Early Plan For Jefferson Street-Loop 301 RV Resort Receives P&Z, ZBA Approval
An early plan for a RV resort received approval from Sulphur Springs Planning and Zoning Commission earlier this week, then was forwarded to the Zoning Board of Adjustments and Appeals, which also approved the early project concept. The Planning and Zoning Commission also approved a Weaver Drive rezoning request this week.
RV Resort
Cole Heitman applied to the city for a special use permit for property on Jefferson Street, which he is purchasing from owners Donald and Barbara McKinneerney, for construction and operation of a RV Resort on a 48.476-acre site.
The RV resort, as proposed, is expected to distinguish itself with a number of guest amenities. The facility would have a welcome center, pavilion, retention pond to manage storm-water runoff that will be surrounded by a walking track, pool and splash pad, playgrounds, cabins, laundry and washroom facility made from reconfigured rectangular containers (if they meet standards), a dog park, general store, free WiFi with a reservation, and RV and trailer storage.
The project, called Ladera RV Resort & Cabins, would be constructed in two phases, with the real estate purchase, construction of 60 slips on the west side of the property, all underground utility work, welcome center and laundry and bath facilities in phase 1. Then, phase 2 would include the remaining 40 slips and resort/splash pad, additional landscaping, firepits and lounge pits.
the second beginning after the property reaches an occupancy of 40, Heitman said. The facility at capacity would have 100 sites with electrical hookups, sewer and water. Each RV site is planned to be at least 35 foot x 65 foot with a 16 foot x 50 foot concrete pad.
While the current address for the property is 1196 Jefferson Street, this is expected to change to Loop 301 as the property begins west of homes just off the Jefferson Street-Loop 301 intersection. The property then spans backward and wraps around the back and one side of the Paris Junior College-Sulphur Springs campus property, where the entrance is planned. An emergency only exit is expected to be designated on Jefferson Street.
The property abuts 9 residences to the south and has vacant pasture to the west of the property. North of the property is a railroad track and the Martin Marietta Ready Mix Concrete plant is just north of the railroad tracks. To the east there is a single family residence, and Paris Junior College. Based on the future land use map, it is anticipated that Jefferson and Loop 301 will develop commercially in the future, Sulphur Springs Community Development Director Tory Niewiadomski noted when discussing the request with the Zoning Board of Adjustments Tuesday evening.
A 6 1/2 foot tall masonry fence will shield the park from adjoining residences and structures at the property line. While there are no special standards for the types of uses identified in zoning ordinances and it’s not technically a trailer park, City Ordinances do regulate house trailers and trailer parks, so a couple of site design standards may apply. That includes a 34 foot by 50 foot lot size for each trailer space as well as a five foot fence around the sides and rear of trailer park properties, according to city staff.
Multiple stacked containers, designed to be ADA compliant, will be incorporated around the resort Women’s and Men’s public facilities will be housed in 40-foot renovated shipping containers with the lower container housing the bath house facilities, and an upper container housing a fitness center, and yet another container housing a laundry facility.
Since the project is in the concept phase, Heitman has applied for a special use permit, which would allow for construction in the the zoning district provided the project use is deemed by city standards to be compatible or consistent with adjacent uses and won’t create negative impacts to the surrounding area. No engineering has yet to be completed. Heitman simply requested the permit before proceeding past the 25-page operations plan submitted with the application. Engineering will need to be determined to have adequate utilities and access, and will be reviewed to the satisfaction of the city engineering, utilities and fire departments. The plan is to utilize a 27-inch sewer line north of the property, which will require boring under a railroad track.
The facility will have established rules and policies, RV standards and guidelines for management, including quiet hours of 10 p.m. to 8 a.m. daily, operational hours of 8 a.m. to 7 p.m. Monday-Wednesday and 8 a.m. to 9 p.m. Thursday-Sunday, check-in and check-out times, visitors, boats and trailers, alcohol, swimming, parking, fires and firewood, washing of vehicles, laundry, insurance, recycling, pets, speed limit, conduct and ejection from the RV resort, tarps, tents, shade and other structures. Each slip will have a fire pit. They are planning for a fountain pond stocked with catch and release fishing, a food band beverage bar and pavilion, grand event pavilion with an outdoor fire and barbecue pit, golf cart and bicycle rentals, landscape design, cable TV access, on-site propane, an off-leash fenced dog park, onsite manager,
Notices were sent to 24 owners of property within 200 feet of 1196 Jefferson St. notifying them of the proposal and hearings. They received three responses in favor of, one response opposed to and one response undecided for the RV resort proposal. The property owner opposed to the idea did not comment in the provided space a reason for the opposition.
