[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6209016,"mediaKeyId","3738704-01f4c3e07cb16469083f212470889ec6","parentId",3738704,"title","Planning board approves Gully Ranch event venue after hours, traffic and runoff debate","audioSeconds",4560,"startMs",6602000,"endMs",11162000,"viewUrl","/Search/View?dp=1&key=3738704-01f4c3e07cb16469083f212470889ec6&start=6602&end=11162","thumbnailUrl","https://assets.pipeline.soar.com/3738704-01f4c3e07cb16469083f212470889ec6/thumbnail_6602000.jpg","articleUrl","/articles/6209016/Washington-County/Arkansas/Planning-board-approves-Gully-Ranch-event-venue-after-hours-traffic-and-runoff-debate","mediaUrl","https://secure.pipeline.soar.com/6209016-9cd7a2f3eb345a6e800af31b1df7c9bd/orig.mp4?Expires=1775417316&Signature=h~PHeduF2m0dbOEvJ1lLQ2BESpG-J2kSCCC2-2RKxyJoxjWQx1sF0hI24xbh7Ib0qfULyI7JE3748YwslnuEkWA~FNuskc7PkuUMlF1aWpvkb7d0-bqFv3UZZ04aJcnaSuB5nPZZAgi9sT-AF7dDq-6M6z-w5FLI9gLMnyOg~hgAtQ6TcPKqzgD688qZhyLLg-m1Gz0Qy-B8grx7WnLIKX2h3sBzh3bYWBgwjCcvwb-4K6kctHzcjBI1A3lmtAQskSOrlFmlp0AxqvZswGtCD0pBxs5gPeJlLEe-UHxDvrm~z3dIBjVFvH-OFanQRDfmACdtLTv~a34hUiQLUl0B6A__&Key-Pair-Id=KUT5TJCACFTXG","author","Washington County Arkansas","date","2025-06-06T16:46:33Z","article","The Washington County Planning Board voted to approve a conditional use permit and preliminary large-scale development application from Gully Ranch LLC to build a 3,375‑square‑foot event center, five short‑term rental cabins and associated infrastructure on a 69.28‑acre property along East Black Oak Road.

The project as presented by owner Fred Gulley and engineers with Bates and Associates would disturb about 10 acres for the development, provide 116 gravel parking spaces (five ADA), and accommodate up to 300 guests per event with an estimated maximum of 116 vehicles. Proposed hours of operation in the application are Monday–Thursday 10:00 a.m.–8:30 p.m., Friday–Sunday 9:00 a.m.–10:00 p.m. The plan also calls for three detention ponds to reduce peak runoff and erosion.

Neighbors raised repeated safety and environmental concerns during the meeting. Adjacent residents described short sight distances at driveways on East Black Oak Road, a two‑lane rural alignment with sharp curves, frequent deer, and a history of accidents. Jacob White, an adjacent homeowner, said the proposal would “add up to 840 cars per week” at maximum utilization and that the nearest rental unit would be about 150 feet from his house; he asked the board to protect existing property rights. Several other residents described regular deer crossings, deep ditches along the road, and fear of impaired drivers exiting events late at night.

Engineering and planning staff said the applicant had submitted drainage and road‑access information. Bates and Associates’ engineer told the board the three detention ponds are designed to reduce peak runoff and mitigate erosion; the applicant said utility lines and septic design would meet Arkansas Department of Health standards and that septic sizing and a septic engineer design would be required. Planning staff noted they had added conditions addressing hours, alcohol service, staffing, parking layout, signage, lighting shields, and required inspections.

Owner Fred Gulley told the board he intends to live on the property, described educational and agricultural programming tied to the venue and said the development footprint is small relative to the total acreage. Bates and Associates said the proposed internal access road would be a 20‑foot gravel drive built to minimum fire access standards and that the county road department intends to resurface the length of Black Oak Road as part of scheduled work this year.

The public record included both written support and opposition: planning staff reported roughly 30 support comments and 35 objections. Supporters described the project as an agricultural‑compatible use that could host educational programs and farm‑based activities; opponents emphasized noise, light pollution, septic and runoff risks, impacts on wildlife and property values, and the road safety issues.

