Applicant seeks KOA-franchise campground on Naked Creek Road; staff flags VDOT, health permits

Staff presented a special-use permit application from Feldman and 3 Sons Outdoor Sales LLC and Hawk Peak Land LLC for a campground off Naked Creek Road and said the concept plan proposes roughly 200 campsites plus guest services, a camp store, a zip line, a pool and glamping cabins. Staff noted the parcels total about 152.075 acres with roughly 73.04 acres (48%) identified as open space and called attention to agency requirements: VDOT entrance work, health-department campground permitting, and applicable building and stormwater permits. "The applicant is proposing a total of 200, total camping sites," a staff member said during the presentation.

David Reed, attorney for the applicant, said the proposal will be a KOA franchise and clarified a small portion of the property lies in Rockingham County and will need a separate SUP there for the entrance and bridge area. Reed introduced Mark, the proposed owner-operator, who described a hospitality background and a USDA-backed loan commitment for construction and said he plans to live on-site in the manager cabin. Mark said security will include cameras and a license-plate reader at the gate and that five nights per week will have a dedicated security guard with float coverage on other nights. Commissioners asked about flood risk, staging to avoid road backups and the greenbelt/screening plan; staff recommended the commission condition operation on compliance with VDOT, health and building approvals and suggested a site visit before scheduling a public hearing. The commission deferred final conditions and asked staff to update the memo and plan details for the next meeting.