Staff proposes the Planning Board recommend to the Board of County Commissioners conditional approval for the preliminary plan of Yellowstone River Ranch RV Park, and adoption of the Findings of Fact as presented in the staff report.

On June 1, 2023, IMEG, agent for Cameron Jones, applied for preliminary major plan approval of Yellowstone River Ranch RV Park. The subject property is generally located on the north side of Highway 312 and west of Nibbe. This parcel of land is outside of zoning. It is surrounded by farmland with few residential properties.

VARIANCES REQUESTED
No variance has been requested from the County Subdivision Regulations.

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 protect public health and safety, prior to final plan approval, the applicant will receive approval from the MDEQ for the proposed water systems, septic systems and the proposed storm water management.
2. To provide future funding for the maintenance of public road within the proposed subdivision, prior to final plan, the applicant will create an RSID for the public road section that provides access to the dry hydrant system.
3. To protect public health and safety with proper fire suppression, prior to final plan approval, the applicant will submit drawings to Worden Fire Department for review and approval of the proposed design and location of the dry hydrant and create an RSID for its maintenance.
4. To minimize effects on the natural environment, prior to final plan approval a weed management plan and property inspection shall be completed by the County Weed Department.
5. Minor changes may be made in the SIA and final documents, as requested by the Planning, Legal 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 Yellowstone County Subdivision Regulations, and depict compliance with section 6.4. The final plan shall comply with all rules, policies, and resolutions of Yellowstone County, and the laws and Administrative Rules of the State of Montana.

PROCEDURAL HISTORY

• Pre-application meeting December 12, 2022
• Preliminary plan application submitted to Planning Division on June 1, 2023
• Departmental review meeting June 15, 2023
• Preliminary plan re-submittal June 22, 2023
• Planning Board plan review July 11, 2023
• Planning Board public hearing July 25, 2023
• Preliminary plan to Board of County Commissioners, August 15, 2023
• 60 working-day preliminary plan review period ends August 25, 2023

 

There are no stakeholder responses at this time. Stakeholder input will be received at a public hearing scheduled for this subdivision on July 25, 2023.

Planning Board Plan Review, July 11, 2023.

Staff gave a presentation about the proposed RV subdivision to the planning board. President Cook asked the board members if there were any questions for staff. Board member Staley asked for clarification on the required separation between the units and the distance from the proposed hydrant to the end of the proposed parking area.  Staff stated that the dry hydrant must be within 1/2 road mile of the farthest point in the proposed RV park. Board member Woods asked regarding the drainfield, specifically what type of system is it going to be. Anna Vickers, with IMEG, agent for the applicant, stated it will be a low pressure dose system, and it will be built in accordance with DEQ requirements. Board member Woods asked for clarification of the exclusion zones shown on the plan. One for the well and another for the dry hydrant.  Vickers stated the two zoned are to keep separation distances and avoid cross contamination. Board member Staley asked if the distance and spacing affects fire safety. Ms. Vickers referred to the third page in the plan that shows the separations between units and that they meet the requirements set out in YCSR. Board member Staley stated that Chief Strom is the fire chief in Worden. 

Anna Vickers with IMEG, agent for the applicant, stood to answer any other questions.
Ms. Vickers stated they will show the separation distances on the final plan.  A question was asked about fencing the RV park. Ms. Vickers stated there is no plan for fencing.  A question was asked about the parking area for the RV's and would they be gravel. Ms. Vickers stated the parking area is gravel with some landscaped areas in correlation with the required separation distances. A County Weed Plan will be submitted as a part of final plan review.  Covenants will be included on management of the property and will include the weed management plan. The weed plan will be the responsibility of the property owner, who also will own the RV park.  Dennis Cook asked will there be a maximum time someone can stay at the RV park? Ms. Vickers stated the owner intends for a recreational parking spot with a restriction of a maximum 14-day use of an RV space. This will also be within the Covenants and Restrictions for the RV park. The subdivisor’s intent is not for long term stays or uses.  This project is to support/encourage tourism in the area.

There were other questions from the board. 

In accordance with state law, the Board of County Commissioners have 60 working days to act upon this major preliminary plan. The 60 working day review period for the proposed subdivision ends on August 25, 2023. State and City subdivision regulations also require that preliminary plats be reviewed using specific criteria, as stated within this report. The City may not unreasonably restrict an owner's ability to develop land if the subdivider provides evidence that any identified adverse effects can be mitigated. Within the 60 working day review period, the Board of County Commissioners is required to:
1. Approve;
2. Conditionally Approve; or
3. Deny the Preliminary Plan

This plan will have no fiscal impacts on the City/County Planning Division.

The purpose of the County’s subdivision review process is to identify potential negative effects of property being subdivided. When negative effects are identified it is the subdivider’s responsibility to mitigate those effects.  Various County departments, private service/utility providers and the affected school district(s), have reviewed this application and provided input on effects and mitigation.  The Findings of Fact, which are presented as an attachment, discuss potential negative impacts of the subdivision and conditions of approval are recommended as measures to further mitigate any impacts. In this case, there were found to be some impacts from this proposed subdivision.