[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6429349,"mediaKeyId","5906795-6d2a8bf29ed0775b5a4140823a6a5932","parentId",5906795,"title","Planning commission unanimously denies PUD for 127‑space RV park at 3203 Cove View Boulevard","audioSeconds",2149,"startMs",1279000,"endMs",3428000,"viewUrl","/Search/View?dp=1&key=5906795-6d2a8bf29ed0775b5a4140823a6a5932&start=1279&end=3428","thumbnailUrl","https://assets.pipeline.soar.com/5906795-6d2a8bf29ed0775b5a4140823a6a5932/thumbnail_1279000.jpg","articleUrl","/articles/6429349/Galveston/Galveston-County/Texas/Planning-commission-unanimously-denies-PUD-for-127space-RV-park-at-3203-Cove-View-Boulevard","mediaUrl","https://secure.pipeline.soar.com/6429349-c12139a9579e1a38653f12c6783a7927/orig.mp4?Expires=1770443427&Signature=BlsmBWIo9Tn5llJsHn6D6MiBMNASL01PPCnWA~o~~TYLOdz3Gq8Voqd5-BIpkESaf1BgG9VSN-VCWgaFrsC6SUZ0teRB9RUDbpogo6jCQxdbI852sEKlaVs1DQ9dasbUtA-AxO6O7xfBQ386j2j9HEHEhiOIKnTKJJRXXSaZ9CvstlnmpY~369YvOnGjlTEoYz6HTsLjzJ-RVaWooVWQJT0bagNs8WxDv0OjJKs2B7j2vjoV5El7gLU00I8p6A532ZvFMRMALc9OeBe1~zsfiBidiPxSVbFmkzo-~SBGQ-jyhObXZMqgfaTjeIv3qJZerhu5znidC9RsFzf-K6IrWQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Galveston","date","2025-10-07T00:00:00Z","article","The Galveston Planning Commission voted unanimously to deny case 25PDash035, a request to establish a planned‑unit development (PUD) overlay to allow a 127‑space resort/recreation RV park on a 5.92‑acre parcel at 3203 Cove View Boulevard.

Staff described the application as an overlay request to permit an RV park in a parcel with a base zoning of multifamily high density (Height and Density Development Zone 5). The staff report said the site is currently undeveloped, has direct access to Cove View Boulevard, and is served by water and sanitary sewer lines in the street. Staff summarized department comments: the fire marshal said code compliance will be reviewed at permitting, public works requested a traffic impact analysis, required sidewalks along Cove View Boulevard, recommended shifting one entrance to align with opposite access, and said on‑site detention will be required (Campechee Lake provides some regional detention but was designed for a 2‑year event while city criteria use longer return intervals). Staff advised that limited‑use standards for RV parks generally apply and recommended that, if approved, specific conditions and standard conditions be attached and that enhanced setbacks be imposed along north and south property lines to protect adjacent residential uses.

The applicant, Matt Dilleck, president of Commerce Equities, said he has owned the property since 2006 and told the commission that current market conditions make multifamily development uneconomic. \"This property has been owned since 02/2006. It does not make economic sense for multifamily,\" he said, and described an estimated total investment of about $4.5 million for the proposed project. Dilleck said the PUD request was intended to allow the applicant to proceed to the traffic, drainage and permitting steps that would be required if a PUD were approved.

Multiple residents opposed the PUD at the public hearing. Marie Rob said the proposal was \"an inappropriate use for the land\" and urged preservation of multifamily capacity for workforce housing. Nearby homeowners Eileen Vogel and her daughter Karen Greenan testified that the proposed park would abut and overlook their home, raise concerns about bright lighting and safety for an elderly homeowner, and alleged that a representative misled the homeowner when seeking a signature on paperwork. Vogel said she had paid $699,000 for her house and had invested further funds in renovations; Greenan described a direct line of sight from the proposed site into her mother's dining room.

Commissioners raised multiple objections: the site's base multifamily zoning and the city's comprehensive plan housing goals; the density of 127 RV pads on roughly six acres; the absence of a traffic impact analysis and detailed drainage/detention plans; fire and emergency access given the internal lane widths shown on the conceptual site plan; and the risk of establishing a precedent that would remove limited multifamily inventory through PUD overlays. One commissioner summarized: the submittal was incomplete with respect to traffic, drainage and limited‑use standards, and several members said those missing elements made approval inappropriate at this time.

