Camping World Seeks Zoning Change for Mound Avenue Property Amid Resident Opposition

The Bay County Planning Commission convened on August 19, 2025, to discuss a proposed land use change for a quarter-acre property located at 2312 Mound Avenue. The meeting focused on a request from the property owner to rezone the land from residential to general commercial, which would allow for increased business operations.

The discussion began with a review of the current state of the property, which is compliant with residential zoning but has previously been over-paved. The owner indicated that the site is currently vacant and fenced, with no direct access to Mound Avenue. The request for rezoning was presented as a logical extension of existing commercial operations, emphasizing that the change would not impact neighborhood traffic due to the property's secure boundaries.

The owner noted that 60% of the lot is already paved, and the proposed change would enhance business functionality and safety. However, concerns were raised regarding the potential increase in impervious surface area from 60% to 75% if the rezoning is approved. The commission highlighted the need for a drainage plan to manage stormwater effectively.

Public participation followed, with mixed opinions from residents. Some neighbors expressed strong opposition, citing fears of increased traffic and a decline in property values. They argued that Mound Avenue was never intended to be a commercial corridor and that the expansion would disrupt the neighborhood's aesthetics. Others, however, supported the proposal, stating that the property had been improved since the current owner took over and that the business would contribute positively to the area.

The commission concluded the public discussion and allowed the applicant to respond to the concerns raised. The owner reiterated that the request was not for further expansion but rather to utilize the existing paved area more effectively.

The meeting ended without a final decision, as the commission will need to weigh the community's feedback against the proposed benefits of the rezoning. Further discussions and evaluations are expected in future meetings as the commission considers the implications of the proposed land use change.