On August 3, 2015, the Planning Division received an application for preliminary plan approval for the proposed Yellowstone River Campground and RV Park Expansion. The property is located at 309 Garden Avenue about a half mile south of the intersection of South 27th Street and Garden Avenue. This project is reviewed as a subdivision for rent or lease under Chapter 6 of the County Subdivision Regulations and plans for 36 new RV spaces on 2.8 acres. Since a subdivision for rent or lease does not involve a property survey, a final site plan and subdivision improvement agreement will be recorded when this project completes preliminary and final plan review. Planning Board reviewed the plan at its meeting on September 9 and will conduct a public hearing at this meeting.

Staff recommends that the Planning Board recommend that the Yellowstone County Board of County Commissioners conditionally approve the preliminary plan of the Yellowstone River Campground and RV Park Expansion and adopt the Findings of Fact as presented in the staff report.

PROPOSED CONDITIONS OF APPROVAL
Pursuant to Section 76-3-608(4), MCA, the following conditions are recommended to reasonably minimize potential adverse impacts identified within the Findings of Fact.
 

1.  To minimize effects on local services, the natural environment, and public health and safety, prior to final plan approval the developer will receive approval from the City of Billings Public Works Department for additional connection to the municipal water system, and approval from the Montana Department of Environmental Quality for the proposed onsite wastewater treatment system.
2. To minimize the effects on public health and safety and to ensure compliance with the Yellowstone County Subdivision Regulations, prior to final plan approval the developer will receive written approval from the Billings Fire Department that the 20-foot wide emergency access road has been built, gated, and signed to proper standards.
3. To minimize effects on the natural environment, public health and safety, and to ensure compliance with the Yellowstone County Subdivision Regulations, prior to final plan approval the developer will receive approval from the Montana Department of Environmental Quality to ensure proper storm water management practices, and facility design are followed in the campground expansion.
4. To minimize the effects on local services, the developer will coordinate with private utility providers and indicate any utility locations or easements on the final plan for the campground expansion.
5. Minor changes may be made in the SIA and final documents, as requested by the Planning and/or Public Works Departments to clarify the documents and bring them into the standard acceptable format.
6. The final plan shall comply with all requirements of the County Subdivision Regulations, rules, regulations, policies, and resolutions of the Yellowstone County, and the laws and Administrative Rules of the State of Montana.

No variances have been requested from the Yellowstone County Subdivision Regulations for this proposal.

The Planning Board conducted its plat review of the Yellowstone River Campground and RV Park at its meeting on September 9, 2015. The Board had a few questions during its discussion of the preliminary plan regarding new and existing septic drain fields, floodplain location, existing trees, and existing and planned trails in the area. 

Planning Board Vice President Don Reed noted there are multiple drain fields in the area and asked about the possibility of groundwater pollution on the surrounding properties.  Wyeth Friday agreed this could be a concern as there is no City sewer service in this area, which makes development challenging.  Forrest Mandeville, of Engineering West which is the agent for the applicants, explained that MDEQ requires non-degradation calculations to determine that there is no groundwater pollution from the new septic systems and drain fields.

Planning Board Member Donna Forbes commented on the large existing trees along Garden Avenue and asked if this property will be enhanced with trees.  Wyeth Friday said the larger trees along Garden Avenue may present some issues with right-of-way development in the future, but that they are remaining in place at this time. He said had been some concern from the applicants of the effect on the existing trees should additional right-of-way be provided for Garden Avenue. 

Planning Board Member Darrel Tunnicliff asked if there are any floodplain issues on the property.  Wyeth Friday referred to the site plan and pointed out the flood fringe and the flood plain boundary that are just east of the subject property.  Darrell Tunnicliff commented that the KOA jusyt down the road from the subject property was flooded 30 years ago. Wyeth Friday added that along with identification of the flood plain on the plan, language is being included in the SIA to alert potential owners of potential for changes in the river based on a Channel Migration Study conducted by the Yellowstone River Conservation District.
 
Dick Clark asked about existing and proposed pedestrian trail easements in the area. Wyeth Friday said there have been some discussions with the property owners about future trail options based on the 2012 Yellowstone Riverfront Trail Feasibility Study and 2011 Billings Area Bikeway and Trail Master. He said the property owners shared some concerns about past damage from trespass on their property and they are not interest at this time in providing trail easements. However, Wyeth said discussions are ongoing.

Planning Board Member Don Reed asked if there will be any new permanent structures added to the expanded campground area.  Forrest Mandeville stated there will be no permanent structures other than the drain field and an emergency access.  Wyeth Friday pointed out the existing buildings and the pool on the plat map.