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Committee backs reinstating 'guest farm or ranch' use and orders fix to lodging-event loophole
Summary
The committee supported restoring a 'guest farm or ranch' lodging category to the zoning ordinance to allow farm-based visitor experiences and told staff to close a loophole that lets properties host events before operating the lodging use they claim to have.
Loudoun County's Transportation and Land Use Committee asked staff on Jan. 29 to reinstate "guest farm or ranch" as a standalone lodging use in the zoning ordinance and to draft language that prevents properties from hosting events before demonstrating lawful operation of an associated lodging use.
The guest-farm concept, described at the meeting as an agritourism lodging option, would be similar to a bed-and-breakfast or country inn but focused on farm experiences. Committee members said the use should be clearly limited to agricultural operations offering bona fide farm experiences, not a general mechanism to support nonagricultural entertainment or short-term rentals that disrupt rural neighbors.
Closing the events loophole Staff described a recurring enforcement problem: properties securing approval or a permit that nominally allows lodging or a homestay but not actually operating the lodging, then using the site to host paid events. The county's current ordinance includes event allowances for certain lodging uses, and staff advised the committee that a small number of properties are operating events without demonstrable lodging operations in place.
The committee asked staff to draft clarifying language requiring proof of occupancy or proof the lodging operation is open and functioning before permissions to host events are granted. This could include documentation of active guest accommodations, a minimum number of guest rooms in service, or other proof of established lodging operations before event allowances are exercisable.
Reinstatement and standards Supervisor Kirschner and other members suggested reinstating the guest farm/ranch classification with use-specific standards similar to bed-and-breakfast provisions but explicitly excluding independent event venues and specifying limits appropriate for agricultural stays. Staff agreed to bring a draft use and associated standards back to the stakeholder group.
No formal vote was taken; the committee provided direction for staff drafting and enforcement changes and requested the item be returned for review.
