Henry County planning commission recommends rezoning for Camp Messi campground; forwards case to commissioners

The Henry County Planning Commission on Wednesday recommended that the county commissioners consider rezoning Case B2287, a proposal to allow a new private campground called Camp Messi adjacent to the Messick Road entrance of Summit Lake State Park.

Mara Hoff, attorney for Camp Messi LLC, and owner Michael French told the commission the project would offer “a picturesque, comfortable, and fun place for families to camp” with modern bathhouses, laundry facilities and a small camp store. Hoff said the proposal would require both a rezoning and a later commission-approved use and asked the planning body to forward a favorable recommendation to the commissioners.

The project description and testimony included two different acreage figures in the record: an initial agenda note said 5.87 acres while staff and the applicant described the parcel during the hearing as about 15.87 acres. The applicant said the full proposal could accommodate up to 108 campsites at buildout but intends to open in phases, with Phase 1 limited to 40 sites.

Opponents and nearby residents raised concerns about traffic on Messick Road, wastewater handling, security and impacts on the rural character of the area. “We fear that this proposed RV park could mirror those issues that are happening at Prairie Creek,” said Summer Gibson, who said she lives about a mile north of Summit Lake. Several neighbors warned about possible septic or graywater contamination of wells or streams that feed into Summit Lake.

Michael French said each site would have full hookups for water, electric and sewer and that the campground would use multiple septic tanks with a contract to have a local hauler pump them when needed. On the question of treated wastewater, he said he had considered a small package treatment plant but concluded it was not feasible and had not yet negotiated use of the state treatment plant.

Commissioners also discussed infrastructure and enforcement limits at the rezoning stage. Staff noted that state regulations apply for campgrounds with 10 or more sites, so the applicant will need state review in addition to county approvals. The county’s highway superintendent had reported a PACE rating of 4 for Messick Road and commissioners repeatedly cited road capacity and maintenance as central questions.

Planning staff explained the difference between highway business zoning districts: HB1 is generally for lower-traffic highway-oriented businesses, while HB2 accommodates more intensive, higher-traffic uses. Several commissioners concluded the proposed use was more consistent with HB2 given the potential traffic generated by the campground.

After public comment and questions, Commissioner Dale Cole moved to recommend the rezoning from agricultural to HB2; the motion was seconded and the commission recorded its findings under the county’s rezoning criteria. The chair declared the motion passed by a majority and said the recommendation will now go to the county commissioners for final consideration.

Next steps: if the county commissioners accept the planning commission recommendation, the applicant must complete state reviews and any required commission-approved-use hearings with more detailed site plans, drainage and sewage approvals before construction could begin. The applicant said he aims to break ground in spring and open Phase 1 by April 2027, contingent on state and county approvals.