Item #1.  Special Review #328  - A special review request to expand an existing campground, Yellowstone River Campground and RV Park, on a 5.96 acre parcel of land, Lots 39A & 39B, Barnes Acres, in an Agriculture Suburban (AS) zone. The property owner is Douglas Barnes, and the agent is Travis West, P.E., Engineering West.

Planning Staff is recommending conditional approval based on the finding of the 3 review criteria for Special Review 328.
 

OWNER:	Douglas Barnes
AGENT:	Travis West, Engineering West
LEGAL DESCRIPTION:	Lots 39A & 39B, Barnes Acres
ADDRESS:	South of 309 Garden Avenue
CURRENT ZONING:	A-S
EXISTING LAND USE:	Vacant
PROPOSED USE:	36 New RV Sites
SIZE OF PARCEL:	5.96 acres

County Major Subdivision – Under 76-3-504(s), mobile home parks, manufactured home parks and RV parks must be reviewed by the Board of County Commissioners before portions of the property can be rented or leased.  Under Section 3.2 of the Yellowstone County Subdivision Regulations, six or more spaces for rent or lease with water and/or wastewater services shall be reviewed as a major subdivision. This project is proposing 36 new spaces for RV parking at the campground.
 

Zone Change #444 – A zone change from R-150 to AS on Lots 12C, 15, 17, 18B, 19C & 19D was granted October 19, 1993.

Special Review #208 – A special review request for the expansion of campground (KOA) was granted on September 14, 1993 on lots listed in Zone Change #444.
 

NORTH:	Zoning: R-150 Land Use: Yellowstone River Campground and RV Park
SOUTH:	Zoning: AS Land Use: Single family homes
EAST:	Zoning:  AS Land Use:  Vacant undeveloped land
WEST:	Zoning:  CC Land Use: Single family homes

The applicant is requesting a special review to expand an existing campground, the Yellowstone River Campground and RV Park.  The expansion includes an additional 36 spots on the south side of the existing RV Park.  The applicant states that the expansion is being requested to ensure continued economic stability of the business.  The park itself is a family operation built on property owned by the Barnes family for more than 100 years.  All sites are equipped with water, electric, sewer, cable and internet access and allow for RV pull through. 
 
The campground is located at the 27^th Street exit (exit 450) on Interstate 90, then south on Garden Avenue from 27^th Street.  Garden Avenue is classified as a collector street and carries approximately 1,470 vehicles per day.  The existing campground has approximately 110 RV hookup sites, tent sites, and some cabins for rent.  All interior drives are paved.  The site includes the following services and amenities:  nature trail, wireless internet, pool/hot tub/laundry, game room, fishing, playground, gift shop, pet areas, general store and RV supplies. 
 
Planning staff reviewed this application and is recommending conditional approval. The site included in the expansion is already developed with a paved drive, the area just south of the expansion site has already be designated as the proposed drainfield area.  This project will also be reviewed under the County Subdivision regulations as a subdivision for rent or lease.  Per Section 76-3-504(s), mobile home parks, manufactured home parks and campgrounds and RV parks are required to receive local review by the County Board of Commissioners to ensure sufficient facilities for health, safety and welfare of residents and users.  Under Section 3.2 of the Yellowstone County Subdivision regulations, the creation of six or more lots or camping spaces requires a county major subdivision review.  The applicant submitted the subdivision application concurrently with the Special Review application.  Per the regulations, the subdivision request will be reviewed with the following schedule:  August 1^st, subdivision preliminary plan application may be submitted to Planning; Planning Board review and recommendation to County Commissioners would occur in September; and approval of the preliminary plan would occur in October by the County Commissioners.  Once the preliminary plan is approved, the applicant may submit the final plan for review, approval, and recording.
 
Special review uses must meet three primary criteria; 1) the application complies with all parts of the Unified Zoning Regulations, 2) the application is consistent with the objectives and purposes of the Unified Zoning Regulations and the 2008 Growth Policy, and 3) the application is compatible with surrounding land uses and is otherwise screened and separated from adjacent land to minimize adverse impacts. This application conforms to the first criteria in so far that it is within a zoning district where campgrounds, public and private can be allowed by special review approval.
 
The application also conforms to the second and third criteria. The zoning regulations adopted by the Board of County Commissioners have designated Agricultural-Open Space and Agricultural-Suburban zones as districts where public and private campgrounds can be located by special review approval. The 2008 Growth Policy encourages new development that is compatible and similar to neighboring properties in form and use. The applicants propose to expand an existing RV Park located next to the applicant’s existing RV Park.  In addition, south of this location, the KOA Campground operates a similar facility.

Planning Division is recommending the following conditions:

 

1. The approval shall be limited to Lots 39A & 39B, Barnes Subdivision generally located south of 309 Garden Avenue.
2. This special review approval is for an expansion of 36 additional sites in an existing campground as described in the applicant’s letter. No other special review use is intended or implied by this approval.
3. These conditions of special review approval shall run with the land described in this authorization and shall apply to all current and subsequent owners, operators, managers, lease holders, heirs and assigns.
4. Failure to comply with these conditions of approval of the special review use shall be deemed a violation of the zoning regulations. Enforcement of the regulations and conditions shall be as set forth in Section 27-1601 et seq. of the Unified Zoning Regulations.

**NOTE**      Approval of this Special Review does not constitute approval of a building permit, zoning compliance permit, sign permit, or fence permit. Compliance with all applicable local codes will be reviewed at the zoning compliance permit level.


 

Planning Division recommends conditional approval and adoption of the 3 criteria for Special Review 328.