The June 25 Morgan County Planning Commission meeting saw a group of citizens urging members to reconsider last year’s approval of a commercial improvement location permit for Scenic LLC’s RV campground project in Great Cacapon.
The Morgan County Planning Commission approved the permit on May 23, 2023, with a 6-4 vote following a public hearing that attracted a large crowd. The approval has since faced opposition from local citizens concerned about the project’s implications.
Approximately 30 project opponents attended the meeting, organized to request a re-vote on the permit, although no construction has begun at the site.
The plans for the campground include RV sites, cabins, yurts, tents, a central check-in office, maintenance building, bathhouse facilities, minigolf, sports courts, playgrounds, dog parks, and pavilions.
Scenic LLC seeks KOA branding for the proposed 173-site campground on 50 acres of the old Noland Farm along Cacapon Road. Aaron Bills owns the property, which is located north of the CSX railroad and west of the Cacapon River.
During the June 25 meeting, planning board member Marshall Younker announced an agenda slot for a speaker on the project.
When the designated speaker did not attend, Christina Vogt voiced criticisms of the limited discussion time and the board’s handling of the approval process.
“You owe the people of Great Cacapon a hydrogeologic study…You did not do your due diligence. Somebody’s going to wind up in court,” Vogt said, as reported by The Morgan Messenger on July 2.
Vogt said the board neglected due diligence, particularly in verifying the completion of permit applications and securing necessary permissions.
The project involves various permits, including those for highway entrance, erosion control, water source, and wastewater treatment, which she claimed were inadequately addressed.
Another concern is the potential environmental impact. Vogt emphasized the need for a hydrogeologic study, stating that the campground would draw 7,000 gallons of water monthly from the ground.
She also criticized the historical survey review for overlooking the significance of an Indian settlement in the area.
In response, planners asserted that the project met county regulations for commercial development and had obtained the necessary state and federal permits.
The case of the Scenic LLC campground project underscores the complexities of balancing development with environmental and historical preservation. For future developments, ensuring comprehensive due diligence, such as conducting hydrogeologic studies and respecting historical significance, can mitigate potential legal and community backlash.
Additionally, actively engaging with local residents and addressing their concerns transparently fosters trust and collaboration, leading to smoother approval processes.
