Lost Moose Meadows campground subdivision approved by BOCC

Lewis and Clark County County Commissioners approved the Lost Moose Meadows Campground Subdivision at their meeting in Helena Tuesday, Nov. 9.

The decision clears the way for property owners Matt and Nichole Simpkins to begin development of a 40-space RV park on 30.74 acres about three miles west of Lincoln, just north of Highway 200.

The Board of County Commissioner's decision included approval of a variance for fire protection that county planning board originally recommended against at their Oct. 18 meeting.

For the Simpkins', the fire protection variance was a major concern since under the current subdivision regulations, the campground would have needed an on-site fire protection system capable of handling structure fires in a traditional 40-lot subdivision. The requirement stems from safety concerns related to fire fighters and equipment crossing or traveling on busy highways to reach water sources. The hydrant nearest the Lost Moose meadows property is about half a mile away at the Dalton Mountain Bridge, on the opposite side of Highway 200.

However, a letter provided by Lincoln Fire Chief Zach Muse recommended approval of the variance due to the capabilities of Lincoln Fire Rescue and the conditions on the ground.

During a public hearing on the subdivision held in conjunction with the Nov. 5 Lincoln Government Day meeting, Commissioner Jim McCormick asked Muse about the LRD's initial attack capabilities and whether it could handle a camper trailer fire at the planned campground. Muse explained that the department responds with "7500 gallons right out the door" with their tenders and pumper truck. He said unlike stick-built homes, which can require up to 10,000 gallons of water, mobile home fires usually use about 1500 gallons of water.

"I don't see it as a problem at all," he said.

If more water were needed, Clear Creek, which runs along one edge of the property, could also be pressed into service as a water source, since it is still running despite this year's dry conditions. Muse also confirmed that the firefighters could handle traffic control to keep everyone safe if they needed to cross Highway 200 to pull water from the Dalton Bridge hydrant.

"With our process, we obviously amended the decision that the planning board made," Commission Chair Andy Hunthausen said Nov. 9, after the commission unanimously approved the subdivision. "I just want to point out that's not done lightly, and one of the biggest reasons for me to approve the variance is the additional findings of fact and additional comments made by the fire chief and additional conditions on the ground up there that... maybe the planning board didn't have that information. So, I feel comfortable deviating from their decision and approving that variance and making some of the amendments we made to the document."

While fire protection was a significant issue, other concerns were also brought during the public comment period at the Lincoln Government Day hearing, including the proximity of the Cain's airstrip to the north, traffic on Highway 200, possible soil contamination and wildlife movements.

During the Lincoln hearing, county planner Lindsay Morgan explained that the planning board added a condition in October that a notice of the airstrip must be provided to property owners in the subdivision. In this case, that notice only applies to the Simpkins who are the sole property owners.

Bruce Margolius, who owns the property adjoining Lost Moose Meadows to the west, voiced several objections he has to the campground project.

Foremost among them was concern about access to the property, which he believed creates safety issues on Highway 200 due to the property's location along the first straightaway east of the Blackfoot Canyon.

"When people come out of the canyon, they can't see the other lane until they get to just about Lone point," he said, referring to concerns about the possibility of accidents as eastbound drivers meet campers entering or exiting Lost Moose Meadows as they try to pass slower vehicle after clearing the canyon.

Margolius also said he has concerns about the visibility on the property's east access, due to a small rise to the east and a shed on the Montana Department of Transportation property that adjoins the Lost Moose meadows property to the east.

"I think that this is causing an unsafe situation," he said.

He also had concerns about the possibility of being held liable for accidents, since the west access will involve a shared easement for the two properties.

Among his other concerns, Margolius cited possible soil contamination on the property from sediments he believes may have flowed down onto the property from historic mining in Lincoln Gulch, concerns about elk migration through the property and the potential for drunk driving incidents among campground guests who drive into Lincoln for a drink.

During the Nov. 5 public hearing, commissioners also heard statements of support for the campground project and its potential benefit to Lincoln. Bill Cyr, a land manager for DNRC and local property owner couldn't attend but passed along his comments through Muse. Cyr's support for the project stemmed from recent increases in camper traffic and the damage caused to both public and private property by people looking for places to camp.

In his final statements to the commissioners at the Nov. 5 hearing, Matt Simpkins addressed several concerns noted by Margolius.

Simkins explained that they investigated the possible soil contamination and had the soil sampled in several locations. He said the results for heavy metals such as mercury were "less than measurable." He also said they had wildlife studies done to make sure they're not affecting the elk movement, and pointed out that, as a seasonal operation, the campground shouldn't affect the elk during the winter.

Simpkins agreed that speeds on Highway 200 are a concern but explained that they had a traffic study done by a private company (Ablein Traffic Services of Helena) and that MDT signed off on both approaches for the campground, which will be widened onto the campground property rather than on the easements the property shares with Margolius on the west and MDT on the east.

Hunthausen brought up the comments concerning the speed and added traffic on Highway 200 during the Nov. 9 commission meeting in Helena. He said the commissions finding of facts, based on information from MDT and Abelin covered those concerns, and that the campground isn't likely to create capacity issues for Highway 200.

The Nov. 9 meeting in Helena included an extensive review of the project, the conditions of approval recommended by the planning board and included commissioners' own amendments and mitigation conditions.

"It's an arduous process but one we have to go through. Thank you everybody for being so patient," McCormick said after motion to approve the application passed.