Planning commission backs James River Runners’ request to add six primitive campsites, requests clearer noise rules

The Albemarle County Planning Commission voted June 23 to recommend approval of a special use permit amendment that would allow James River Runners to add six primitive campsites along the James River, bringing the total to 20.

Ben Lacker, a planner with the Department of Community Development, summarized staff’s analysis and said staff found the proposal consistent with review criteria and recommended approval with specified conditions. “Staff recommends approval of the request after finding three positive aspects and identifying no concerns,” he told the commission, noting conditions that would prohibit permanent structures, require portable restrooms on a seasonal basis, prohibit fireworks, set quiet hours, and require a staff member to be present while campsites are occupied.

The applicant, Tom Pucket, told the commission the sites would be primitive tent sites on grass and that portable restrooms and picnic equipment would be moved to higher ground in the event of floods. “We’re monitoring the river levels...and if anything were to come up that would put anyone in danger, we would absolutely get them,” Pucket said, describing a practice of canceling or evacuating activities based on river-stage projections.

Public comments largely supported continued river-based recreation while flagging local impacts. Scottsville resident Sean Coette said he supports tourism tied to the river but urged attention to nearby agricultural odors, traffic and water-quality concerns; “I 100% support adding to tourism that already exists on the river,” he said. Neighbor Sean Rubin praised the applicant’s stewardship and asked the county to restore trash pickup at ferry landings to prevent litter from accumulating on private property.

Commissioners debated environmental and safety tradeoffs. Several members said the use is a light-footprint recreational activity but expressed concern that continued mowing and campsite use inside riparian buffer zones can prevent reforestation, increase runoff and sediment, and run counter to the county’s recent riparian buffer-protection goals. Commissioner Murray warned that special use permits run with the land and said he worried about whether future owners would maintain current operational practices.

To address noise concerns, commissioners amended staff’s recommended condition five so staff would review and clarify any supplemental rule on outdoor amplified music before the case reaches the Board of Supervisors. One commissioner noted existing county noise limits and asked staff to ensure the permit condition is consistent with the zoning code rather than being duplicative or more restrictive.

On the recorded vote the commission recommended approval with the amended condition (yes: King, Karazanna, Clayburn, Moore, Brown; no: Firehawk, Murray). The recommendation will proceed to the Albemarle County Board of Supervisors for final action.

Next steps: the Board of Supervisors will receive the commission’s recommendation and consider the special use permit amendment at a future meeting; staff said it will refine the language for the outdoor amplified-music condition prior to that Board hearing.