Commissioners approve special-use rezoning for glamping site with health-department and occupancy conditions

Stephanie Harris and her husband sought rezoning for 133-009 (Bishop Circle, Warm Springs) so that a family glamping site could operate as an Airbnb-style campground. The planning commission recommended approval with conditions; the county planning presenter and applicant both addressed the board during a public hearing on Sept. 23.

Planning staff reported the site is a 47-acre tract; the planning commission recommended approval with conditions that included limiting permanent structures (geodomes) to six, protecting vegetation buffers adjacent to residential properties, requiring health-department approval of wastewater systems before operation, restricting amplified music and outdoor events between 10 p.m. and 7 a.m., and limiting downcast, shielded exterior lighting. During the hearing, questions arose about a bathroom structure that had been built before a permit and an engineer’s June 2024 letter noting required structural repairs; the applicant said she had since obtained engineering work and followed inspector direction to make required repairs and obtain approvals for septic and well systems.

Commissioners noted a need to set a site-occupancy limit tied to public-health infrastructure. After discussion the board approved the request with conditions: protect vegetation buffers; require health-department approval of the wastewater system prior to operation; occupancy limited to the lesser of the health-department rating for the wastewater system or 24 people; restrict amplified music/outdoor events from 10 p.m. to 7 a.m.; and require downcast, shielded exterior lighting. The motion was moved and seconded and the board recorded the vote in favor.

The record includes planning-board recommendations and staff findings. Commissioners also discussed enforcement (code enforcement, sheriff) and monitoring of on-site occupancy and agreed on the health-department link to determine the final numerical cap. The applicant was told she could return to the board if additional clarification or amendments are required.