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Commissioners approve commercial rezoning at Woodland Road amid heated testimony over RV homes and flood risk
Summary
After extended public testimony from residents who live in RVs and neighbors concerned about floodplains and Little League fields, the board approved county zone change 718, allowing general commercial zoning on two parcels near Old Hardin and Woodland Road with subsequent permitting requirements.
Yellowstone County commissioners on Aug. 8 approved county zone change 718, rezoning two parcels at Old Hardin Road and Woodland Road from mixed-residential designations to general commercial, a move that will allow, subject to later permits, uses including a regulated recreational-vehicle (RV) campground.
Planning staff told the board the site contains floodplain that bisects the property and that several engineering and permitting steps — including DEQ permitting, floodplain permits and subdivision review for an RV campground — would be required before new development could proceed. Staff noted the Zoning Commission had recommended denial, citing compatibility with surrounding low-density residential uses, proximity to the floodplain and safety concerns near nearby Little League fields; planning staff, however, recommended approval after review of the 11 criteria.
Agent Greg Reed (WWC Engineering) told commissioners that traffic, stormwater and floodplain issues would be addressed during later permitting steps and that a zone change is the first step to legalizing the existing campground-like use on the property.
Several long-term Lockwood residents who live in RVs described their RVs as their homes and said denying the zone change would leave families without affordable options. Denise Anz described daily life at the site and told the board, “Please vote yes to keep our home,” saying a denial would leave her and others homeless. Opponents emphasized drainage, regular flood events and the campground’s proximity to a frequently used Little League field, arguing that commercial zoning could allow uses incompatible with adjacent residences unless strict conditions apply.
Commissioners discussed whether a conditional or special-review approval might be appropriate, and staff explained state campground licensing varies (some licenses limit stays to 14 days). One commissioner moved to approve zone change 718 consistent with planning staff findings that the proposal meets the county’s 11 review criteria; the motion carried by voice vote.
Planning staff said the zone change does not itself authorize construction — any subdividing, campground licensing or other development would require subsequent permits, floodplain approvals and, where applicable, state licensing.
