Kipps Farm Residents Oppose Conditional Use Permit for Grahams’ Camp Proposal

In the heart of Blacksburg, Virginia, the Planning Commission convened on July 1, 2025, to discuss a contentious conditional use permit application for the Kipps Lincoln property. The atmosphere was charged with community sentiment as residents voiced their concerns and hopes regarding the future of this historic site.

The meeting began with a passionate plea from a supporter of the Grahams, the property owners, who emphasized their intention to use the land for beneficial therapies and group meetings rather than for profit-driven ventures. This advocate urged the commission to approve the permit, highlighting the potential for the property to serve as a space for education and community engagement, showcasing its beauty and history.

However, not all voices echoed this optimism. Sean Gray, representing the Kipps Farm Homeowners Association, raised significant concerns about the implications of the proposed use. He noted an increase in traffic due to ongoing work on the property and questioned whether the existing easement, originally intended for a single-family home, could adequately support the anticipated commercial activities. Gray called for thorough investigation into the traffic implications and urged the commission to consider alternative access points to mitigate potential issues.

Megan Fitter, another adjacent property owner, expressed strong opposition to the application. She argued that the activities planned by the Grahams—hosting events with up to 50 attendees and renting out bedrooms—did not align with the definition of a camp as outlined in the town's zoning ordinance. Instead, she contended that these activities resembled those of an event center or office space, both of which are prohibited in the residential zoning district. Fitter emphasized that the easement was not designed for high-volume traffic, and the proposed changes would impose an unreasonable burden on the surrounding residential community.

As the meeting unfolded, it became clear that the future of the Kipps Lincoln property remains uncertain. The Planning Commission faces the challenging task of balancing the preservation of the property’s historical significance with the concerns of local residents about potential disruptions to their quiet neighborhood. The outcome of this permit application could set a precedent for how similar properties are managed in the future, making the stakes particularly high for all involved.