Commission backs conditional use permit for 137‑space RV park on State Highway 36 with conditions; neighbors raise flooding, access and water concerns

The Planning and Zoning Commission on Jan. 6 unanimously recommended that City Council approve a conditional use permit for a proposed 137‑space RV park on about 29 acres along State Highway 36 (tax IDs 130698 and 193165). Staff recommended approval with conditions tied to site-plan compliance, TxDOT review of highway entrances and a subdivision plat process that will address drainage, septic design and fire‑safety water capacity.

Principal Planner Jason Deckman presented the site plan showing 137 spaces in two phases (67 in phase one, 70 in phase two), a clubhouse, pavilion, splash pad, trails and 2.13 acres of recreational open space—exceeding Chapter 31’s recreational-space requirement. He said portions of the 136‑acre parent tract are within a flowage easement and floodplain; the applicant had located pads outside flowage easements and left the floodplain area as preserved open space. Deckman told commissioners TxDOT will likely require a traffic impact analysis and would dictate entrance spacing and final driveway alignment given the site’s direct connection to a state highway.

Engineer Lina Belt (Belt and Engineering) told commissioners development within the Corps of Engineers flowage easement is prohibited; the firm limited RV pads and roads to the developable portion and will leave floodplain/flowage areas as green space. She said drainage design will consider runoff from the broader watershed and that subdivision and construction‑level plans will include mitigation measures and detailed detention to avoid exacerbating downstream flooding.

Several nearby residents, including Sally Coleman (resident at 9876 West State Highway 36), raised concerns about narrow two‑lane highway conditions, lack of shoulder, bridge condition, driveway alignment, the use of a private easement for access, hunting access on Corps land, flood/runoff impacts and whether Moffett Water Supply or City water would serve the site. Coleman asked how the development could affect property values and whether hunting access to Corps land would be restricted. Deckman and the engineer said utility and emergency‑access questions will be addressed during subdivision and permitting; Bell County Health Department and TCEQ will review septic design; TxDOT will require driveway and turn‑lane approvals.

Commissioner Carney moved to recommend approval of FY24‑25‑5‑ZC to City Council per staff recommendations; Commissioner Smith seconded and the motion passed unanimously. Staff noted that if annexation (which is being considered concurrently at council) does not occur, the CUP recommendation would not proceed; several items will require subsequent review and approvals before building permits are issued.