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Planning commission recommends conditional approval for Sugar Grove campground after neighbor objections
Summary
After public testimony raising traffic, water and property-condition concerns, the Smyth County Planning Commission recommended approval (7–0) of Opal Davis’s special-use permit for a seasonal campground at 322 Old Deerfield Road, subject to deed recording, VDOT approval, visitor logs, seasonal operation, and no off-season camper storage.
Hazel Wagoner, chairperson of the Smyth County Planning Commission, and the commission heard a joint public hearing on May 22 on Opal Davis’s proposal to convert an inherited property at 322 Old Deerfield Road in Sugar Grove into a seasonal campground.
Opal Davis, the applicant, described amenities that would include water and sewer access, fire pits, picnic tables, two playgrounds and a fish-stocked pond, and said she has completed a percolation test and expects septic plans will be approved. Davis also said the project would be run seasonally, would employ a camp host and security, and would limit amplified music to informal camper activity rather than organized concerts.
Neighbors told the board they opposed the project. James Purefoy said he feared trespassing and more traffic; Melissa Lee and Deidre McGeachy raised water-capacity and road-suitability concerns and criticized late notice of the hearing; Janice Foreman described the property as neglected and questioned demand. Several speakers said the brochure used by the applicant contained a misleading image. Rye Valley Water Authority representative Gator Cornett responded that the water authority could meet anticipated demand and characterized the applicant as responsible.
Commissioners pressed Davis and staff on details including whether the deed had been recorded (Davis said the deed had not yet been recorded but she would record it if the project moved forward), VDOT access/entrance standards, allowed stay durations, limits on horses/ATVs, and noise restrictions. Davis said stays would be limited to seven days, renewable for seven more if campers change sites; she said no concerts or permanent residency was planned. Staff noted that any festival or amplified-music event would require a separate special-use permit under the county’s Music Festival Ordinance.
After considering public comment and applicant responses, Commissioner Lea Meadows moved that the Planning Commission recommend the Board of Supervisors approve the special-use permit with conditions requiring that Davis record the deed, obtain VDOT approval, keep detailed visitor records, operate seasonally, and prohibit off-season camper storage. Tony Dean seconded the motion, which passed 7–0.
The commission’s recommendation forwarded the SUP to the Board of Supervisors for final action; subsequent minutes note the Board later approved the permit and that some neighboring property owners filed suit against the Board. According to later staff notes, that lawsuit was dismissed by November 20, 2025, though the appellants retained the option to appeal.
