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Applicant seeks special-use permit for 200-site KOA campground off Naked Creek Road
Summary
An out-of-state applicant asked the Page County Planning Commission to consider a special-use permit for a 200-site KOA-franchise campground on two mostly vacant A‑1 parcels off Naked Creek Road; staff flagged a 1.203-acre strip in Rockingham County, VDOT and health-department requirements, and environmental protections in the county Comprehensive Plan.
The Page County Planning Commission on May 26 reviewed a special-use permit application from Feldman and Three Sons Outdoor Sales, LLC (with anticipated co-owner Hawk Peak Land, LLC) for a 200-site campground off Naked Creek Road near Elkton.
Tracy Clatterbuck, planning staff, told commissioners the two Page County parcels involved measure about 24.08 acres (110‑A‑16) and 127.99 acres (110‑1‑B). She said an approximately 1.203-acre strip appears to lie in Rockingham County and will likely require a separate SUP there for the entrance and bridge approach. Clatterbuck added that the applicant’s concept plan shows about 73.04 acres of open space (≈48% of the combined acreage), exceeding the Campground Ordinance minimum of 40 percent for open/recreation area, and lists buildings and amenities including a camp store, clubhouse and spa, glamping cabins, a remote bathhouse, pool and zip line. "The plan is very detailed," Clatterbuck said, and staff encouraged commissioners to review the packet materials and coordinate site visits.
The applicant, Marc Lubetkin, introduced himself and described his background in hospitality and his decision to pursue a KOA franchise. "I've been investing my life savings into doing this, my retirement life savings," Lubetkin told the commission. He said the project team has a USDA-backed loan commitment and that construction would follow required permitting. Attorney David Reed explained the Rockingham mapping issue and said the Rockingham portion would contain access elements only, not campsites or primary facilities.
Commissioners questioned flood risk, bridge construction and maintenance responsibility, traffic staging to avoid backups on Naked Creek Road, water supply, and security plans. Engineer Tyler Austin described design standards for the private bridge and noted entrances within VDOT right-of-way will require applicable VDOT approvals. Lubetkin said the site plan includes a long on-site staging lane and a license-plate reader at the gate to prevent queuing on the public road.
Staff noted the property lies largely within the county’s Environmental Preservation Tier and identified soils including roughly 23.6 acres of Farmland of Statewide Importance; commissioners were urged to weigh potential adverse impacts during any public hearing. Commissioners and staff agreed to coordinate site visits with the applicant before advancing conditions or a public hearing.
The commission did not vote on the SUP at the May 26 work session; staff will work with the applicant to schedule site visits and refine conditions and agency compliance items ahead of a public hearing.
