Buena Vista Trustees Approve Code Updates for Worker Camps in Commercial and Light Industrial Zones on Highways – by Carly Winchell

The Buena Vista (BV) Board of Trustees (BoT) approved updates to the city code related to temporary worker encampments during a continuing public hearing on Tuesday, August 27.

The public hearing on amending the Temporary Camps section of the Municipal Code has been a topic of conversation for a while. The hearing was first opened during the July 9 meeting of the Governing Board. It was continued after no public comments and a recommendation from Planning Director Joel Benson. Benson explained during that meeting that the item was not yet ready to be discussed, although it had been posted on the agenda.

At that point, it was carried over to the Board’s July 23 meeting. During that meeting, trustees discussed the proposed changes and made suggestions for revisions. The Board decided to again extend the hearing, this time to Aug. 27, to allow time to hear recommendations and receive minutes from the Planning and Zoning meeting covering its hearing on the topic.

There were no public comments during the final public hearing. After a brief debate, the board unanimously approved the code updates.

It is worth noting that these changes will allow workers to camp in highway commercial districts (HC). In addition, those using light industrial zone districts (I-1) will now need to apply for permits to do so.

“Camping is permitted in these zone districts in recognition of the shortage of worker housing and high housing costs. In the future, these barriers to worker housing may be lessened,” the ordinance states. The text states that this is not a permanent solution and does not create a “grandfathered right to camp in these zone districts indefinitely.”

Camping is permitted for employees of the requesting company and members of the employee’s immediate family, such as spouse, common-law partner and children.

According to the code, “living and sleeping structures must be fully enclosed, weather-resistant, and of a quality suitable to withstand the local climate for the duration of the permit.” A tent, for example, may suffice during the warmer months, but would not be suitable during the winter.

Any campsite must be 250 feet from Highway 24 and fifteen feet from neighboring properties with protective screens. Protective screen requirements follow the storage standards outlined in Section 16.03.3.3.4(D)(2) of the Code.

Businesses wishing to take advantage of the temporary seasonal camp for their workers will need to complete an application, which will then be reviewed by the Planning and Zoning Commission. The Commission will provide a recommendation to the BV City Manager, who can then determine if they meet the requirements and issue a permit.

The full text of the ordinance is available in the trustee meeting packet beginning on page 108.

Trustee Cindie Swisher asked when trustees should consider whether this temporary solution was no longer necessary.

Trustee Maggie Huyck said they would have to wait and see how many applications they receive and how much the option is used. “We expect that in the next couple of years our housing situation will change dramatically,” Huyck said. “I would almost feel comfortable just leaving it like that and having that as a benefit of being an employer at BV.”

Trustee Gina Lucrezi agreed with Huyck and said she saw no need to set or speculate on a completion date at this time.

Trustee Devin Rowe suggested that if the situation gets out of hand “and every business on Highway Commercial has a little trailer park,” that could be grounds for a review. “If it’s just one or two here and there, I don’t really think there should be a specific end date,” Rowe said.

Rowe also mentioned businesses in light industrial areas that have been able to have workers camp out without the application process. Rowe and Planning Director Joel Benson said they would have to reach out to businesses in that area district to let them know about the new process.

Trustee Micha Rosenoer moved to approve the ordinance, Lucrezi seconded it and it passed unanimously.

A full video of the Tuesday, August 27, trustee meeting is available on the city’s YouTube channel.