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Nelson County board denies Morse Lane campground SUP amid water, septic and access concerns
Summary
After extensive public opposition focused on groundwater, fractured rock, Browns Creek and the Tye River’s impaired status, the board voted to deny a proposed multi-phase campground at Morse Lane (SUP 250263).
Nelson County supervisors voted to deny special use permit SUP 250263, a proposed phased campground on Morse Lane, after multiple residents raised concerns about water resources, geology, sanitation and public-safety impacts.
Staff described a three-phase plan that included RV pads with a dump station and electric service, additional sites and later tent-only sites. Recommended conditions from the Planning Commission included screening, no open fires, dark-sky lighting, enclosed refuse areas, a minimum of 10% common open space, and a prohibition on amplified music.
The applicant, who identified himself as Tip Masters, said he planned to use containable 'eco-cabin' units with pumping and hauling of wastewater if necessary and projected nightly rates to support investment in infrastructure. He said he was exploring power options with the utility and would meet environmental requirements.
Public opposition was extensive. Speakers including Jeremy Hester, Heather DeCoe and others detailed concerns about the site’s fractured cataclastic rock, proximity to Browns Creek and the Tye River (which one speaker noted is on Virginia’s impaired-waters list for fecal coliform and E. coli), and the absence of engineering plans showing how septic systems, drainage and water supply would function. One resident said, “This is not standard soil. Wastewater will move through it directly toward Browns Creek.” Others said increased traffic on Morse Lane, nighttime noise near the railroad and wildfire risk made the location inappropriate.
During deliberations supervisors repeatedly noted that a campground with three or more sites triggers Virginia Department of Health review and that any sanitary system (pump-and-haul or permanent systems) would require engineering approval and potentially separate board action. After discussion, a motion to deny the SUP passed on roll call.
The denial preserves the county’s current zoning constraints for the site and responds to resident concerns about water quality, sanitation and rural character. Staff and the applicant may pursue alternate options, but the specific SUP as presented will not proceed.
