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Board approves Heartland RV site variances including two 11,000-gallon fuel tanks and fence adjustments; residents express groundwater concerns
Summary
The Board approved multiple variances for Heartland Recreational Vehicles at 2831 Dexter Drive — allowing two 11,000-gallon above-ground fuel tanks, gravel surfacing near a maintenance facility, outdoor equipment storage, and expansion of a chain-link fence with barbed wire — while staff required relocation of an existing fence within right-of-way and noted conditions and future revocation of a prior RV-storage variance. Neighbors raised questions about tree removal and potential impacts to private wells.
The Elkhart City Board of Zoning Appeals on Dec. 11 approved a package of developmental variances for Heartland Recreational Vehicles LLC at 2831 Dexter Drive, including allowance for two 11,000-gallon above-ground fuel tanks, gravel rather than paved surfacing around a maintenance facility, outdoor equipment storage, and expansion and barbed-wire allowance on an existing chain-link fence.
Petitioner Thad Bessinger told the board the gravel surfacing is needed because tracked construction equipment damages concrete and asphalt, and that tanks are intended to store diesel for on-road and off-road equipment. Bessinger said the tanks would be double-contained to prevent leakage and would be located near the office area behind new landscaping. He said the fence expansion and barbed wire are security measures to protect equipment and fuel from vandalism.
Ryan White of Pinnacle Properties, speaking in favor, said his firm is marketing the Heartland campus on behalf of Thor Industries and supported the proposal as consistent with surrounding uses, noting similar fencing and tanks elsewhere in the park.
Beth van Galen called in in opposition and raised concerns about tree removal, past damage to a fence, and the proximity of fuel storage to private wells. Van Galen said neighbors rely on well water and asked whether tanks would be sitting outside with fuel stored in them. The petitioner responded that the tanks would store diesel and be placed within double containment; staff noted state and county oversight for fuel regulation and that inspections occur at least annually.
Staff recommended approval of the variances with conditions. Staff’s findings recited that the ordinance limits storage tanks to 2,000 gallons and that the requested two 11,000-gallon tanks represent a variance of 20,000 gallons in total relative to the ordinance limit. Staff also recommended that the existing fence located within the public right-of-way along Wade Drive be relocated wholly inside the property line and said that an earlier variance for RV storage (case 22 UVO 1) would be revoked if this request is granted; staff will initiate that revocation process in January.
Board members asked who regulates on-site fuel (staff said it is a state and county health function and that inspections are at least yearly) and discussed whether extending city water to County Road 6 residents is feasible; staff said connection could be possible via an easement and work with utilities but would require looping and utility coordination.
The board voted separately on each requested relief and approved each motion by unanimous roll call. Conditions included relocating the fence out of the public right-of-way, review at technical plan review for buffering and screening, and staff-facilitated revocation of the prior RV-storage variance if the current approvals move forward.
