Washington County planning board denies Blackburn RV Resort conditional use permit after widespread public opposition

The Washington County Planning Board voted to deny the conditional use permit application for the Blackburn RV Resort on March 27, 2025, after an extended public comment period and staff review. The applicant had requested approval to establish seven RV spaces, a small staff residence/office, a shower house and supporting infrastructure on or adjacent to a larger 85-acre tract along West Devil's Den Road.

The board’s denial followed extensive public comment from neighbors, who cited traffic and road-safety worries, potential long-term occupancy, impacts on wildlife and property values, and concerns about inadequate water and septic service. Planning staff also noted outstanding engineering and health-department conditions, and reported 37 written neighborhood complaints about the proposal.

Planning staff described the proposal as a conditional use permit (CUP) to operate an RV park with seven compacted-gravel RV pads, a roughly 100-square-foot residence that would serve as an on-site office and staff housing, a roughly 300-square-foot shower house, a 144-square-foot mechanical building, a community septic field and a detention basin. Staff said the CUP footprint would use less than one acre but that the applicant had applied to rezone the full 85-acre property for commercial use; staff advised that full engineering plans, drainage and sight-distance calculations, and permits from the Arkansas Department of Health, Arkansas Department of Environmental Quality (ADEQ), Ozarks Electric and Washington Water Authority would be required prior to construction.

Brent Wells, the applicant, told the board he planned to use “less than an acre” for the seven sites and said he chose the location because the site sits in a small bowl that would limit visibility from surrounding homes. “This place has been my home my whole life... there’s no one that wants to take care of that place more than me,” Wells said. He also said he intends to rent by the week and that the pricing structure would discourage permanent residency, though he acknowledged some extended stays for construction workers could occur.

Residents strongly disputed Wells’ characterization and warned of long-term occupancy and neighborhood impacts. “To call this proposed RV park a resort is extremely misleading,” said Christine Talley of 10115 West Devil's Den Road. “Seven gravel RV spaces, a gravel road, and a shower house, does not a resort make.” Several commenters said wildlife already has declined during early site work and voiced fears about trash, trespass, and crime. Ava Turley, who shares a driveway with Wells, said existing run-off from the property already affects her driveway and that additional runoff from the proposed development would worsen access and safety.

Staff noted specific technical gaps: the proposed detention pond had not been engineered, drainage and sight-distance calculations were outstanding, the proposed septic and pond did not meet minimum separation distances as currently drawn, and an ADEQ stormwater permit might be required. Planning staff said water-meter installation and electric-service extensions would need approval from the Washington Water Authority and Ozarks Electric, and that utility-connection costs would be the applicant’s responsibility.

Board members said the application lacked sufficient engineering and site information to justify approval. After board discussion, a board member moved to deny the CUP “as presented tonight”; another board member seconded. The motion carried on a voice vote; all board members present voted in favor. The board chair noted the applicant may appeal to the quorum court and that staff would provide appeal information.

The board did not adopt any additional conditions or remand the application for redesign; the denial was a final action at the meeting. Planning staff said the applicant could pursue further engineering and reapply or pursue the appeal process through the quorum court.

Details recorded at the meeting include staff’s note that, if approved in the future, the county would enforce a 90-day maximum stay limit standard used to discourage permanent residency in rural RV facilities. Planning staff recorded 37 neighborhood complaints opposing the project, citing property-value impacts, traffic and safety concerns, sanitation and septic questions, wildlife impacts and fears about long-term occupants.

The denial leaves the applicant with the option to gather required engineering, health and utility approvals and resubmit, or to pursue the appeal process. Staff advised people who commented to ensure they are recorded on the meeting sign-in for official notice of any appeal or resubmittal.