Luxury RV park proposed on cattle farm near KSP impound lot

CITY HALL — City Council has heard the first reading of an ordinance to rezone a portion of an industrial area in order to build a luxury RV park.

Ordinance 01-2026, if passed, would change the zoning for an 18 acre parcel of farmland from industrial to "interchange business". Currently, the land is being used by a cattle farmer who rents it from its current owners, Todd and Erin Holbrook, to graze his herd of Holsteins and Angus cattle.

Kory Isaacs, counsel for developer Jared Hembree, told Council that the parcel situated at the end of 76 Blvd., about half a mile off of I-75 Exit 76, is currently zoned I2, an industrial designation. Hembree seeks to have the parcel rezoned as B4, which would designate the land as appropriate for businesses that accommodate interstate exit traffic.

Isaacs also told Council that the request is consistent with the Comprehensive Plan, and that the land is in an area that is "popping" and that a "destination" luxury RV park, which would include a swimming pool, lazy river, and splash pad, would be "lovely" for Berea. However, when asked by Councilmember Steve Davis, Isaacs said the park, if built, would not be open to the public.

"The idea is to bring people here, take their money, and send them away," Isaacs said. He added that the plan is to "entice" customers with the aquatic activities. Councilmember Jerry Little referenced The Farms RV park in London, which Isaacs said would be the ideal, but did not guarantee his client would match that level of a facility. The Farms also sits near an exit off of I-75.

During a Planning Commission meeting in December, Hembree testified to Commissioners that he also intends to build a restaurant for guests of the RV park.

The RV facility, if built, would neighbor an eclectic collection of non-tourism-oriented businesses, including a Jehovah's Witness congregation, the Kentucky State Police impound lot, Jade Towing, and a large warehouse that sees semis pull in and out at all hours. There is also an apartment complex bordering the lot to the north, although Isaacs told Councilmember Steve Caudill the park would not extend that far. Not visible to the intended RV development, but in the neighborhood, there are two other RV parks on opposite sides of Local Hwy 21.

Little also commented that just because a zone change is made, doesn't mean that what was intended to be built there will actually come to pass. Councilmember Teresa Scenters told Isaacs she was excited to see new development in Berea, and that it hopes all goes well for Hembree.

In a phone interview, Isaacs confirmed with The Edge that Hembree has plans for the park, but will not hire engineers to survey the land until after the zoning change has been approved.

Council briefs

During the Council's first regularly scheduled meeting of the month — and of the year — Ashton Powers, of the Lexington-based CPA firm, RFH Consultants, PLLC, informed the members that the City's finance department had passed its audit of FY25 without a single hitch, and had earned the highest possible rating for its clean financial and budgeting processes. The mayor commended the City's finance director, Susan Helton, and her team, for their outstanding level of work and dedication on behalf of Bereans.

During a work session preceding the Council meeting, Powers distributed audited copies of the budget, and reviewed key figures in the City's budget. Notably, the City’s total net position increased by $14.0 million from last year. This was an increase of approximately 14.5%, compared with $8.2 million. Also, the City's combined governmental funds balance was $31.2 million, which Powers said was an increase of $5.5 million over FY24, leaving approximately $12.9 million available for spending at the City’s discretion.

Councilmembers Katie Startzman and Jerry Little were absent from the budget work session.

Public comment

A reporter used the public comment section to ask Council for more pet waste stations in parks throughout the City, especially in Community and Memorial parks. She thanked the City for its commitment to providing clean, pleasant paths for dog walkers and their pets, and for its attention to ensuring the dog park is well-stocked with waste bags. She also asked that pet owners be considerate and pick up after their animals.

Judy Baugh, a resident of the Stoney Creek development off Hwy 25, asked Council for an update on when a second egress will be built in the development. There was no update, so Mayor Bruce Fraley asked Baugh to please give her phone number so the City could contact her when there was more information. It was the second time in a year she has asked for the egress to be completed, Baugh said.

Street acceptance

Codes and Planning Administrator Amanda Haney told Council that 860 linear feet of street, excepting a detention pond, in the third phase of Stoney Creek has been paved, curbed, and connected to the sewer, making the new section of Berea, valued at about $344,000, ready for acceptance into the City's street maintenance budget.

When the mayor asked for a motion to vote on whether to accept the street into the maintenance budget, Councilmember Ronnie Terrill began to object, but a motion by Councilmember Steve Caudill, seconded by Davis was made and accepted.

Fraley then gave Terrill the floor. He argued that since the street is in Stoney Creek, it should be used as a bargaining chip to ensure the second exit gets built faster. Haney explained that the two have nothing to do with one another, that there are already houses constructed on the new street, and that the second egress from Stoney Creek has run into permitting problems, and has nothing to do with this street.

Terrill was adamant, despite Caudill explaining it was punitive to others who have nothing to do with the second exit, "holding them hostage" for no fault of their own. Haney also said that the Planning Commission will be addressing the need for the second exit in an upcoming meeting, and urged impacted property owners to attend. Those meetings are held on the second and fourth Tuesdays of the month at 6:00PM, she said.

Terrill did not budge, saying he wanted to help Baugh. Little, who had been shaking his head as Terrill spoke, explained that isn't how things work, that there will be another exit, that it's just a matter of time. He agreed with Caudill, saying that the people who bought houses on the street will not be happy if their "snow isn't pushed."