Board members discussed enforcement and remedies if the project does not comply with conditions. Planning staff and the county attorney confirmed that violations of conditions could lead to county enforcement actions, citations issued by the sheriff’s office, and potential revocation or civil remedies under county code. The board also noted that county roads and enforcement of driving laws are under county (sheriff/road department) authority, not the planning board.

After applicant responses and extended public comment, a board member moved to approve the conditional use permit and the preliminary large‑scale development subject to the planning conditions distributed with the staff report. The motion carried when the board called for voice vote with “aye.”","mediaType","Video","parentTitle","Planning and Zoning Board Meeting 06/05/25","oneSentenceSummary","The Washington County Planning Board voted to approve a conditional use permit and preliminary large‑scale development for Gully Ranch LLC to build a 3,375‑square‑foot event center and five rental cabins on 69.28 acres, after several hours of public comment focused on traffic safety, septic capacity and stormwater runoff.","taxTitle","Washington County, Arkansas","taxId",4592,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6209006,"Public hearing held on ordinance to repeal Eagle Crest CUP denial; planning board only received comment, no action",318,942000,1260000,"/Search/View?dp=1&key=3738704-01f4c3e07cb16469083f212470889ec6&start=942&end=1260","https://assets.pipeline.soar.com/3738704-01f4c3e07cb16469083f212470889ec6/thumbnail_942000.jpg","/articles/6209006/Washington-County/Arkansas/Public-hearing-held-on-ordinance-to-repeal-Eagle-Crest-CUP-denial-planning-board-only-received-comment-no-action","https://secure.pipeline.soar.com/6209006-33158b6141fb1dbe84f5ad6ac4a05387/orig.mp4?Expires=1775417316&Signature=LwVUkx~QQQGewGom6v9zxs6Uocu46lWfyDJ6t4z3PN4qJ7OLTOWVhiE63UI1pZA6GOW90SZJXjr~b4pMJbyHRa1ffcfyqw4xUGT9D742P5YEtS1Q4dlO0toOyoKLzsGU3rNO0hPOMb-PGWryaiexknYobwP89xelgDQjuof8~IVXuyNFgXVmZb4G9WEEoo9eNwVGL~lr-fjIrN-anngIiIxVA1dH7enKLPP-TO-Gv2QOWJ6gWqI0EoSfEnjyFIE9HvJfecQk7LQFE4vWqcBCRTNA5n5a5n~AjKav1hy2jE2BNWh40YG083QwkiwovlXsyZ3B-9XGacTQS2Xvnt7A5g__&Key-Pair-Id=KUT5TJCACFTXG","The Washington County Planning Board convened a public hearing on an ordinance from the quorum court that would repeal an earlier denial of a conditional use permit for Eagle Crest Recovery. Because the repeal originates with the quorum court, the planning board’s role was to provide a public hearing and record citizen comments; the board did not vote on the ordinance.

County legal counsel explained that litigation in federal court raised potential liabilities under the Americans with Disabilities Act and the Fair Housing Act and that the quorum court is considering repeal of the denial to reduce legal exposure. The county attorney framed the hearing as an informational opportunity required by Arkansas law, not a planning board decision.

Several members of the public urged the planning board and the quorum court to uphold the prior denial. Charles McKinney, speaking for War Eagle Cove residents, said Eagle Crest should not be treated as a single‑family residence for zoning purposes and listed reasons the original denial should stand: lack of certified septic system, noncompliance with the Arkansas fire protection code, and unresolved neighborhood concerns about truck deliveries and nighttime lighting. Another commenter referenced case law (Oxford House, Inc. v. City of Virginia Beach cited in argument) to argue courts do not categorically treat group homes as single‑family residences for zoning.

A planning‑board member noted the original denial was based on suitability for that location rather than a broad single‑family vs. commercial classification and encouraged the quorum court to follow its prior judgment. The board closed the hearing after collecting comment and indicated it would forward the record to the quorum court, which will make the final decision.

