Planning commission recommends approval for Echo Meadows short-term rental permit

The Goochland County Planning Commission on a 4-0 vote recommended that the Board of Supervisors approve a conditional use permit allowing an unhosted short-term rental on about 4.01 acres at 207 Echo Meadows Road in District 4.

County planner Ben Ellis presented the application by Travis W. Johnson and told the commission the request is for a short-term rental (unhosted) on a property identified on the tax map as 4735030. Ellis said the comprehensive plan designates the site as a rural enhancement area and that the surrounding properties exhibit a rural character.

Ellis explained the permit would authorize a structure the county previously approved as a detached garage to be used for lodging. "A short term rental on Hosted is defined as a dwelling where a portion of or the entire dwelling is used for sleeping or lodging for transient renters, which is rented for less than thirty consecutive days in exchange for a charge," Ellis said. He noted the structure was approved in 2023, shares septic capacity with the primary dwelling, and that occupancy is limited by septic-permit capacity but cannot exceed 10 people without an approved septic upgrade.

The staff-recommended conditions include a five-year expiration period, limits on overnight occupancy tied to septic capacity (maximum of 10 unless upgraded), public-safety provisions, guest-use rules, notice requirements for guests and standard transfer/lease language. Ellis said condition language was modified to address the shared septic system.

Applicant Travis W. Johnson, who gave his address as 207 Echo Meadows Road, told commissioners he did not have additional information beyond the staff presentation. When asked whether he plans to be on-site while the unit is rented, Johnson said, "Yes, ma'am."

A community meeting held April 9 drew five citizens and Planning Commissioner Kemmerly; topics discussed there included likely renters, length of stays, advertising and the county process for approving a second dwelling. No members of the public spoke during the hearing.

Commissioners moved and seconded a recommendation of approval; a roll-call vote recorded four ayes (Patak/Patuck, Cosby, Kowalski and McLaughlin) and no nays. The planning commission's recommendation forwards the case to the Board of Supervisors, where it is tentatively scheduled for the Aug. 5, 2025 meeting.

Details from the staff presentation supplied to the commission said the existing structure measures 36 by 40 feet; the applicant indicated the upstairs storage would be converted to living space including a bathroom if the use is approved. The permit request is processed under Goochland County zoning ordinance section 15-1-12 in accordance with section 15-2-85(g).