Madison County P&Z recommends denying proposed Wildcat Ridge RV park after wide public opposition

The Madison County Planning and Zoning Commission voted to recommend denial of a conditional-use permit for a proposed RV park and campground on Wildcat Bridal Road after an extended public hearing and numerous neighbor objections.

The commission considered a proposal from applicant Josh Smith to build a campground with 54 RV spaces and 10 tent platforms on a tract identified in county records as Map 78, Parcel 47-01. Smith and his surveyor, Aaron (SPG Land Surveys), presented a plan the applicants said was designed to “align with Madison County’s comprehensive plan” and to preserve tree canopy and wetlands where practicable. Aaron told the commission the project is intended as a family-oriented, short-term stay park and said, “This proposal also advances … encouraging tourism-related destinations and lodging opportunities.”

The project drew sustained opposition from local residents and river-conservation advocates. Chris Erwin of the Broad River Watershed Association told the commission, “Please make your decision based on legal issues and also on the rivers’ issues,” and emphasized concerns about tree removal, runoff and trail construction near the watershed. Carly Robinson, camp director at Camp Kiwanis, said the proposed sites are in a major floodplain and warned about risks to children who use the river for programming: “My concern is for the safety of the river and more personal interest to safety of the kids.”

Neighbors described potential impacts on quiet enjoyment, night skies and emergency services. Jan Little said the campground would bring “hundreds of people” close to private homes and added, “My quiet oasis is under attack.” Several speakers raised questions about access for large RVs, wastewater treatment and whether the full engineered site plan and state approvals had been submitted.

Commission staff and the county attorney noted procedural gaps in the application packet. Staff advised that the full site plan, engineered wastewater approval and other technical materials required by the zoning ordinance had not been completed and submitted before the conditional-use hearing. The chair and several commissioners said those outstanding items and the high level of unresolved neighbor concern weighed against recommending approval.

After public comment closed the commission debated options, including postponement to allow the applicant to supply full engineering and environmental materials. The applicant declined to postpone and asked to proceed. Commissioners then made and seconded a motion to recommend denial to the Board of Commissioners; the motion carried. The commission’s recommendation is advisory and the Board of Commissioners is scheduled to consider the application at a second public hearing on November 3.

The applicant said the park would use on-site water and a septic/wastewater system designed to meet state Environmental Protection Division (EPD) requirements and that all campsites shown on the plan are above the FEMA-defined 100-year flood line. Neighbors and environmental speakers said those assurances were insufficient without submitted engineering documents and expressed skepticism that buffers, lighting controls and other measures would fully mitigate impacts.

The commission’s vote was a recommendation only. The Board of Commissioners will make the final decision at its November 3 public hearing; the applicant was advised to attend.

Provenance (transcript excerpts): "Josh Smith ... applying for ... an RV park" (applicant introduction); and "We have a motion and second that this be denied." (motion carried).