Page County planners hear application for riding stables; staff, neighbors press for conditions

Applicants seeking a special-use permit to operate a riding stables and academy on a 36.718-acre parcel at 2948 Oak Forest Lane in Page County described a mix of boarding, grooming, trail riding and educational programs, and told commissioners they expect modest day-to-day vehicle volumes.

Planning staff told the commission the application (tax map 50-a-65) proposes use of an existing 3,000-square-foot stable and two 100-square-foot shelters and that agency reviews were largely favorable: the Page County health department raised no objections, VDOT advised the site’s entrance meets the low-volume commercial standard but requires a VDOT land-use permit, and the building official requested a structural-engineer evaluation before the structure is used for the business. Staff identified the proposal as requiring an SUP in the agricultural zoning district per Page County zoning ordinance (section referenced in the staff packet) and recommended that the commission consider conditions to ensure conformance.

Applicant representatives clarified ownership and operating arrangements. Tony Villa, representing the applicants, said the land is owned by IBR Corporation and the business operations would be run by Madeline Farms LLC. Villa said the driveway and parking are on the applicant’s property and that “5 vehicles would be a busy day for what we’re talking about,” and that the site has “ample room to park, motor homes and vehicles at the same time.” Dylan Taylor, a business partner, described the program’s educational and therapeutic intent, saying the long-term goal is “some form of … equine therapy type session just able to help benefit anybody who comes.”

Commissioners pressed for written detail and conditions. A commissioner cited Page County Zoning Ordinance 125.30.18 to require minimum setbacks (50 feet from property lines and 100 feet from the travel surface of public roadways) and asked staff to confirm measurements; staff said the parcel geometry was updated on the sketch to support those measurements. Commissioners also asked that the SUP application include a written waste-disposal plan, a parking plan sized to actual use (noting schematic parking could show up to 10 spaces), and a clear description of educational programming and any events so the SUP conditions limit the approved scope. The building official’s request for a structural-engineer report must be satisfied before the structure is used for the proposed business, staff said.

Commissioners and staff warned that unspecified expansion could trigger enforcement action and advised applicants to define projected future growth in the SUP or expect to reapply. The commission did not take a final decision on the SUP at the meeting; staff indicated a public hearing opportunity would be scheduled if the applicants supply the requested clarifications and conditions.