Zebulon's Grotto is a clothing optional bed & breakfast, campground and recreation area in King William County. Courtesy of Charles Snead

KING WILLIAM — The owner of a “clothing optional oasis” in King William County says the planning commission sided with neighbors who don’t like his business instead of focusing on his permit to expand his campground.

When Charles Snead applied for a conditional use permit to operate a campground at Zebulon’s Grotto on Roane Oak Trail, the commission took the unusual step of not only recommending refusal but calling on the Board of Supervisors to remove Snead’s existing permits due to concerns from neighbors.

Snead currently has approval for one camping area allowing up to six people and a bed and breakfast allowing up to eight more people to stay at Zebulon’s Grotto, which has a pool, a hot tub and Greek-style statues. He envisages a “glamping” campground with platformed sites, a larger gazebo, RV sites, a bathhouse, and a camp office at a facility that would allow up to 200 guests.

However, county officials have hit Zebulon’s Grotto with repeated zoning violations in recent years over special events and exceeding the occupancy limits at the campground and the bed and breakfast.

Neighbors’ complaints include dangers from additional traffic on Roane Oak Trail, the sound of karaoke, and concerns that children may encounter naked guests. Zebulon’s Grotto is described as “the perfect place to shed the tensions of the work week, relax in your own skin and hang out with other folks doing the same” on its website.

“Our hope is for you to find natural splendor, be yourself, and commune with nature here in our private, members-only, clothing optional oasis. All gender identities welcome,” the website states.

Snead talked up his “organic, unique destination” that attracts guests from across the United States to the planning commission at its June 7 meeting. He said Zebulon’s Grotto has a 4.9 star rating on Google and benefits the local economy and King William’s tax base. Snead purchased the 36-acre property in 1996 and has been offering clothing-optional recreation for over six years, and for longer than that to friends, he said.

Aurora Giattino of Richmond said in a letter to supervisors that she found the King William site four years ago after moving from Asheville, North Carolina. In her letter, she called Zebulon’s Grotto “a lovely welcoming sanctuary” and a place “where you can be yourself, find healthy friendships and be held by the beauty of the outdoors.”

“I invite you to consider the Grotto as a contribution to our communities, rather than a hindrance,” Giattino wrote. “It’s not easy finding a broad balanced view in life, and I want to remind others to consider how ZG is doing good in the world for others.”

But neighbors and the majority of the commission do not seem to share the rave reviews. Snead later vented about the planning commission at the June 27 Board of Supervisors meeting. His campground proposal has yet to be formally considered by the board.

“I believe that I was not granted a fair hearing for review of my conditional use permit application. I presented my proposal thinking that I would receive questions about the elements of my campground proposal. That was not the case,” he told the supervisors.

Snead said the meeting was dominated by discussions of past violations on the site and the opposition of neighbors.

“I was subjected to a litany of negative viewpoints from planning commissioners and my neighbors,” he said.

The planning commission voted 4-1 to recommend denial of the application to the supervisors. Stephen Greenwood, the supervisor representative on the commission, voted no.

Commissioner Donald Wagner moved the motion that the commission not only recommend refusal of the conditional use permit but “based on years of abuse of neighboring property owners,” the board of supervisors also cancel existing permits for the campground and the bed and breakfast at Zebulon’s Grotto.

“It’s very obvious to me that Mr. Snead’s deeds do not follow his words … Mr. Snead is unable to manage and control his property,” said Wagner. “He asks that we allow 200 guests to come. We already have huge problems with traffic, noise, and so many other things.” Wagner said.

Greenwood said the motion was “over the top.” He also urged the board not to base its decision on past violations but to consider the campground on its merits.

All of the speakers at the public hearing opposed the campground. “The noise from the bed and breakfast disrupts the properties especially on party and holiday weekends,” said neighbor Lisa Mason, who also addressed the June 27 meeting of the Board of Supervisors.

Other neighbors also spoke at the June 7 public hearing including Peter Mason, who told the planning commission he didn’t think a clothing optional resort was appropriate in a neighborhood of single-family homes and children.

Tracy Carlson, a former teacher at King William High School, questioned whether Zebulon’s Grotto was appropriate for King William County. “Is this the recreation for which we wish King William to be known?”

Carlson said kids used to walk down Roane Oak Trail before Zebulon’s Grotto arrived. “My kids who are 9 and 12 can’t even do that and cannot walk through the woods because they are afraid of what they might see,” she said.

In her report to the planning commission, the county’s director of planning, Sherry Graham stated her department has sent “multiple violation notices” to Snead as well as receiving numerous complaints from neighbors on Roane Oak Trail.

The most recent violation notice was sent on March 18. Officials said two freight containers on the property had been converted into a commercial kitchen, camping platforms with roofs were built without permission and a storage building was being used as a detached guest house with two rooms. Zebulon’s Grotto was previously told to stop offering day passes, hosting special events and to limit its guests to eight in the bed and breakfast and six in the camping area.

The Board of Supervisors is expected to make a decision on the permit on July 25.

David Macaulay, Davidmacaulayva@gmail.com