Botetourt supervisors approve six‑unit cottage permit on Shawnee Trail, with conditions

The Botetourt County Board of Supervisors approved a special‑exception permit on Item 16 to allow Peak Vista Properties LLC to operate a six‑unit cabin/cottage short‑term‑rental development on a 13.9‑acre portion of three parcels at 365 Shawnee Trail in the Amsterdam District.

Planning staff presented the application and read the legal advertisement: “Before you tonight is a request for a special exception permit for a cabin or cottage resort in the Amsterdam District,” noting the proposal would place six two‑bedroom cottages on the parcel, three septic fields to serve the cabins, a proposed pond and an access drive. Staff said the property is currently active agricultural use and lies in A‑1 zoning. The planning commission recommended approval with conditions; staff summarized both ordinance‑required items and four recommended conditions (including limiting the development to the six cottages shown on the concept plan and requiring compliance with county noise and zoning provisions).

Applicant and property owner Mr. Bowen told the board the family has farmed the land for decades, that he purchased the farm under an LLC in 2023 and intends to continue active agricultural operations (cattle, sheep and chickens) while operating the cottages as short‑term rentals. He said the cottages are intentionally limited to six despite a theoretical allowance of one dwelling per acre on the 13.9‑acre portion, described sight‑distance engineering for the proposed driveway, and said, “We will not allow [travel trailers or RVs],” stating the site design would not accommodate storage of large trailers.

Several adjoining property owners spoke during public comment. Greg Riley (588 Country Club Road) said the cottages sounded appealing but warned that “if this is not profitable, in a few years, we have the ability to put apartments here,” urging the board to consider tabling the project. Jerry Riley and other neighbors raised questions about septic capacity and whether a farm store was part of the proposal. Sharon Porter asked that the board clarify the ordinance nomenclature, noting the ordinance uses the term “cabin or cottage, resort” and that residents were concerned the word “resort” might imply broader commercial activity. Charles Gladie voiced support for preserving the farm but urged the board to use special exceptions judiciously.

Staff clarified that the ordinance phrase used in the advertisement is literally “cabin or cottage, resort,” and that the proposed use fits that definition. Mr. McCoy told the board, “Apartments cannot be built on this property, just full stop, without a rezoning to R‑3 or R‑4 and access to public water or sewer,” noting there is no public water or sewer serving the site today. He also said the Virginia Department of Health had reviewed soil work and indicated the septic layout is suitable for the proposed use. Staff further explained that a farm store is a separate agricultural right under state code and is not part of this special‑exception permit.

A board member moved to approve the special‑exception permit as recommended by the planning commission; the motion received a second and carried after a voice/roll call. Supervisors who spoke in support cited farmland preservation and low traffic impact as reasons to allow the owner to supplement farm income while maintaining agriculture on the majority of the property.

The approval is recorded as a special‑exception permit (Item 16) for the Peak Vista Properties LLC parcel at 365 Shawnee Trail. The motion carried in a board voice/roll call; the transcript does not show an itemized roll‑call tally in names.