Council delays rezoning decision for Stagecoach Road RV park after residents raise traffic, safety and property-value concerns

City council on a 4-0 vote on June 12 tabled a proposed rezoning that would change a portion of tax map parcel 230-6-1 from R-1 (single-family) to B-3 (general commercial) to allow an overnight recreational development of about 10 acres fronting Stagecoach Road.

The measure was put off so staff can provide additional information on roadway upgrade costs, traffic impacts and other technical details before council considers an ordinance reading on Aug. 12.

Staff said the applicants, Paul and Lisa Moss, propose combining an already-zoned B-3 parcel with a rezoned portion of a larger, adjacent R-1 lot to create a more than 10-acre site fronting Stagecoach Road for an overnight recreational development with about 20 RV pads and 10 cabins. Daniel Dietrich, city planning staff, said the rough proposal includes a community store, playground and dog park and that the city ordinance for overnight recreational development requires public water, hydrants at the entrance, 25% green space and a 30-day maximum stay over any 12-month period.

Dietrich said the city’s traffic analysis projects roughly six AM peak-hour trips and 10 PM peak-hour trips from a development of that size, but that heavy vehicles and RV turning movements would stress Stagecoach Road, which he described as currently having two 10-foot lanes, no shoulders and asphalt in places that the city engineer called brittle. Jake Chandler, public works director, told council the likely practical cross-section improvements would be: widen both lanes to 11 feet; keep 10-foot lanes and add 2-foot shoulders; or widen the westbound lane to 12 feet. Chandler advised that required frontage improvements would be imposed at site-plan review but that the city cannot force off-site widening along the remainder of Stagecoach Road.

Residents who live on Stagecoach Road, Spring Valley Road and nearby Hasson Heights testified at the joint public hearing. Jody Dejivas, a resident at 45 Hickory Drive, said, “This is just a formality. It's basically a done deal,” and said neighbors felt blindsided by notices being removed before an earlier meeting. Paul Moss, the applicant, said the couple intends a family-friendly development and that access would come only from Stagecoach Road.

Residents raised similar concerns across the public comment period: possible increases in crime and transient occupancy, damage or congestion if large vehicles miss the Stagecoach Road entrance and must turn around in a partial cul-de-sac, noise and smoke from campfires, light intrusion, trash and the effect on property values. Several speakers asked why the city would not direct development to Sugar Hollow Park, which some said already has recreation infrastructure.

Staff noted emergency services said hydrant locations and projected BVU flow rates appear acceptable and that the development would be required to obtain state health department approvals, building permits, stormwater and soil erosion controls and a land-disturbance permit if more than 10,000 square feet is disturbed. Dietrich also said the ordinance requires records proving occupancy limits and that staff could request those records if complaints arise.

Council members asked for clearer cost estimates for potential Stagecoach Road upgrades and for additional engineering and safety analysis at the Old Airport/Stagecoach intersection, where RVs would turn from the interstate. The council voted to table the matter and set further consideration for Aug. 12; staff said the public would be notified and the council suggested anyone with interest subscribe to meeting notices.

The council did not make a final zoning decision at the meeting. The decision was paused so staff can prepare detailed cost estimates, traffic-safety options and other technical information, and to ensure wider notice and follow-up with neighbors.

Looking ahead, if council approves rezoning at a later date the developer would still need to submit a site plan and satisfy public-health, stormwater, building code and infrastructure requirements before construction. If the rezoning is approved but the RV project does not occur, the expanded B-3 zoning would allow other commercial uses permitted in the general commercial district.