Friday, March 29, 2024

City approves water for RV park

Posted

More than 40 people crowded into the Gatesville City Council chambers for a May 10 meeting, many of whom were there to either support or oppose a proposed RV park to be located near the city ballpark and the Gatesville Civic Center.

Property owner Lynn Massingill, who owns about 500 acres in the area, initially approached city staff in February with plans to build what he described as an upscale RV park outside the city. While he was told sewer service would not be available for the property (making a septic system necessary), he asked the city to make water available to his property so he could build the RV park.

After both sides presented their views for or against the RV park, the Gatesville City Council was initially deadlocked with three council members in support and three against the proposal. Mayor Gary Chumley cast the deciding vote in favor of allowing the city to provide water to the facility, which will be located outside the city limits, via a 6-inch water line.

Other council members voting for the property's request for city water were Claude Williams, Greg Casey and Billy Sinyard. Council members voting against it were Meredith Rainer, John Westbrook and Barbara Burrow.

City staff recommended that the council request, citing four reasons: first, that the city is not compelled to provide city services outside the Gatesville city limits, and there is no right to service outside the city; second, the property is located in an area served by a 100,000 gallon storage tank which only meets the minimum requirements for pressure at each connection, and concerns about the potential impact an RV park might have on the water service provided to existing customers in the area; third, the city is limited in the amount of water available to it, and providing water outside the city could reduce the amount of water available for future growth inside the city; and fourth, "city staff has analyzed the request and identified additional impacts."

A recommendation from city staff was that if the council did approve Massingill's request, that restrictions be part of an agreement which would limit water service to the proposed 10-acre RV park; however, no limitations were imposed based on the council's vote, which was simply to extend a 6-inch water main and install a 6-inch water meter to Massingill's property.

Gatesville City Manager Bill Parry, voicing city staff's recommendations against approval, said the city engineer was asked if sufficient water pressure could be provided and that a response had not been received before the May 10 meeting. 

Parry also noted that Gatesville is using 60% of its authorized water rights, and the concern that, with "growth exploding" in Central Texas, "there is no more water to be had – no reservoirs are being built.” He said providing water outside the city could hamper future growth opportunities by reducing the amount of water available within the city limits.

"The issue is not so much today as it is 10, 15 or 20 years from now," Parry said.

"We want to make sure we don't reduce volume at that storage tank," he said, adding that the tank was among the city's smallest. Parry said expanding the tank to 200,000 gallons would cost the city about $200,000.

"It was built (in the 1980s) when a smaller storage tank in that area made sense," he said.

Councilman Williams asked when the city engineer had been notified, saying the lack of a response by meeting time seemed to him to be a delaying tactic. Parry said the city engineer is attempting to retire and is only working 30% of the time.

Asked why water pressure was so low for those living in the area, Parry said it is actually more of a water volume issue, which impacts what is available at the meter.

Councilman Casey asked if the concern is a 6-inch line, whether a smaller line could be installed that would meet the facility's needs.

"They're going to want to build more apartments and duplexes (in the area)," Casey said. "If we can't expand or build, why even do this? Shut the town down."

Parry said those concerns could be addressed "in the future, but that's not what the agenda item is."

Chase Massingill, son of the property owner, provided handouts to council members with specific information about the proposed RV park.

He said the plan is to build a maximum of 120 RV slots, possibly fewer in order to keep more trees on site, but likely a minimum of 100. The facility would include such amenities as a swimming pool, locations for barbecue grilling, internet service and golf cart rentals for easier mobility throughout the park. Other potential amenities could include a dog park, picnic tables and a playground, along with a laundry facility

He cited statistics which showed how important outdoor recreation is to the economy, bringing in billions of financial benefits, talked about the popularity of RVs and said the park that he and his family are proposing would have a positive impact on the area's tax base.

"The whole reason to put it next to the civic center is that it would be a great complementary business," Chase said. "It would give people another place to stay, including when there are special events, and it will create jobs."