Davis confirmed with Haney that a moratorium had been placed on new construction in Stoney Creek because of the lack of a second exit, but that the street in question had been approved for construction before that.

Haney explained that a no vote would mean the City would not be able to release the bond paid to the City by the developer, who then could not re-invest in building more in the City. Terrill asked if it was the same developer who didn't build the second exit, which Haney confirmed he was.

The motion to accept the street passed in a voice vote passed 6 to 1, with Terrill dissenting.

Department head report

Berea Police Chief Jason Hays updated Council on his department's current activities and achievements in 2025.

Hays noted that three officers had been promoted, including Lieutenant Davidson to captain, Officer Goodenough to lieutenant, and Officer Manley to sergeant. He said all three were excelling in their new positions.

The Department's emphasis on community partnerships, Hays said, has grown stronger over the past year, particularly with the Berea Food Bank, the Chamber of Commerce, and Berea College. He said the plan is to strengthen those relationships ever further.

For 2026, he is currently at work scheduling the year's inservice training and other career development activities.

Statistically, in 2025, there were 17,538 calls for service, 48 calls per day. That is down from last year's more than 19,000 calls. The downward trend in crime has continued: in 2024, there were 402 crimes reported. In 2025, there were 352. Since 2021, there has been a 43% decrease in crime reporting in Berea, according to Hays, who said that strategic use of heat maps help direct proactive patrolling of areas most prone to crime.

There were 233 speeding tickets issues in 2025, and 546 collisions, with one fatality that occurred on the bypass. There were 742 arrests in 2025.

As for drug-related crimes in 2025, a two-man narcotics team alone seized more than 144 grams of marijuana, 229 opiate pills, and 267 grams of synthetic marijuana. For heroin and fentanyl, the team seized 51 grams, as well as 2,033 grams of meth. Cocaine seizures came in at 324 grams. More than $63,000 in drug-related cash was also seized by the team. Hays said these numbers were outside of whatever his 24-man team of patrol officers might also have seized. Hays praised the narcotics team, saying they were impressive and hard-working.

There were 86 overdoses in Berea in 2023. In 2024, there were 53. In 2025, there were 48. Hays said these numbers reflect a 44% drop in overdoses over five years, and that he is proud of his officers' role in helping to reduce overdoses, by arresting dealers, and engaging in other drug crime enforcement.

Hays said the department is fully staffed, and any loss of staff has come solely from retirements. Hays noted this was unusual, and credited the support he and his team receive from City Hall.

Little asked if the two-man team was enough personnel. Hays said he believed the two-man team works well and does not need new hires. He noted that various members of the local HIDTA (High Intensity Drug Trafficking Areas) program also assist the team when necessary. He added that drug enforcement is his department's biggest priorities in 2026. Terrill asked about the role of Narcan, a pharmaceutical intervention for overdose, in the drop in overdoses, which Hays said is related.

Councilmember John Payne asked if the police were ready for the opening of Room in the Inn, the nonprofit emergency shelter program that works with the Department during the winter months to help get people off the streets and out of the cold. Hays said they were, and that Zinnia Hensley, the Department's social worker, has already developed many supportive relationships with service organizations. Davis thanked Hays for his department's work with community nonprofits.

Caudill commended Hays for making the City safer, saying that the police department has been at its best in over a decade, thanks to Hays and the culture he has helped nurture at the department. He corroborated Hays' comment about the rarity of attrition rates, and said he feels safe in the City every day thanks to Hays and his crew.

City administrator's report

City Administrator Shawn Sandlin updated Council on some capital and other projects around town, including the upcoming demolition of the trailhead restrooms and concession stand in Community Park in the next two weeks. There will be a banner that explains the construction project, Sandlin said. The reconstructed facilities are anticipated to be complete before the spring sports season begins. Sandlin also said the illuminated signs for the pickleball courts have been installed, and the electrical panels will be installed in two weeks.

Memorial Park restrooms will be remodeled this year. Bids will go out in February for its reconstruction, he said. The Park Improvement Plan will release renderings for park improvements within the next month, Sandlin said.

The Farristown Community Center plans are finalized, and the City is trying to time construction with road work to be done by the state, according to Sandlin.

Little asked about the shared use path project on Scaffold Cane Road, which Sandlin said had been back-burnered while the shared use path on Ellipse Road was under way. Davis wanted to know about the Kenway Road project, but said the mayor could address it.

Mayor's comments

Fraley said that the Kenway Road project has received funds from the state to improve the road, and the right-of-way negotiations are currently under way. He also said that construction will begin soon to replace the Farristown single-lane wooden bridge now that state funds have been awarded.

Council comments

Little: no comment
Caudill: had left the meeting
Cora Jane Wilson: no comment
Terrill: thanked Tourism for Christmas lights and please do even more next year
Davis: thanked Baugh for her public comments; commended the City for the audit
Payne: good meeting, and likes the tone it set, is excited about what they'll achieve
Scenters: thanked City employees for hard work, and is excited about RV park

This story has been updated on Jan. 7 at 9:30pm, to include more details about the neighborhood where the RV park would be located, including other RV parks in the vicinity, and to reflect that currently there is a cattle farm, not a dairy farm, on the property.