By Lon Anderson
Moorefield Examiner
Fortitude Ranch, a survivalist community in Lost River, recently came to the attention of local residents when it held an open house in April and promoted itself with videos on Facebook. Concerned citizens then contacted the Hardy County Planning Commission which added the ranch to its agenda for discussion at its May meeting. That discussion item ended up dominating the meeting.
“Your open houses and publicity generated citizen concerns and phone calls to us,” explained County Planner, Melissa Scott to the Ranch’s CEO, Drew Miller, who attended last week’s meeting by phone and also submitted a written statement to the Commission.
Fortitude Ranch, according to Miller’s statement is “a private, country club style membership, recreational and survival community, not open to the general public.”[private]
A bed and breakfast, the Lost Forest B&B, also operates on the same property and is open to the public, the statement explained.
Scott indicated that the potential issues of concern involved potential gun use noise and traffic, as well as possible fire safety and sanitation problems that could arise from 150 persons being housed at the camp, as promotional information suggested could happen. The business is located at 1609 Lower Cove Run Rd. in Mathias.
Miller told the Commissioners that having such a large number of persons at the Ranch would only happen “During a bad pandemic, a long-term loss of the electrical system, or other major disaster that leads to a collapse in food deliveries in cities/suburbs, rural areas and a likely long-term loss of law and order when millions of people will decide over time to leave homes…and ‘head to the hills’ in hopes of finding food, shelter and safety. Fortitude Ranch,” the statement continued, “is designed to give members a safe place to ride out a collapse.”
“And we hope that never happens,” Miller told the Commissioners by phone.
In addition to the two-bedroom B&B, there is a four-bedroom house under construction on the property, as well as underground bunkers, stocked with provisions to last up to a year, according to the promotional information. The online promotional video also indicated there will be manned guard stations. The property also includes “a small firing range for member use only (not open to the public) which is uphill on our property, rarely used, and unlikely to bother our neighbors. For both safety and for avoiding bothering our neighbors with noise, the shooting range would never be used outside daylight hours,” Miller’s statement said. “We have never had a single complaint about noise or our operations.”
The statement also noted that they have operated business at that address for several years, paying state sales taxes and the Hardy County Motel and Visitor taxes, are completely licensed and apply for building permits as they expand their facilities.
“You’ve always come in with permits,” Scott said. “The way we understand it, you fit into the private hunt club, camp category, which is a permitted use (under current zoning). We have you on record as a recreational cabin and B&B.”
“We’ve been paying the taxes as a B&B for years,” Miller responded.
“It’s the advertising and commercialization of it that has really made this an issue,” Scott said.
“We want everyone to know how you are compliant and how you could become out of compliance,” Scott said. “You’re compliant as long as your focus is not like that of a gun club.”
In a situation of mass chaos with a lot of people there, sanitation could become an issue, as could fire codes, Scott added.
“We’re using composting toilets,” Miller noted, “which also helps with the gardens.”
“How many acres do you have?” asked Commission Vice President Greg Greenwalt.
“Fifty acres, but we’re selling off 10,” Miller responded.
When there were no more questions, Commissioner Robert Williams thanked Miller for paying the B&B taxes, and Miller then ended his call, but the Commission’s discussion continued.
“We’ll draft a letter with our understanding,” Scott told the Commissioners.
“I’ve heard his new place is only a few feet off the line with the National Forest,” Commissioner Jay Fansler said.
“The permit says the bunkers are 20 feet off the line,” Scott responded.
“What’s the difference between a hunting club and a gun club—seems like they’d be very close,” asked Commissioner CharIotte Bowman.
“A Gun Club focuses on guns with shooting all of the time,” Scott explained.
“What are the differences between a B&B and a hotel?” Greenwalt asked.
“A B&B is residential (zoned), but you’re paying commercial rates,” Scott said.
“But when you’ve got bunkers with cots for many people to stay?” Greenwalt continued.
“We’re not supposed to allow people to stay in bunkers—it’s a serious fire hazard,” Scott said. “And we don’t want that heavy traffic regularly.”
“But his online advertising says people would be staying in the bunkers,” Greenwalt continued.
“We don’t want the letter to indicate he has our blessings,” Bowman said.
Greenwalt also expressed concern about any kind of a firing range. “There’s no license needed for your own use, but if you start marketing it, then there are very, very strict guidelines, especially if the ATF considers it an arsenal.”
“We need to be clear that people can’t be staying in those bunkers absent an emergency,” Scott said. “We can’t condone people staying in those bunkers—it’s very dangerous. There’s zoning for dormitories, and this is not that, and he doesn’t want the Fire Marshall involved.”
Commission President Lee Lehman noted that “local taxation-wise, he seems to be good. But if he’s operating as an LLC, he needs a business license.”
“He’s gotten the proper building permits and business licenses,” Fansler noted.
“It looks like we are doing all we can do legally,” Bowman said.
“And he is too, it seems,” Greenwalt added. “It’s unique–what he’s trying to do.”
In his written statement, Miller urged that “if anyone does have a noise or other concern (with Fortitude Ranch), they should contact the Lost Forest B&B (304-897-8281), and we’d be glad to see if we can do anything to address legitimate concerns.”
In other business, Scott noted that the Commission had received a letter from the Farm Bureau, in response to the Planning Commission’s earlier letter, taking exception with the FB’s approach to land use planning.
According to its 2018 policy book, the FB generally opposes land use regulation, and thus the Commission’s letter observing that in Hardy County, where there had been some land use planning and regulation for over 50 years, the agriculture community was generally stronger for it and supportive of their planning efforts.
Scott indicated that the FB’s letter, while polite, offered little, and suggested they respond with another letter specifically noting how farmers have benefitted from the Planning Commission’s efforts.
Greenwalt responded by sharing an AP newspaper story out of Raleigh, NC., detailing how neighbors of an industrial hog operation had won $50 million in damages against the farm and its owner, Smithfield, because of smells, noise and other disturbances that were found to be “so bad that people couldn’t enjoy their rural homes.”
“What we are trying to do here with our work is protect folks from that kind of lawsuit,” Greenwalt asserted.
The Commission agreed to send another letter to the Farm Bureau about the merits of land planning and detailing how it can work to the benefit of farmers and the agricultural community.
In other business, Scott informed the Commissioners about an upcoming public meeting about Corridor H to be held in Wardensville, which sparked a discussion about whether a completed Corridor H would do more good or harm to Wardensville.
Bowman, who represents Wardensville on the Commission felt it would be positive by accelerating its growth by adding more accessibility to the town, especially from Winchester.
“It (completing Corridor H) would certainly get the big rigs out of the town,” Fansler added. “And they shouldn’t be there anyway.”
Scott said she would submit something at the meeting about someone who has a conservation easement right in the middle of the highway’s path.
“Maybe we should consider adding setbacks on any zoning along that route,” Fansler suggested.
The next meeting of the Hardy County Planning Commission is scheduled for Tuesday, June5 beginning at 7 p.m. Meetings are held in the Planning Office in the lower level of the Hardy County Courthouse. The public is invited to attend.[/private]