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Proposed KOA campground at Naked Creek draws sustained opposition over water, flood and traffic risks
Summary
A proposed 191-site campground at Naked Creek prompted hours of testimony July 14 from neighbors, environmental groups and technical experts who cited flood history, well impacts, inadequate wastewater analysis, traffic safety and harm to wildlife and rural character.
A large special-use permit application to build a campground and resort-style amenities on roughly 152 acres off Naked Creek Road generated extensive public opposition at the July 14 Planning Commission meeting, with neighbors, conservationists and engineers urging denial or additional study.
The application, by Feldman and Three Sons Outdoor Sales LLC/Hawk Peak Land LLC, proposes approximately 191 campsites (including pull-through and back-in RV sites, cabins and glamping units), recreational amenities and commercial buildings. Staff noted the parcels are in the county’s Environmental Preservation Tier, that about 48% of the combined acreage is proposed as open space in the concept plan, and that access to the site is from Naked Creek Road in Rockingham County — meaning the applicant has also filed for Rockingham County review.
Neighbors described repeated historical flooding in the valley and narrow, blind-curved roads they said are unsafe for steady commercial RV traffic. "We will have no sense of familiarity with the transient guest," said Michael Merica, urging the county to require a concrete law-enforcement and safety plan and even suggesting a local substation. Environmental and technical speakers — including an engineer with prior wastewater experience and the Shenandoah Riverkeeper — flagged missing analyses: the application did not include a groundwater impact study, a long-term water-use estimate for pools and bathhouses, nor a cumulative watershed assessment demonstrating proposed stormwater and septic designs will protect Naked Creek and downstream water quality.
Commissioners took note of the volume and technical nature of the testimony and unanimously voted to table the matter to the July 28 work session to allow staff and the applicant to respond to the issues raised.
