Commissioner Goodwin opposes by‑right 'minor' campgrounds as Louisa County plans ordinance revisions

Chris, a county planning staff member, presented proposed changes to Louisa County’s zoning code that would create two campground categories: a major campground (commercial, requiring a conditional use permit and a minimum 10 acres for three campsites, plus two additional acres per extra site) and a minor campground (smaller, by‑right operations with a three‑acre minimum and administrative site plan). Chris said the revisions also establish VDH and statewide building code compliance, site‑plan and landscape buffering requirements, and registration with community development for contact and inspection records.

"A campground is an area managed as a unit providing accommodations for a minimum of 3 campsites for recreational shelters," Chris said, explaining the major definition and the distinction from minor campgrounds. He listed fees and estimated costs, noting VDH plan review and septic costs for a major campground could range from roughly $8,000 to $15,000 and that county electrical pedestal fees would apply per site.

Commissioner Goodwin said he could not support codifying a by‑right minor campground category. "I cannot vote for it," he said, arguing that single‑ and two‑site campsite operations are already dispersed across the county and that allowing them by right would create too many, scattered sites for staff to monitor and enforce. Goodwin asked how many parcels would become eligible under the by‑right standard and warned that proliferating small sites could be difficult to correct later.

Chris and other commissioners replied that the minor option would include substantive standards intended to protect neighbors and public rights of way — including a 100‑foot landscape buffer to screen facilities, dedicated owner/manager contact information, signage, emergency procedures, and VDH/building code compliance. Chris reiterated that enforcement is complaint‑driven and that existing complaints already generate follow‑up by community development and code enforcement. "There's a lot that are already in the queue and conversations have been had," he said.

Board members discussed enforcement mechanics and timing: staff described a process beginning with zoning violations and escalating to civil penalties and, if unresolved, criminal proceedings and court involvement. Several commissioners said they supported keeping a minor‑campground option if it remains tightly regulated; Goodwin said he would not be compelled to change his position and could accept the matter going to a public hearing for broader input.

The commission agreed the next procedural step is for staff to circulate a refined draft ordinance and that, at the 7:00 p.m. meeting, the commission would vote on whether to move the campground language to public hearing (August or possibly September to accommodate schedules). Chris said he would aim to have a draft ordinance available for review in advance of that meeting.

The planning commission did not take a final vote on the ordinance during the work session; instead members requested refinements and signaled that a public hearing and formal vote would be scheduled after additional review.