River Run Manor

The evening portion of the September 3 meeting of the Goochland Board of Supervisors ended after 1 a.m. Public hearings on its agenda included rezoning for a possible hotel next to Rt. 288; rezoning for a nine lot subdivision near Oilville; lease agreements for telecommunications equipment on the Centerville water tank and a portion of the Central High School Cultural and Educational Center; a downzoning  from rural preservation to agricultural; and a conditional use permit (CUP) application to allow River Run Manor on Rt. 6 in Maidens to  operate as an event venue.

More than four hours were spent on the last item. After presentations by staff and the applicant, River Run Manor LLC represented by principal Kim Moody, a 55-minute public hearing, and more than two hours of discussion among board members, a vote on the application was deferred until Monday, September 9.

Goochland has a gracious plenty of magnificent estate properties and mansions. Some are historic; some rural retreats for the affluent, and some are under construction. As the market for this type of residential property shrinks, owners, or their heirs, will seek other uses, or perhaps tear them down and subdivide the land. Objections from neighbors inevitably follow CUP applications for any event venue. Public hearings and community meetings are emotional and often confrontational. River Run Manor was no exception.

Partners in River Run Manor, LLC—Kim her husband Andrew Moody and Tamra and Doug Adams, who operate Virginia Barn Weddings, also in Maidens—are fine people with good reputations. Way too much time was spent contending that the Moodys, who also plan to live at River Run Manor, are good small-town folk. Kim mentioned several times that her relatives are elected officials in Dinwiddie County, which is very nice, but had no bearing on the matter at hand.

The applicant presentation was not well-organized and made ill-defined reference to any financial benefits to Goochland. If, indeed, the property sells for $3 million reported in Richmond Bizsense, about $2.8 million less than its current assessed valuation according to public record, the county will lose approximately $14,000 in property tax. Moody was vague about of other local taxes she might pay on revenue from the six figure weddings she expects to host at the new venue.

However, the CUP application states that River Run Manor expects to create 18 jobs the first year; adding 26 in the second year; and 32 in the following year. The application also states that the county will gain substantial tax revenue when River Run Manor becomes a commercial enterprise rather than a private residence but did not elaborate. Kim did allude to hefty mortgage payments and the cost of renovations to bring the property into compliance with building, fire, and health codes to operate as a place of public assembly, lodging—it will offer bed and breakfast, and residence.

Continued protestations that the Moodys will be good neighbors when they run River Run Manor, fell a little flat, when total prohibition of outdoor amplified music was suggested to assuage neighbor’s noise concerns.  Kim also explained the urgency of having the CUP approved at the meeting because the closing on the property was scheduled for the next day and failure to secure the CUP was a deal breaker. Unfortunate, but not the county’s problem.

A realtor from Sotheby’s, which represented the owners of the property, heirs to William Massey, who built the estate, reported that during the five years River Run Manor has been on the market, only entities who planned commercial, not private, use expressed any interest in the property.

William Massey, Jr. who is one of the current owners, explained that his father built River Run Manor for entertaining; he had no idea if there were ever any complaints about noise or traffic. Indeed, many of the neighbors who opposed the CUP application attended parties there, but they believe commercial use of the estate is inappropriate for the area.

The caretaker of the property described River Run Manor as a masterwork and distinctive Goochland landmark.  He supported the event venue to continue the legacy of William Massey, Sr. and make River Run Manor what it was meant to be all along.

At least one speaker at the River Run Manor meeting promised legal action if the application was approved. She is a homeowner in the River Cliff subdivision claiming that River Run Manor is part of the subdivision whose covenants prohibit the proposed commercial use. County Attorney Tara McGee explained that restrictive covenants are private agreements between neighbors, the county does not enforce them; the county makes land use decisions.

Massey contended that his father separated his land from the River Cliff subdivision a long time ago and the lot lines were vacated on plats. Given the amount of money involved, it seems likely that a title search and routine due diligence would have revealed remaining ties to River Cliff. Moody said she first heard the allegation at 4:46 p.m. on the afternoon of September 3.

Objection of neighbors boiled down to hordes of strangers nearby, traffic, and noise.

Fireworks are prohibited for this kind of use. As an aside, the fireworks from Hermitage Country Club were clearly audible inside of GOMM world headquarters in Oilville over the Labor Day weekend, behind closed windows with a television on. Jonathan Lyle, who lives in the “sweet spot” between Dover Hall and Hermitage Country Club, was able to recite the play list from the country club’s weekend festivities, also clearly audible.  Concerns expressed by River Cliff residents about amplified DJ music only several hundred feet from their homes have credence.

One opponent contended that hundreds, if not thousands, of vehicles would access the property daily and that the required 75 parking spaces would not accommodate the up to 299 people permitted at events. Kim said that guests for weddings at venues like River Run Manor typically stay in hotels in Short Pump—even better those coming to eastern Goochland—and travel to the venue by motor coach. This reduces the number of vehicles but keeps impaired drivers off our county roads.

Moody described as the noise made by passing trains as louder than any sound that might be generated by events.  (By the way, the CSX railroad tracks are private property; walking or otherwise accessing them is trespass and very dangerous.)

Moody downplayed the outdoor sound issue with a “we’re nice people, trust us” attitude. She said that most of the amplified music will happen indoors, where it is easier to contain, because her high-end clients do not want to deal with bugs and prefer climate-controlled spaces.  A harpist, who works with Moody explained that she often plays with a cello and flute and that need no amplification outdoors.  Moody would not agree to a prohibition on amplified outdoor music, which, she said is needed for cocktail hours between 4 and 6 p.m.

The neighbor whose home is closest to the tennis court—anticipated as the site of some outdoor activities—said that he expects the new owners to keep their word, but asked “what if I’m wrong? How often will we need to complain to you (the county) to make it stop?”

Goochland has a CUP enforcement policy with a mechanism for revocation after three validated violations of conditions in a twelve-month period. It is complaint driven, but anonymous complaints will not be accepted.

A neighbor suggested that the term of the initial CUP be one, rather than the proposed five, years to “see how it goes” and then determine if it should be extended. Others contended that the application seemed rushed and incomplete. Indeed, there was a good bit of confusion about how many days events would take place. The application included a winery and tasting room, which are permitted by right and can operated 365 days per year. Moody said that they are not ready for the winery which would be located on the lower level.

After a bit of back and forth, it became clear that the actual number of wedding and other events would be fewer than one per week, because it takes a while to set up for elaborate gatherings. Other  arcane proposed uses, duck hunting outings for groomsmen, added to the confusion about what activities would be allowed to take place and how often.

Around one a.m., John Lumpkins, Jr. District 3 attempted to craft a motion to approve the CUP with several condition modifications. As his motion became more complicated—like a verbal representation of a hurricane path “spaghetti” model—County Administrator John Budesky suggested that the supervisors defer a vote to their Monday, September 9 meeting. This will allow Lumpkins and McGee to confer and ensure that all discussed condition modifications are clear. Director of Community Development Jo Ann Hunter said that the final conditions will be posted online before September 9 for public review.

Except for amplified outdoor music during late afternoon cocktail hours, Kim was amenable to most changes. Her focus was on securing the CUP so the closing could occur. Massey agreed to postpone that until after the Monday vote.

River Run Manor is an exquisite and unique place, whose highest and best use appears to be as an event venue that will be an asset to the community. Along with the anticipated associated winery, activities are agritourism, economic development that allows landowners to derive income from their property.  However, neighbors have legitimate concerns about a commercial establishment preventing the quiet enjoyment of their homes.