One property owner in favor of the project expressed a desire to see the east side developed as nicely as the rest of town, but not for it to impact the classification of her residential property.
Another nearby property owner indicated favor for the request, provided the city planning and zoning boards make sure the operation is a reputable one that is required to have a permanent fence to separate it from adjacent properties.
The undecided response asked whether the facility would meet setback requirements and potential impact on the sewer system if they were to tap into the Jefferson Street sewer.
During presentations to the ZBA Tuesday evening it was stated that the modern boutique park would used the outside perimeter for phase 1, would enforce quiet hours, have lighting at camp sites that would not be nearly as intrusive to nearby homes as say the bright lights installed on utility poles at say a car dealership, RVs will have to meet Department of Transportation regulations and in good condition. Plenty of green spaces and privacy hedges are planned, with cabins installed on site in rustic modern style.
“Based on the submittal information by the applicant for the operations plan, it appears that they have provided very detailed information about the operation of the resort. Staff is comfortable that if the applicant is able to provide all of the amenities listed and follow the operations plan, that many issues can be mitigated. Being a special use permit, if
there are problems with the development, it could be subject to review and be revoked in the future,” Niewiadomski told the ZBA Tuesday.
The recommendation for approval of the special use permit for the proposed RV resort was made by city staff then Monday by the Planning and Zoning Commission, provided three conditions are met:
- The items listed in the Special Use Permit Submittal for Ladera RV Resort & Cabins be adhered to or could be subject revocation of their special use permit.
- The site utilities and access need to be verified for adequacy of development and engineered to meet City development specifications and be approved by the City Engineer, Utilities Department, Fire Department and/or City
Council if deemed necessary for public utility extensions. - If modifications to the design concept are changed after engineering the site, it will be subject to review and approval for a Special use permit modification.
If, after the utilities evaluation changes are required, if the design concept changes, or other significant factors in the proposal change, the business would then have to apply again to the Planning and Zoning Commission and Zoning Board of Adjustments and Appeals for consideration.
The ZBA approved the special use permit for the proposed RV resort off Jefferson Street, conditional on all three of the terms recommended by city staff are met.
Weaver Drive Zoning Request
On Monday, the Planning and Zoning Commission also approved a request by Paulino Reyes to rezone a 1.89-acre property at 125 Weaver Drive from heavy industrial to multifamily, to better accommodate residential development on the lot.
City staff sent out 16 certified letter to property owners within 200 feet of the address, which is one of three lots, one that is 0.58 acre and a second that is 0.73 acre. The third lot, which Reyes is asking to change, is 1.89 acre. The city received no responses to the notification of the requested zoning change and of the July 19 meeting.
Zoning in the surrounding properties is mixed of light industrial and heavy commercial to the south and heavy industrial to the north, west and east. There’s a church to the west of the property, residential to the south and east, and a museum to the north.
According to city staff, changing the zoning to multifamily would be appropriate and fit the the land use plan of residential along properties along Weaver Drive.
The P&Z approved the zoning request to change lot 3R-3 from heavy industrial to multifamily.
Paris Junior College Sulphur Springs News
A VISIT
Jacey Gilbert of Sulphur Springs, right, a student at the PJC- Sulphur Springs Center campus, visits with Adult Education Instructor Kathryn Alvis before the class begins. Registration for fall semester classes at the campus is underway. For information, call 903-885-1232.
Paris Junior College — located in Paris, Texas, about 100 miles northeast of Dallas — has been a part of the Lamar County community since 1924.
Paris Junior College offers Associate in Arts, Associate in Science and Associate in Applied Science degrees, as well as Certificates of Proficiency in technical/workforce fields. The college has expanded its academic curriculum through the years to encourage associate degree and university transfer candidates. Since establishing its first vocational program — jewelry and watchmaking in 1942 — the college has been aggressive in adding technical/workforce programs that will benefit students entering the workforce.
The campus of 54 tree-shaded acres includes 20 major buildings and residence halls and provides students a unique and pleasant environment for learning.
