Commission defers decision on rural event venue and short-term rentals at horse rescue to allow site plan and technical clarifications

The Powhatan County Planning Commission voted to defer for 30 days consideration of a conditional-use permit that would allow a rural events venue, three short-term rental units and three primitive campsites at 2850 Red Lane Road. The applicant, Angela Wichell, operates a nonprofit horse rescue that has been hosting short-term guests at existing buildings and sought formal zoning approval to continue and expand those uses.

County planner Charity Goh told commissioners the site is roughly 14 acres with Jones Creek along the northern and eastern property lines, contains existing structures and a septic system sized for eight occupants, and is in the Rural Residential and Natural Conservation land-use designations. Staff recommended a phased approval: phase 1 would allow one short-term rental with a maximum occupancy of eight persons under the current septic; phase 2 would allow additional rentals (up to 16 total occupants across structures) after septic upgrades and building permits. The staff draft CUP also limited events to 30 people and no more than 12 events per year and included conditions for parking, screening, lighting and building inspections.

Applicant Angela Wichell, who said she runs the rescue through a 501(c)(3), described using income from short-term rentals to support the rescue and the therapeutic benefits the site provides. “The Airbnb’s directly fund the horse rescue,” Wichell told the commission, and she said she prefers to avoid large events and open fires on the property because the operation is centered on animal care. Neighbors who spoke in support cited the rescue’s community benefit, said they had not observed problems from guests, and asked only for clarity about campsites and fire safety near the creek.

Commissioners and staff flagged outstanding technical issues: number and location of parking spaces, septic capacity for expanded occupancy, building-permit and code compliance for structures proposed as short-term rentals, VDOT’s entrance/visibility requirements if events or greater occupancy will increase vehicle trips, and wetlands/floodplain buffers near Jones Creek. Planning staff clarified that the applicant could seek a building permit now for the closest existing rental unit without the CUP; however, more than one short-term rental on the property requires approval as a rural event venue under the zoning ordinance. Commissioners recommended a clearer, scaled site plan showing building footprints, parking, septic locations and proposed campsite trails before the Board of Supervisors considers the CUP.

Action: the commission voted to defer consideration of the CUP for 30 days to allow the applicant to provide a detailed site plan, address building-permit and septic issues, and coordinate with VDOT as needed. The deferral passed on a roll call vote, 5-0.

Next steps: staff will work with the applicant to develop a detailed site plan and clarified CUP conditions; the case will return to the Planning Commission following the advertised notice period, then proceed to the Board of Supervisors if the commission re-recommends approval.