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

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.”