Paris Junior College also operates centers in Sulphur Springs, Texas, and in Greenville, Texas.
Vision
To be the educational provider of choice for the region.
Mission
Paris Junior College is a comprehensive community college serving the region’s educational and training needs while strengthening the economic, social and cultural life of our diverse community.
Wildcats Basketball Edge Extended One Week Due to Gym Renovations
The Edge for Wildcats basketball was set to conclude yesterday, up until word was passed down to Coach Brandon Shaver that the main gym at Sulphur Springs High School would be undergoing renovations.
Earlier this week KSST attempted to stop by the Main Gym to inquire how the Edge, the summer strength and conditioning program here in Sulphur Springs had been going for the new coach, but were stopped in our tracks when no attendees were present and workers in protective masks were working in the Main Gym.
Reaching out to Coach Shaver, the Wildcats basketball coach confirmed over email that the gym has been under renovation since Tuesday, July 20, and will extend until the following Sunday, July 25.
With the basketball program only getting one day of practice in for the week, at arguably the most crucial time in the offseason workout program, this allowed Coach Shaver to get another week under his belt for his team as they look to not only finish out the Edge strong, but to get the season started right.
The Edge was slated to run from June 14 to July 22, but with the Main Gym renovations, the sixth and final week of the summer strength and conditioning program will now run until Thursday, July 29.
The times for student-athlete attendees will be the same as it was the last five weeks of the Edge; from 8-10 A.M. Mondays through Thursday will be for students entering the seventh through ninth grades and 10 A.M. until noon will be the session for students entering the tenth through twelfth grades.
The Edge takes place in the Main Gym at Sulphur Springs High School.
KSST is proud to be the official Wildcat and Lady Cat Station. We broadcast Sulphur Springs ISD games year round live on radio. When allowed, we also broadcast games via our YouTube channel.
Downtown West Redesign Reveal Scheduled Tonight At The Grays Building
After three days of gathering community input and ideas, the Toole Design Group team spent last night and will spend today working on a redesign plan for Downtown West, the City of Sulphur Springs‘ latest downtown improvement project. Tonight, Ian Lockwood and the Toole Design team will reveal their Downtown West redesign concept.
Lockwood too came to town several years back to help with the original downtown redesign, which included Connally and Main Streets with Celebration Plaza as the crowning jewel of the project. The Toole Design Group gave a presentation Monday evening with some ideas and guidance to begin the process for the area from the police department to Mulberry, Van Sickle and Rogers Streets to the railroad tracks near the Brewery.
Community members spent about 30 minutes planning in small groups of 3-6 and talking with Toole team members. Then, a spokesperson from each of at least a dozen tables was asked to share the values they came up with as well as ideas and things they think the projects needs or that they would like to see in the redesign.
Several community members signed up ahead of time for appointments over the last two days to speak with the team of designers. Open studio time was also offered for two hours each day for anyone to stop by and talk with the designers and share their ideas, concerns and vision for Downtown West. Toole Design Group members reported more people attended the Wednesday open studio than on Tuesday. Shortly before the end of the open session July 21 the design crew was excited to begin really working on a design presentation.
Lockwood and the Toole Design Group’s big unveiling of the proposed Downtown West redesign will begin at 5:30 p.m. Thursday, July 22, 2021, inside the HW Grays Building in Pacific Park. All are invited to attend. The session is expected to last until around 7 p.m.
Summer – A Busy Time for Hopkins County 4-H’ers
By Johanna Hicks, Texas A&M AgriLife Extension Family & Community Health Agent for Hopkins County, [email protected]
As we prepare for the 2021/2022 4-H year, families are gearing up for the new school year and looking forward to having their students back into the full swing of activities. The 4-H program is alive and well and we’ll be promoting enrollment in the Hopkins County 4-H program. Hopkins County 4-H members participated in 4-H Project Tour Day, State 4-H Round-up contests in College Station, Multi-county 4-H Camp in Lone Star, District 4-H Ultra Leadership Lab in Lone Star, 4-H Healthy Texas Youth Ambassador Training in Tyler, Summer 4-H specialty camps in Brownwood at the Texas 4-H Center, and District 4-H Record Book competition.