He said having such a facility next to the civic center and rodeo arena could help boost the Gatesville rodeo, baseball tournaments held in Gatesville and other special events.

"Sometimes people coming here have to stay out of town because the hotels are full,” Chase said, adding that the RV park will provide extra space for visitors. He pointed to specific examples throughout the country in places such as Brady, Texas; Jackson, Mississippi; and Hoover, Alabama where RV parks had a positive impact.

He said in some places, cities are giving RV parks grants because of the positive economic impact.

"We're not asking for money, we're just asking for a 6-inch water line,” Chase said.

Lynn Massingill said he is also considering building corrals north of the RV park on land he owns to give a place for people to keep their horses during riding club or rodeo events.

"I also own the land east and north of it," Massingill said. "I know there are concerns, but this will not drive down property values. It will be a nice facility. If we can get water, then we know where we're going with this thing, and we can get started."

Mayor Pro Tem Meredith Rainer asked who would pay for the installation of the 6-inch water line.

"I imagine we’ll pay for the line to our property," Massingill said.

Councilwoman Barbara Burrow asked about the status of the project, noting that land had already been cleared and staked before Council approval of the water line.

"We've been clearing land for three years and have done preliminary staking ourselves," Massingill said. "We still have to lay out each one. I'm trying to leave trees so it's not just a bare field."

He said the initial plan was for 130 RV sites, "but we're down to 120 and it will probably be less than that.”

"There's a lot of undeveloped property there – potential development for the future," Burrow said.

"Sure, but we'll need 60% (occupancy) to break even," Massingill said.

"We have the right to use the property and intend to use it. It won't be a nuisance. We won't be doing anything to drive values down – we hope. All we need is water, then we can proceed."

Burrow said she understood Massingill's eagerness to develop the property but said it can take time to ensure all concerns are addressed.

"I hear the urgency, but there are processes and they take time," she said. "That might incur some delays on this really well-worked complex."

Massingill said he needed water to move forward and has been ready to do so since February.

Councilman Casey asked if the city was able to provide sewer service to that area in the future, if Massingill would be open to the possibility of annexation.

"We'll already have (incurred) the cost of the septic system," Massingill said.

Burrow asked about the potential impact of RVs on the roads to the RV park.

"I know that road (to the future RV site) has a lot of base, I watched the county put it in," Massingill said.

Richard Shook and his wife, Tammy, who reside on Churchill Drive near the proposed RV park, spoke in opposition to Massingill's request.

"I'm here to oppose selling water to Mr. Massingill," Shook said. "Typically I am a pro-growth, pro-development and pro-business kind of guy, but there are two pillars to why I don't think this is a good idea.

"An RV park would certainly be within eyesight of several of us in the neighborhood. We don't want an RV park in our backyard for various reasons. They deteriorate over time, and he could sell the property down the line.

"A legitimate fear is water pressure (and the impact to nearby properties of adding the 6-inch line). We should at least wait until we hear the (city) engineer's recommendation on how it will affect our water system. I think we're trying to circumvent the normal or conventional process of getting city services."

Shook said he was also concerned about the development using city water "which is a very valuable and limited commodity.”

Another issue for Shook is that the property will not generate any property tax revenue for the city, only for the county, despite accessing city water.

"You'll have no control over what goes into the park once you give him water.... I also didn't hear of any set agreement on the use of water, how much and what will the water be used for.” He added that giving Massingill the water would set a precedent for other developers wanting access to city water for properties outside the city limits.

Shook said the proposed RV park violates the city's comprehensive plan for future development.

"I talked to the city planner," he said. "That property is earmarked for residential growth. If you put in an RV park, that's not residential.

"There are also water issues within the city, and selling it to someone outside the city is not right. It just doesn't make sense to me. I don't want to see us sell our commodity outside the city."

