KING WILLIAM — King William County recently settled its legal dispute with the owner of a “clothing optional” resort, but neighbors continue to oppose a new expansion plan.
A request by Charles Snead to increase the maximum capacity at Zebulon’s Grotto was rejected by the planning commission on June 4. The application will now be decided by the King William Board of Supervisors.
Snead signed an order in March 2023 that limits the number of guests at his LGBTQ-friendly “glamping” resort on Roane Oak Trail to 14. The county brought civil legal action to enforce violations at the property while the Board of Supervisors turned down an expansion plan.
Earlier this year, Snead applied for a conditional use permit to allow a campground hosting up to 99 guests on 35 acres at his property. He is working with the Virginia Department of Transportation to create a new entrance that would divert guests from Roane Oak Trail, a cause of complaint with many of Snead’s neighbors.
Snead told the planning commission he is awaiting final approval from VDOT for his proposed new access to the resort.
He admitted to noise issues with his neighbors in the past when he held a recreational permit, but said the noise has now been reduced by smaller speakers and improved monitoring of music. “I think in the last two or three years, my music volume is down,” he said.
During the public hearing, nearby resident Don Wagner said the issues are continuing at Zebulon’s Grotto. “I’m listening to the same old record, the same old show. This thing has been going on for years. We have gone through so many issues with Mr. Snead not complying,” he said.
He cited noise issues and said guests had been seen “walking down the road in the nude.” He suggested that Snead build a high barrier around his property.
Most neighbors who spoke during the public hearing opposed Snead’s application but four members of the public, including a neighbor and former supervisor Stephen Greenwood, backed him.
Greenwood said King William County needs to encourage more visitors and small businesses.
Sally Johnson said she frequently visits Zebulon’s Grotto and has been going for four or five years without any issues. “I heard more noise coming from Route 30,” she said. “I have friends who come from Maryland, D.C. and northern Virginia.”
Planning staff recommended denial of the application. The commission voted 4-0 to pass on a recommendation of denial to the Board of Supervisors.
“Ninety-nine people is a lot more than 14. I can understand where there would be some concerns about mitigating the noise, traffic and site visibility,” commission chair Mathew Sluder said. “ I can see the concerns of neighbors at that kind of capacity.”
The Board of Supervisors is likely to decide Snead’s application on July 8.
The planning commission also considered a request for two small campsites off Old New Castle Road. Planning Director Sherry Graham said the landowner installed gravel pads, electricity and water for four sites without obtaining approval.
The planning department currently has an open court case for an illegal campground. The landowner agreed to withdraw his application at the June 4 meeting.
David Macaulay, [email protected]