We often receive questions about the opportunities offered by 4-H, how to get involved, and what 4-H membership entails. I thought this would be a good time to explain the benefits of 4-H involvement
Benefits of 4-H Involvement
- A recent study indicates high school graduates who have participated in Texas 4-H for at least two years, as well as those receiving Texas 4-H Foundation scholarships, have been substantially more successful in post-secondary education and marketable skills that the general student population of Texas.
- The study included all students who graduated from Teas public and private high schools from 2013 to 2016. The study included a subset of 556 Texas 4-H alumni who received Texas 4-H Foundation scholarships.
- Findings indicate that 4-H alumni and 4-H alumni scholars substantially outperformed the Texas population in four-year completion rate of degrees and certificates.
- The rate of acquisition of marketable skills among 4-H alumni sax 98.1% compared to the Texas student population (78.5%)
- The Texas average ACT composite score was 21. The average ACT score for 4-H alumni was 24.59 and for 4-H scholars, 26.59.
- Enrollment in dual-credit courses was higher for 4-H alumni (70%) and alumni scholars (77.9%), as compared to 14% of the Texas student population.
- A 2019 study of 4-H Alumni conducted at the national level by Edge Research suggests that alumni benefit from the 4-H model well into adulthood and over the course of their lives.
Local County 4-H involvement
Registration in 4-H will be available in mid-August all across the state of Texas via an online platform. Clubs are now being chartered in the system, and once that process is complete, announcements will be made directing those interested in joining 4-H to the website. Currently, Hopkins County has five active clubs: Infinity, Cumby, Miller Grove, 4-H Paws (4th & 5th grade campus), and Vet Science. When youth enroll, they will select a club, and then select projects. The most popular projects in Hopkins County are Foods & Nutrition, Fashion & Interior Design, Dairy, Beef, Shooting Sports (Archery), photography, leadership, STEM, Health, and Poultry/Swine. A common misconception is that youth must have an animal project. This is absolutely false! The vast majority of our 4-H members do not have animal projects.
4-H Clubs typically meet once a month, but there are opportunities to be involved in county-wide 4-H project workshops, community service, field trips, Christmas party, County 4-H Council, and much more. Watch for information in the coming months about enrollment for the 2021/2022 year.
In the meantime, any youth interested in participating in the District 4-H Food Challenge, should contact our office. We are hosting the district contest at the Hopkins County Civic Center on October 29, and I’d love to work with youth from Hopkins County to prepare! Call 903-885-3443 for more information.
Closing Thought
Life is an adventure. Don’t be afraid to get off the beaten path because very few have already trod there. – William Shatner
Petition For Temporary Restraining Order, Injunction For Dike Solar Project Denied
The 62nd Judicial District Judge has made a determination regarding Cynthia Martin’s petition for a temporary restraining order and temporary injunction to stop construction of Dike solar project, Hopkins Energy LLC, for at least 2 weeks, according to an order released Wednesday.
Martin’s application for a temporary restraining order and temporary injunction have been denied, according to an order signed with Judge Will Biard’s name on it and a filing time of 9:54 a.m. July 21, 2021, in District Clerk’s Office in Hopkins County.
Lawyers for both Martin and defendants Hopkins Energy LLC and Hopkins County appeared before Biard Monday, July 19, 2021, in the second floor courtroom of Hopkins County Courthouse in a hearing regarding Martin’s petition that lasted about 1 hour.
Davis Announces Intent To Seek Second Term As County Treasurer
Hopkins County Treasurer Danny Davis has announced his intent to seek a second term in serving the people of Hopkins County.
Davis cites successfully performed his responsibilities as both Veterans Service Officer for Hopkins County along with his duties as the County Treasurer among his accomplishments. Upon taking office, Davis pledged to serve both positions under the sole salary of County Treasurer and the associated benefits for both positions. As a result, he notes in his reelection announcement, the county was able to put back into the budget over $50,000 each year while he has been in office.
Davis also promised efficiency and streamlined processes. In addition to updating the paper timekeeping system to a more efficient electronic system, Davis noted his restructuring the office to take on more responsibility by bringing back all the statutory duties that were once removed from the Treasurer’s office. These achievements have led to all accounts being balanced to the penny with no fund adjustments, thereby, allowing the county to receive its first ever A+ rating, Davis stated.
For 30 years, Treasurer Davis has answered the call of duty in service to the people of his country or local community.
