Planning commission recommends approval for drive‑in theater at 11988 Woods Road

The Campbell County Planning Commission recommended approval of a special‑use permit to operate a drive‑in movie theater at 11988 Woods Road, forwarding application PL‑225012 to the Board of Supervisors.

The request, filed by applicant Candace Oler as agent for Heartless Storage LLC, would allow weekend and special‑event movie screenings on a leased, gravel lot that already contains an existing outdoor screen and parking for up to 40 vehicles. Planning staff told the commission the site is zoned Industrial General and designated medium‑to‑high‑density commercial in the county comprehensive plan.

Planning staff member Mitchell said the applicant is leasing the property and that no new infrastructure is proposed, so the project does not trigger formal site‑plan review. "The applicant is currently leasing this property, to operate a mobile ice cream trailer," Mitchell told the commission. He added that sound would be transmitted by FM radio and food service would be provided from the existing mobile trailer.

Candace Oler, the applicant, described the operation as a traditional drive‑in concept and said the site has already hosted several weekend screenings. "We pay about 4 or $500 per movie, to be to have the rights to be able to play it," Oler said, describing the licensing arrangement with film‑licensing companies. She said most movies would be shown on weekends from late spring through fall and that films would start at dark — roughly 9:15 p.m. in the summer — with typical end times near 11:15–11:30 p.m.

Neighbors and visitors addressed the commission during a public‑comment period. Barbie Shackleford, who said she lives directly behind the property at 185 Greendale Drive in Russburg, spoke in favor: "I'm totally in favor of this," she said, adding that a new subdivision nearby will likely increase local demand for family‑oriented events. In opposition, landowner Barry Moorefield raised runoff and traffic concerns tied to a nearby culvert and drainage path, requested that the commission require erosion and sediment controls if any grading is done, and asked whether alcohol would be served.

Oler responded that she does not plan to serve alcohol and said she had contacted the local electric utility to reduce on‑site lighting for nighttime screenings: "I actually contacted AEP and had them turn off 2 lights on the land to accommodate the nighttime, so because I need it darker," she told the commission. She also said the lot is gravel and no paving, new buildings or other land‑disturbing work is planned.

Commission discussion noted the existing gravel surface and the applicant's assurances that the use would be seasonal and limited in hours. Commissioner Robert Otero, representing the Spring Hill District, moved to recommend approval; a second was received and the commission voted in favor. The commission's action is a recommendation to the Board of Supervisors, which has final approval authority.

Clarifying details raised at the hearing included that the site currently provides parking for up to 40 vehicles, audio will be transmitted to patrons by FM frequency, concessions will be sold from an existing mobile ice cream trailer, and the applicant said there are no planned infrastructure changes that would trigger site‑plan or erosion‑control review. Neighbors asked the commission to require a site plan and erosion/runoff controls if the applicant later proposes paving, additional parking or buildings.

The Board of Supervisors will receive the Planning Commission's recommendation and will make the final decision on PL‑225012.