrangements have

been made concerning the criteria for approval; and with adoption of the following CONDITIONS

OF APPROVAL:

A. Subsequent Applications. Any subsequent development applications for the lands subject to

this application shall comply with the areas and uses as depicted on the Site Plan submitted by

March Surveying (job no. 13-064) with a revision date of 03-11-2014 as submitted and filed

with this Special Review Use application. Approval of this Special Use Permit does not imply,

indicate nor suggest approval or likelihood or availability of approval of, nor does it in any way

approve or grant, any subsequent land use permits, platting or other development applications or

requests.

B. Government Lots. This Special Use Permit applies to only that part of Government Lot 6 and

that part of Government Lot 43 as depicted on the Site Plan. The Applicant herewith agrees that

the Campground can only operate if these two lots are held in common and unified ownership.

If the Applicant desires to sell, own, control, or operate one lot or the relevant parts thereof

independent of the other, the boundaries of this Special Use Permit must be amended.

C. Operating Hours. Pursuant to the Application submittal, this Special Use Permit shall allow

check-in/check-out between the hours of 8:00 AM and 5:00 PM, 7 days per week. This

approval is for seasonal use of the campground only, spring through fall, [April 1 – October 31].

Any change to the operating hours or any intent to operate the Campground and RV park on a

year-round basis will require an amendment to the Special Use Permit.

D. Licenses/Permits/Authorizations. At all times during occupancy of site and operation of the

uses, the Applicant shall have, maintain, be subject to and comply with all local, state and

federal terms, requirements, conditions, codes, ordinances, regulations, permits, licenses and/or

other authorizations pertaining to the uses and supporting structures and infrastructure, as they

may be amended or replaced from time to time.

E. Agency Responses. The Applicant shall comply with all requirements as stated in the agency

responses attached to this staff report and summarized in Section 3 of this Staff Report.

F. Representations. Unless otherwise modified by these conditions, all material representations

of the Applicant in his submittal material and in public hearings shall be considered binding.

STAFF REPORT

APPLICANT PRESENTATION

PUBLIC COMMENT

APPLICANT RESPONSE

PLANNING COMMISSION DELIBERATION AND MOTION



APPENDIX A: MAPS







A-1 A-1







APPENDIX B: REFERRAL RESPONSES

























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