In announcing his candidacy for re-election, Davis said, “I am so thankful for the opportunities and trust given me by the people of Hopkins County. I have been honored and blessed to serve as the County Treasurer. It would be a continued blessing to continue to serve the people of Hopkins County.”
As a retired officer of the United States Air Force, the current Veteran Service Officer for Hopkins County and Hopkins County Treasurer, Davis says, “I’d always stated that serving my God and my Country was the greatest honor of my life. Now I say, “It is my highest honor to serve my God, my Country and my County. Hopkins County, thank you for the opportunity to serve you!”
Where To Park During Jettribe Texas WaterX Championship This Weekend
Sulphur Springs Police Department has posted a map to help those planning to attend this weekend’s Texas WaterX Championship watercraft race series, sanctioned by the IJSBA with Jettribe as title sponsor, know where to park as well as where not to park.
The competitions will be from 8 a.m. to 5 p.m. Saturday, July 24 and from 8 a.m. to 3 p.m. Sunday, July 25, 2021, at Coleman Park.
“Please see [the ] map for designated event parking and no parking areas. If you park on Gladys Alexander Drive, please remember not to block driveways or fire hydrants,” SSPD Chief Jason Ricketson reminds.
Those parking along Main Street are asked to please not block driveways or mailboxes.
Watercraft racers from all over Texas, Oklahoma, Louisiana and Kansas, as well as guest Jettribe Team Riders from California will be battling it out on the lake in Coleman Park for the championship. This inaugural event at Lake Coleman is the final battleground for the Jettribe Texas WaterX Series, and only the best riders with fine-tuned race machines will find themselves on top of the podium.
Additional details for this weekend’s event, including about local hotel and racer registration, can be found at www.jettribe.com/events/.
Chamber Connection – July 21: Only 1 Week Left To Sign Up For Chamber Showcase
By Butch Burney
The Chamber Showcase is a two-for-one event.
It’s an ideal opportunity to get your business name out to the community. It’s also a great way for community members to get to learn more about local businesses and maybe get a door prize to boot.
We just have another week to sign up for the 3rd Annual Chamber Showcase. The Showcase is set for Thursday, Aug. 5, at the Sulphur Springs Country Club. Tables are available for $60 each and vendors are asked to bring a $25 gift or gift card to be given away at random drawings. This is a fantastic networking event and a way for you, as a business owner or representative, to get your name and services out to the public. Only Chamber members can reserve booths for display (the public is invited to attend free of charge), so contact us at the Chamber to find out how your affordable annual membership not only allows you to rent a booth at the Showcase but gives you advantages and opportunities all year long.
Come by or call the Chamber office at 903-885-6515 for more information. A registration link is on our website, HopkinsChamber.org.
Adult Leadership
The Adult Leadership program is currently accepting applications for the 2021-22 Adult Leadership class. Registration is on our website, HopkinsChamber.org or I can email you the documents if you contact me at [email protected] or by calling 903-885-6515.
Adult Leadership takes you through all of the services of the city and county in an in-depth program that will enrich your life, both occupationally and individually.
If you applied last year, please re-apply this year. The class needs 20-25 members, and the deadline is Aug. 13.
CanHelp Back to School
CanHelp is hosting a Back to School fair from 3 p.m. to 6 p.m. Friday, July 30, at the Civic Center. There will be free backpacks and school supplies for low-to-moderate income students (must apply online at canhelponline.org), plus dental screenings, school physicals, health screenings, immunizations and vaccinations, haircuts and food and drinks.
Lunch and Learn
State Sen. Bob Hall and State Rep. Bryan Slaton will be in town for a Lunch and Learn from 11:30 a.m. to 1 p.m. Wednesday, Sept. 15. Registration forms are on our website, so sign up to learn how laws passed (and not passed) by the Texas Legislature will affect your business.
Lunch will be provided at the Sulphur Springs Country Club. Tickets are $15 for Chamber members and $20 for nonmembers. Thanks for Atmos Energy and Oncor for sponsoring this important luncheon.
Jet Ski Race
A professional Jet Ski race event is coming to Sulphur Springs July 24-25 at Coleman Lake (Saturday 8 a.m. to 5 p.m. and Sunday 8 a.m. to 3 p.m.). Admission is free to the public and features food venders, local business booths, jet ski performance, and action-packed racing.
