Bruceville-Eddy council grants 180-day permit for veteran to live in RV during house construction; requires 'substantial performance'

The Bruceville-Eddy City Council on Tuesday approved a 180-day extended-use permit allowing Thomas Arnold to occupy recreational vehicles on property at 238 Melissa Street while his permanent home is built, but required “substantial performance” toward construction during that period.

The council’s decision followed more than an hour of questions about how long Arnold had lived on the lot, what permits and plans he has filed, and whether existing code enforcement citations remain in place. Councilman Wiggins moved to grant the 180-day permit; Councilman Prater seconded the motion and the measure passed unanimously.

The requirement added as an amendment by council members specifies that, during the 180 days, the property must show “substantial performance towards the building of a house” rather than minimal or cosmetic work. Council members discussed examples of acceptable progress and said the condition was intended to prevent token activity intended solely to avoid enforcement.

Why it matters: City ordinances prohibit residing in recreational vehicles on a vacant lot unless a primary residence already exists or a short temporary occupancy is authorized. The council’s action both creates a temporary exemption in this case and documents conditions under which the exemption applies.

Details from the meeting: - Applicant: Thomas Arnold told the council he has been living on the lot for several months and estimated that construction of his house would take six to nine months. Arnold said he has an electrical permit and has begun site work; he said he is pursuing a VA loan and is a disabled veteran. - Council action: Motion to grant an extended use permit for 180 consecutive days, amended to require substantial progress toward building a home during that time. Moved by Councilman Wiggins; seconded by Councilman Prater; outcome: approved (unanimous). The council instructed staff to expect visible construction progress and to return if the condition is not met. - Code enforcement and outstanding citations: Council members and staff clarified that citations issued before the motion remain on the record but that the city will not issue new citations for RV occupancy while the permit is active. The city attorney and staff noted that, once the council has granted a timed exemption, the basis for new occupancy citations is removed for that period.

Fence-permit dispute and citation dismissal Council members also addressed a separate but related citizen request from Arnold about a fence permit. Arnold said he had applied for an electrical permit and a fence permit, that processing by the contracted reviewer (Veritas) was slow, and that he began construction of the fence before final approval. The city’s fee ordinance allows doubling fees when work begins before a permit is issued.

After discussion the council approved relief in Arnold’s case and directed staff to amend permit forms to make the double-fee policy and the requirement to pay before starting work clearer to applicants. Chief Michael Dorsey told the council he would draft a letter to dismiss one citation tied to the fence permit; council members confirmed they expected the citation to be withdrawn. Council members also directed administration to update permit forms so applicants see deadlines and fee penalties explicitly.

Meeting context and next steps City staff said Arnold must pick up and pay for outstanding permits promptly and show the agreed construction progress within the 180-day window. Councilmembers said they would revisit the matter if there is insufficient progress. If the house construction proceeds and permits are obtained, the temporary exemption terminates when a permanent residence exists.

At the meeting Arnold agreed to the condition requiring visible, substantial building progress and said he would provide the necessary permit documents as they are completed.