The Applicant is requesting a delay to the November Meeting date in order to amend the request to include a lot area variance in order to accommodate the number of cabins proposed for the campground.

County Special Review 337 – 4204 Old Blue Creek Road – Campground – A request for Special Review approval pursuant to Section 27-1002.C, Table 27-1000.1 of the Yellowstone County Zoning Regulations to allow a campground in the Agriculture 10 Acres and Over (A) zoning district. The proposal is for a small-scale overnight lodging development consisting of nine (9) cabins on Tract 1-A of Amended Tract 1, C.O.S. 256, S 21, T 1, R 26 E, containing approximately 54.7 acres. A pre-application neighborhood meeting was held on August 25, 2026, at the subject property Tax ID: D01962.

The Planning Division recommends granting the request for delay to the November Commission meeting so the applicant may include a request for a lot area variance. 

OWNERS: Todd J. Teyler & Amani A. Teyler
LEGAL DESCRIPTION: Tract 1-A of Amended Tract 1, C.O.S. 256, S21, T01 S, R26 E
ADDRESS: 4204 Old Blue Creek Road
CURRENT ZONING: Agriculture 10 Acres and Over (A)
EXISTING LAND USE: Vacant/undeveloped agricultural land
PROPOSED LAND USE: Small-scale overnight lodging/campground
SIZE OF PARCEL: Approximately 54.7 acres

None.

See attached.

NORTH: Zoning: Residential Manufactured Home (RMH) & Agriculture (A) 
 Land Use: Residential single-family & undeveloped ag land
SOUTH: Zoning: Agriculture (A)
Land Use: Bureau of Land Management open space
EAST: Zoning: Agriculture (A) 
Land Use: Bureau of Land Management open space
WEST: Zoning: Agriculture (A) 
Land Use: Undeveloped ag land

The applicants propose a small-scale, owner-operated overnight lodging development consisting of nine cabins located at 4204 Old Blue Creek Road adjacent to the Yellowstone River. The property is zoned Agriculture 10 Acres and Over (A). A campground is permitted within the Agriculture zoning district upon approval through the Special Review process. Seven cabins are proposed north of Old Blue Creek Road near the Yellowstone River, with two cabins proposed south of the road. An office will support the lodging operation, and a future residence and shop are also proposed on the south side of the property. The project is proposed to develop in phases as applicable permits are obtained and improvements are completed.

A pre-application neighborhood meeting was held on August 25, 2026. Following that meeting, the applicants revised the site layout in response to recommendations concerning roadway approaches and internal circulation.

The preliminary site plan depicts cabins distributed along the property rather than concentrated in a single area, with associated parking, internal gravel drives, septic facilities, a shared well, and drainfield areas. The site plan also illustrates the relationship of the proposed development to Old Blue Creek Road and the Yellowstone River.  According to the applicant's narrative, a preliminary feasibility assessment by IMEG found no significant planning or engineering constraints that would prevent the project from moving forward, and preliminary soil investigations indicated that onsite wastewater treatment appears feasible.

Approval of the Special Review authorizes the proposed campground use but does not constitute approval of final engineering, access, sanitation, wastewater, water supply, building, compliance with fire safety or other permits that may be required by Yellowstone County or other applicable agencies.

STAKEHOLDERS
In accordance with applicable public notice requirements and the City-County Planning Division's adopted procedures, staff provided notice of the proposed Special Review to property owners and interested parties within 300 feet of the subject property. Notice was also posted on the subject property on September 14, 2026, in a location visible from the public right-of-way, and legal notices were published in the local newspaper on September 11 and September 18, 2026.

As of the date of this staff report, no public comments have been received regarding the proposed Special Review.

SUMMARY
Special Review applications are evaluated under the nine decision criteria contained in Section 27-1622.D of the Yellowstone County Zoning Regulations. The Consolidated Yellowstone County Zoning Commission may recommend approval or conditional approval, and the Board of County Commissioners may approve or conditionally approve the request, only upon finding that the applicable criteria are satisfied.

1. The special review use is consistent with the County's growth policy and applicable neighborhood plans, if any.
The Agriculture zoning district permits campground uses through Special Review, allowing consideration of recreational and visitor-oriented uses where the location, scale, and site characteristics are appropriate. The proposed development consists of overnight lodging cabins distributed across an approximately 54.7-acre property. The development is intended to provide lodging for visitors using recreational opportunities associated with the Yellowstone River and surrounding area, including fishing, boating, wildlife viewing, and other outdoor recreation.

2. The establishment, maintenance, or operation of the special review use will not be detrimental to or endanger public health, safety, morals, comfort, or general welfare.
The proposed development is designed for nine overnight lodging cabins, and a future residential dwelling with a shop on approximately 54.7 acres. The size of the property provides a substantial area for separation of the proposed buildings from one another and from surrounding properties.  Future development will also be required to comply with applicable requirements for access, sanitation, wastewater disposal, water supply, fire protection, and other public health and safety standards. 

With compliance with applicable regulations and the conditions of approval, Planning staff finds that the proposed use is not anticipated to be detrimental to public health, safety, comfort, or general welfare.

3. The site for the proposed use is adequate in size and topography to accommodate the use while meeting the other requirements of the Zoning Code.
The subject property contains approximately 54.7 acres. The proposed nine-cabin development represents a relatively low-intensity use of the property and provides substantial area for the cabins, office, parking, internal circulation, utilities, setbacks, and open space. The preliminary site plan distributes the cabins across the property and provides individual or shared parking areas and internal access. According to the applicant, preliminary engineering and soil evaluations indicate that the site appears capable of accommodating the proposed development and onsite wastewater treatment.