Jettribe is the title sponsor of the final round of the Texas WaterX Championship watercraft race series, sanctioned by the IJSBA, in Sulphur Springs. Winners of the Sulphur Springs Championship will be crowned Texas State Champions.
Details for vendors, hotel information, and racer registration can be found on the website www.jettribe.com/events/.
Business Highlight
The Hopkins County Chamber of Commerce is highlighting a member of the Chamber each week. Please join me in congratulating our Business of the Week for July 14, Saputo. You can read biographical stories at the Hopkins County Chamber of Commerce’s Facebook page and Instagram page.
Ribbon Cuttings
- Joe’s Convenience Store was welcomed to the Chamber of Commerce with a ribbon cutting on July 14.
Seamless Gutter Experts will host a ribbon cutting at the Chamber office, 110 Main St., at noon on Wednesday, July 21. Please come welcome them to the business community. - Natalie’s Food Mart, 1321 South Broadway, will host a ribbon cutting at noon on Wednesday, July 28. Join us for that celebration.
Request To Subdivide Woodside Lane Plat Into 7 Duplex Lots Approved
A request from Tate Price to replat a Woodside Lane lot for future development of the property into 7 duplex lots were approved first by the Planning & Zoning Commission Monday evening and recommended to the Zoning Board of Adjustments, where it also received approval Tuesday evening.
Exceptions are needed for lot dimension for new duplexes as well as a reduced setback on a new proposed roadway for the 1.93-acre plat, just east of 1680 Woodside Lane and directly west of Woodbridge Square. Price proposed a new street instead of a private drive to run through the middle of the designed duplex area, a requirement for the subdivision of the property. Price proposes calling the new street Beachwood Court. In fact, the exceptions would not be required if the project were simply constructed on the lot in its current state. However, the subdivision would require the road and setback exceptions.
The property is currently zones multifamily, but the proposed plan calls for development of the property into seven duplexes, without would be two-famiy rather than apartment units.
As proposed, Beachwood Court would be 32 feet wide with laydown curb and standard 50 feet of right-of-way running through the property. A new public water and sewer main, six-inches each, will be dedicated to serve the development within the road right-of-way. Surface drainage will run behind the lots within the easement area and along the street to a detention pond to accommodate run-off. City staff in reviewing the request asked that an additional right of way to extend to the north property line, allowing for future connectivity.
While the lot dimension satisfy the minimum zoning requirements for two-family development, with 80-foot deep lots, the underlying multifamily zoning requires 100 foot deep lots. Price proposed 88-foot deep lots, which are more consistent with the existing structures there. The existing duplexes west of the proposed site range from 80 feet to 132 feet deep and are zoned multifamily, Sulphur Springs Community Development Director Tory Niewiadomski explained.
Price asked to be allowed to have a 25-foot front yard set back from street curb, the same as the rest of the Woodbridge Crossing properties, for neighborhood consistency. A new street would create a corner lot, at the existing duplex at 1680 Woodside, which does not conform to current city requirements. Typically, both street exposures on corner lots are considered front yards and have 25-foot yard setbacks. However, exceptions for reduced setbacks on plats for secondary front yards may be made by the planning commission.
The engineered plans were reviewed and deemed satisfactory by the city engineer. A community facilities contract will be required for sewer, water and street improvements.
The city sent out 21 notices to property owners within 200 feet of the proposed duplex development and received three replies. One nearby property owner was undecided indicated a desire for what’s best for the neighborhood and property values. Two neighboring property owners were opposed to the variance and cited the fact that the variance does not support approval. One of the opposing responders even referenced concern that the state law and additional questions about hardship.
One Woodside Lane resident, in a written response letter, noted that the setback as requested does not meet three of the four conditions necessary for a hardship approval for a variance request. The respondent indicated there is no apparent special condition inherent in the property requiring the variance, no unique condition and a hardship would not prevent reasonable use of the land. The condition is self-imposed or self-created, the response letter noted, which letter writer noted does not meet the exception requirement.
City staff did recommended approving the plat request and proposed variances, with the city manger authorized to execute the community facilities contract and drainage to be privately maintained by the property owners that abut the drainage easement areas. The Planning and Zoning Commission approved Price’s request Monday evening, forwarding it to the ZBA, where it gained approval of the board.