No action by the planning board was taken; the matter remains pending with the quorum court and in ongoing litigation in federal and state courts.","The planning board held a public hearing on a quorum‑court ordinance that would repeal a prior denial of a conditional use permit for Eagle Crest Recovery. Residents urged the county to uphold the denial, citing septic, fire code and neighborhood concerns; planning board did not vote—the action is for the quorum court.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6209011,"Planning board approves short‑term rental sauna pop‑up despite neighbor objections on septic, traffic and smoke",1288,4980000,6268000,"/Search/View?dp=1&key=3738704-01f4c3e07cb16469083f212470889ec6&start=4980&end=6268","https://assets.pipeline.soar.com/3738704-01f4c3e07cb16469083f212470889ec6/thumbnail_4980000.jpg","/articles/6209011/Washington-County/Arkansas/Planning-board-approves-shortterm-rental-sauna-popup-despite-neighbor-objections-on-septic-traffic-and-smoke","https://secure.pipeline.soar.com/6209011-7a6d757f78413ae26260cee1d355ead6/orig.mp4?Expires=1775417316&Signature=aOei1j9YJOEJ8FV4RwLcESlvLeWey2JqRJzYjTjftfW~ZCwglS3h7Dd43xD9JCfXwzeWx0gDe40W4VGrhmrd6DVzJu5831RHt64EPW19XLFHvxUnLh55PTqBQZeIwWgPu1kUP07xudaU7oSwppYiSLCTVsWqgDI6vatLLji5vkvqvbL7eumySp10M21ujVeRx--QppcEjYEVLOx9a19v-sqWDxHXb49PkdUMfCvaZnt6HoKq~76-kDpZD4JINtS7Ywjv3vhyxii88Hwou9zaJCAxJKUBH5uQEmCiv3oWqRztEvbTq-ptF4pjSxi57Dt8r3AZ9EtIy20cHEMjHcx4cg__&Key-Pair-Id=KUT5TJCACFTXG","The Washington County Planning Board approved a conditional use permit for a short‑term rental that will host weekly \"sauna pop‑up\" wellness events on a rural property near Fayetteville.

Applicant Ali Moracek told the board the property is already configured as a three‑bed, three‑bath short‑term rental and that she plans to host reservation‑based, quiet sauna sessions once a week (she later requested the board approve hours of operation from 3:00 p.m. to 9:00 p.m.). The proposed new features include an electrically heated wood‑fired outdoor sauna and shower (roughly 26 by 28 feet), privacy fencing, compacted gravel parking and limited grading; the CUP application estimated parking for 10 guests split across three areas of the site. The applicant said utilities — septic, water and electric — are already in place.

Several neighbors spoke in opposition, citing proximity to houses (one neighbor said the proposed sauna would be about 200 feet from a living room and deck), concerns about the septic system handling additional visitors and showers, smoke from a wood‑fired sauna and safety/sight‑distance issues where the driveway meets a rural road with 45–60 mph traffic. One neighbor said sight lines are roughly 60–100 feet in places and said that is inadequate for exiting vehicles. Neighbors also objected to potential noise and light impacts and said they had not received direct advance notice of the proposal from the applicant.

In reply, the applicant said the septic system had been inspected and was approved; she told the board she had spoken with at least four neighbors who had no objection, had offered to host neighbors at the sauna once built, and offered to limit attendance. Planning staff noted three written comments opposing the project had been submitted; staff recommended conditions addressing hours, parking, lighting, and nuisance controls. The fire district reported no objection for emergency access.

A board member moved to approve the CUP with conditions; the motion passed by voice vote. Conditions reflected the staff report and included limits on hours of operation, requirements for parking layout and ADA stalls already listed, and provisions about nuisance control. The record shows divergent neighbor statements on septic capacity; planning staff required the applicant to meet health‑department and county standards before any expanded use occurs.

Because the CUP is limited to the specific use described, it does not rezone the property. The board’s approval was conditioned on compliance with health‑department approvals, and the applicant must provide final documentation before expanded commercial use begins.","A conditional use permit for a wellness‑themed short‑term rental hosting weekly sauna pop‑up events was approved after the planning board heard objections from nearby residents about septic capacity, driveway sight distance, smoke and noise.","actionData","errors"]

Article not found

Planning board approves Gully Ranch event venue after hours, traffic and runoff debate

Public hearing held on ordinance to repeal Eagle Crest CUP denial; planning board only received comment, no action

Planning board approves short‑term rental sauna pop‑up despite neighbor objections on septic, traffic and smoke