4. The special review use will not be injurious to the use and enjoyment of other property in the immediate vicinity, nor substantially diminish or impair property values within the neighborhood.
The surrounding area contains agricultural, residential, and recreational uses. The proposed cabins are distributed across the property, providing separation between individual lodging units and surrounding properties. The applicants have stated that the development is intended to retain substantial open space and maintain the rural character of the property. The limited number of cabins, size of the property, and ability to establish appropriate setbacks, buffering, access, and operational requirements provide reasonable measures to limit impacts on neighboring properties. A Master Site Plan review will be required to review site development and determine if additional buffering from adjacent properties will be required. 

Planning staff finds that, with compliance with applicable development standards and conditions of approval, the proposed use is not anticipated to substantially interfere with the use and enjoyment of surrounding properties.

5. The special review use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district.
The proposed development is contained within the approximately 54.7-acre subject property and does not require development or improvements on adjoining private property.  The proposed development is not expected to interfere with the use or future development of surrounding properties and any future expansion beyond the nine cabins proposed under this application would be subject to applicable County review and approval requirements, including, but not limited to a second special review application.

Planning staff finds that the proposed use will not impede the normal and orderly development of surrounding property.

6. Conditions necessary to protect public health, safety, and general welfare can be established.
Section 27-1622.D allows conditions addressing the regulation of the use, setbacks, buffering, parking, roadway improvements, vehicular access, signs, noise, hours of activity, timeframe for development, duration of the use, and other measures necessary to ensure orderly development. 

1. Special Review 337 allowing a campground on the property located at 4204 Old Blue Creek Road, legally described as Tract 1-A, Amended Tract 1, Certificate of Survey No. 256, S21, T1S, R26E. Along with associated variance (the Variance is to be submitted before Commission consideration in November) from Table 27-900.1 of Section 27-901 requiring 10 acre minimum to allow five-acre minimum area per dwelling unit. Approval shall be limited to 10 buildings, one single family home with garage and substantially compliant with the submitted site plan. No other variance is intended or implied.
2. Any expansion beyond the nine overnight lodging cabins and one single-family dwelling, or any other substantial modification to the approved use, shall require additional review and approval as applicable under the Yellowstone County Zoning Regulations and Yellowstone County Buildings for Lease or Rent Regulations.
3. Prior to development of the site, the applicant/developer shall apply for and receive approval of a Master Site Plan and Zoning Compliance permits.
4. All required approvals for water, wastewater and stormwater shall be obtained from Montana Department of Environmental Quality. 
5. A 30,000-gallon dry hydrant shall be provided for fire suppression. Dry hydrant connection and installation shall be approved by Blue Creek Volunteer Fire Department. Proof of installation shall be provided to the Planning Division and Yellowstone County Department of Emergency Services.
6. All access, driveway, and roadway improvements shall comply with applicable Yellowstone County Road Policy and receive approval from Yellowstone County Public Works. 
7. Landscaping shall comply with applicable Yellowstone County Zoning requirements, including required sight-obscuring fencing, landscaping buffer and tree plantings along the side and rear property lines to provide buffering from adjacent properties.
8. Any signs associated with the approved use shall be subject to separate review and permitting in accordance with the Yellowstone County Zoning Regulations.
9. All exterior lighting shall be contained on the site through the use of full-cutoff fixtures, shielding, or other appropriate measures to prevent light from spilling onto adjacent properties.
10. The campground shall observe quiet hours between 10:00 p.m. and 7:00 a.m. During quiet hours, noise shall not be audible beyond the boundaries of the campground.
11. The operator of the campground shall appoint an individual to act as a contact person and complaints about failure to comply with these conditions or noise shall be directed to that person. The name, address, and phone number of the contact person will be provided to Yellowstone County Code Enforcement, County Planning, and the County Commissioners. 
12. The approval of this special review, the associated variance, and all conditions of approval shall run with the land and shall apply to current and subsequent property owners, operators, managers, leaseholders, heirs, successors, and assigns.

7. Adequate utilities, access roads, drainage, and/or necessary facilities have been or are being provided.
The preliminary site plan identifies internal access drives, parking areas, a shared well, septic systems, and drainfield areas to serve the proposed development. The proposed campground will be subject to all required water, wastewater, drainage, access, and other necessary facilities will be subject to applicable County and agency review and permitting prior to development.

8. Adequate measures have been or will be taken to provide ingress and egress to minimize traffic congestion in public streets.
The subject property has frontage and access along Old Blue Creek Road. The preliminary site plan provides internal circulation and parking areas intended to accommodate traffic generated by the use. Final access locations and any required improvements will be subject to applicable Yellowstone County Road Policy and receive approval from Yellowstone County Public Works. Based on the limited scale of the proposed use and the ability to provide appropriate access, adequate measures have been or can be taken to provide ingress and egress while minimizing traffic impacts on Old Blue Creek Road.

9. The special review use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified by the County Commission.
The subject property is zoned Agriculture 10 Acres and Over (A). A campground is permitted in the Agriculture zoning district upon approval through the Special Review process pursuant to Section 27-1002.C, Table 27-1000.1. The proposed nine-cabin campground will remain subject to all applicable development standards and requirements of the Agriculture zoning district and Yellowstone County Zoning Regulations, except for any specific modifications approved by the County Commission as part of this Special Review. Any future expansion or modification beyond the scope of this approval will be subject to the applicable review and approval requirements in effect at that time.