After public comment and discussion, a motion to deny the PUD passed unanimously. Commissioners and staff reiterated that the planning commission's action is a recommendation and that ultimate approval authority rests with Galveston City Council. The record will be forwarded accordingly.","mediaType","Video","parentTitle","Planning Commission","oneSentenceSummary","The Galveston Planning Commission voted unanimously to deny case 25PDash035, a request to establish a PUD overlay allowing a 127‑space RV resort on a 5.92‑acre multifamily‑zoned parcel at 3203 Cove View Boulevard.","taxTitle","Galveston , Galveston County, Texas","taxId",5145,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6429354,"Galveston planning commission fails to approve abandonment of Sportsman Road right‑of‑way; case to go to city council",1068,192000,1260000,"/Search/View?dp=1&key=5906795-6d2a8bf29ed0775b5a4140823a6a5932&start=192&end=1260","https://assets.pipeline.soar.com/5906795-6d2a8bf29ed0775b5a4140823a6a5932/thumbnail_192000.jpg","/articles/6429354/Galveston/Galveston-County/Texas/Galveston-planning-commission-fails-to-approve-abandonment-of-Sportsman-Road-rightofway-case-to-go-to-city-council","https://secure.pipeline.soar.com/6429354-d3a2786858e40beb9002c79a26713ea2/orig.mp4?Expires=1770443427&Signature=KjRM9ATOt57Oh~U6Yj5fIXCRdaw9lpPOTCp2zJAj-OZc5wxdLEtxTxj9vuhYzyr4VlOezdRIMMXU-HV~N7Cdhf4fyxRM1QB7HjtrRAnyNjyIAIwYXdVA0fdyndUTsjQVMHLQLHw70OAwfUGA6j0ZNAZx9uxOPC1xRW8QyoqzkxdhKOraNqzC2BKPsuwDuBwvNHuE~jlEjmBV~gQdM4MT3KoAd~zdfUwGeYItcCYVKb4yIiStVPne0rLgpOKic8xNBZ7OHes0zJVVGy8R2vheOkFeA8tLpFtqNqnRDTgI7Ftf5Ageife9ieHivNCUv6yCEq~VvEOofw~HYGRnW~55Wg__&Key-Pair-Id=KUT5TJCACFTXG","The Galveston Planning Commission heard testimony and public comment on case 25PDash041, a request to abandon about 18,134 square feet of a city right‑of‑way adjacent to 11254 and 11314 Sportsman Road.

Staff presented the request and supporting exhibits, saying the subject right‑of‑way is a 50‑foot improved strip that dead‑ends into West Bay and that the applicant seeks to divide the strip so each adjacent owner would receive roughly half. Staff noted that public works requires a 20‑foot drainage easement between Sportsman Road and the bay regardless of the abandonment outcome, and that CenterPoint requested an internal street and alley closure as part of its utility review. The staff report cited City of Galveston land development regulations §6.302(b)(3) and the city comprehensive plan in its analysis. \"City engineers requested a 20 foot wide drainage easement will be required, regardless or if the abandonment is approved,\" staff said in the presentation.

The applicant, Joseph Andrews (representing Anco Investments), told the commission the easement had been in place for more than 100 years and, to his knowledge, had \"never been utilized.\" Andrews said he and the adjacent landowners support the abandonment and plan to use the land as part of private development. Adjacent property owner Jack Torgrossa, who said his family has owned property in the area since 1925, described the strip as historically \"more than really just a driveway to a handful of camps\" and said much of the land south of the right‑of‑way is marsh and not developable.

Another resident, Trey DeBral, provided historical context for a number of platted but unopened 50‑foot north–south streets on the West End and urged the commission to ensure that landowners who rely on prescriptive access would retain practical access if the abandonment were approved.

Commissioners asked staff about the right‑of‑way's origin, whether beach patrol had been notified, and about public‑safety implications of reducing access to West Bay. Staff said many of the rights‑of‑way were laid out by the county before annexation and that beach patrol had not been included in the department notices. The staff report noted 11 public notices returned in opposition.

A motion to approve the abandonment was made and seconded. Because only four commissioners were present for the hearing, commission rules and prior staff notice required a unanimous recommendation to forward an approval to city council; the motion did not receive the required fourth affirmative vote and failed. The commission clerk summarized: \"The motion fails due to lack of 4 affirmative votes.\" The commission may reintroduce the item or forward a record of the recommendation and public comment to city council, which is scheduled to hear the request on Oct. 23, 2025.

Next steps: the Galveston City Council will make the final decision. If the abandonment were approved, staff had recommended several site‑specific conditions and standard conditions, including the 20‑foot drainage easement and other typical filings noted in the staff report.

Public records: the staff report and applicant exhibits (survey, aerials, conceptual division of the right‑of‑way) were shown during the meeting and are filed with the planning commission record.","The Galveston Planning Commission considered case 25PDash041, a request by adjacent property owners to abandon about 18,134 square feet of city right‑of‑way at Sportsman Road. The commission did not reach the unanimous recommendation required with four members present; the file will be heard by Galveston City Council on Oct. 23, 2025.","actionData","errors"]

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Planning commission unanimously denies PUD for 127‑space RV park at 3203 Cove View Boulevard

Galveston planning commission fails to approve abandonment of Sportsman Road right‑of‑way; case to go to city council