Tammy Shook said she considers the issue "very personal, adding that she is familiar with RVs and boating, and is concerned that a city of Gatesville's size wouldn't support such a park.

"When he cannot have an upscale RV park, we'll have people live there year-round and will bring in riffraff," she said. "He also asked some of the neighbors if he could tap into their septic line and was denied.

"He will need to have access off Osage (Road) and we have children there playing ball. I am also concerned about water pressure.... You add an RV park and whatever else he's going to do in the future, and that's going to affect our water pressure – no ifs, ands or buts about it."

Jerry Segraves of Pidcoke said he lives well outside the city limits but he is in favor of granting water to serve Massingill's RV park.

"I am very involved in the Gatesville Riding Club and city regulations affect what we can do at the rodeo," he said.

"The RV park would be a benefit for the city of Gatesville. Contestants travel from rodeo to rodeo and park in the parking lot. The city complains about the horse manure. If there was an RV park nearby, they could put the horses there and keep the parking lot clean. That lot is stretched for parking.

"I think an RV park would benefit this town and would be similar to one at Lake Belton where you have to make reservations a year in advance."

Segraves said he is familiar with Massingilll and believes the RV park would be a nice development.

"I know the people proposing to put it in and I know it's not going to have riffraff – I don't think Mr. Massingill would put up with it. This town was established by ranches, and we're trying to keep the legacy alive."

Mayor Pro Tem Rainer gave a detailed explanation of why she is opposed to providing water for the RV park.

She said, based on a map from the Coryell County Central Appraisal District, "Mr. Massingill has 178-, 131- and 194-acre properties in the area – over 500 adjoining acres and expressed concerns about some of that property being developed for similar purposes later.”

Rainer also shared concerns over the "possible loss of water pressure."

She added that she believes city water services should be available for developments inside the city limits.

"As the state grows and the area grows, water is a very limited resource," Rainer said.

She also said that while the city would not receive property tax revenue from the RV park, any financial benefit to the city would be limited because "most RVers travel with food and supplies instead of spending money at local restaurants and stores.

"Other possible issues are loud noises, damage to the roads, access on a very narrow road, the potential for traffic issues. Also, in the future, we have no control over whatever happens on the property once he gets water. It also goes against our future land use.

"A huge concern – I can't believe he'd have enough (customers) to make 60% without having some permanent residents."

Rainer said her focus was to do what was best for the city of Gatesville, "not my dad, friends or people I've known my whole life. Once he gets water, he can do whatever he wants with the property and that possibly extends to 500 acres.

"We have to do what's in the best interest of the city. It might be fantastic, and it might be a dump. We also need to think about the next developer's request."

Mayor Chumley said he had a note from Ronnie Dixon who was unable to attend the meeting but wrote that he and neighbors in the Stone Ridge addition were opposed to Massingill's request, saying water availability is already low. He added that the addition of apartments and duplexes nearby hasn't improved the water concerns.

Councilman Westbrook asked if the city required some limits, how that would be enforced once the water line was operational.

"In theory, the city could cut the water off (if the agreement was violated)," City Manager Parry said. "It's a thorny issue."

However, no restrictions were approved by the Council, only the 6-inch water line extension to Massingill's property.

Answering someone's concern about Gatesville not being able to support an upscale RV park, "I stayed at a high-end RV park about 10 days ago in a town smaller than Gatesville," Chumley said. "I think it would definitely be an asset to the city," he said.

Burrow said she was opposed, based on the loss of property tax revenue since the development was outside the city.

Williams said he did not want to delay Massingill's development plans.

"The city engineer had ample time, we need to get this taken care of," he said. "It seems to me that's just a stall or delay."

Rainer voiced her disagreement.

"I think this takes time," she said. "It's better to make the right decision for the city than to just rush into something."

Based on the 4-3 vote, Massingill will have the water line he requested in order to proceed with the development.

Chumey said later that it was the first time in eight years that he had to cast the deciding vote at a council meeting.