The Goochland County Planning Commission voted 5–0 on Nov. 20 to recommend approval of CU‑2025‑007, a conditional use permit for an unhosted short‑term rental on about 30 acres at 4700 Fleming Road. The commission attached amended conditions limiting outdoor noise, restricting motorized vehicles, and capping bookings.

Ben Ellis, a county planner, told commissioners the property is zoned A‑1 and is designated in the comprehensive plan as a rural enhancement area. Staff reported the applicant had operated the rental without a permit and noted neighbors’ concerns raised at a community meeting: traffic and road wear on private Fleming Road, guest behavior and noise. Staff recommended standard conditions including a five‑year permit and occupancy limited by septic capacity or a maximum of 10 people under the building code.

Applicant Rogel Vincent said he rents the house primarily for family use and does not intend to host more than six overnight guests, and that he has exterior cameras and has helped maintain the road. “I’m not planning to have any more than 6 people there,” Vincent said.

Neighbors pressed broader public‑safety and maintenance concerns. Resident Marvin Beard presented a signed petition opposed to the Airbnb and told commissioners he had seen underage drinking, speeding and four‑wheeler activity on roads that are privately maintained by an association that collects roughly $300 annually from members.

Commissioners discussed what the county can reasonably require given the private road. They agreed the commission cannot force private parties to pay road maintenance costs, but can add conditions tied to the CUP activity and rely on complaint records for enforcement. After deliberation commissioners recommended these amendments to the standard staff conditions: change the permit expiration to the last day of January 2027; prohibit outdoor music after 10:00 p.m.; add a condition that guests shall not bring or operate unlicensed motor vehicles on the property; and limit the short‑term rental to no more than 12 individual bookings per year (as clarified, 12 bookings, not 12 days).

Commissioner [motion recorded by the clerk] moved to recommend approval as amended; the motion was seconded and passed on a 5–0 roll call. The case is tentatively scheduled for the Board of Supervisors on Jan. 6, 2026.

The commission’s recommendation leaves enforcement of private‑road maintenance and civil matters to local practice and complaint procedures; commissioners asked that neighbors file formal complaints with the county for incidents they want logged and investigated.

Next procedural step: the Board of Supervisors will consider the Planning Commission’s recommendation at its Jan. 6, 2026 meeting.