Buckingham planning commission advances Indigo Acres special‑use permit to public hearing with numeric limits

The Buckingham County Planning Commission voted on Dec. 6 to move a special‑use permit application from Indigo Acres LLC to a public hearing on Jan. 26, 2026, after the commission agreed to a set of numeric conditions and requested additional reviews by VDOT and the health department.

The application, filed as Case 25SUP363, seeks permission to operate a retreat and wellness center on three tax parcels totaling about 195.13 acres, including guest cottages, a flexible event hall (described by the applicant as a lodge/event center), and temporary campsites for overnight attendees. Staff told the commission the applicants had provided additional information requested at a prior meeting.

Why it matters: the proposal would allow events and on‑site camping on rural county roads where traffic, sanitation and emergency access were central concerns for commissioners. Commissioners framed their approval as contingent on clearly worded permit conditions and required agency approvals.

Key conditions the commission agreed to include: - Large events: maximum 500 people total, no more than six such events per year and no more than one per month (motion passed; transcript records the vote as 6–2–2). - Small events: maximum 250 attendees, up to 18 events per year, and up to two consecutive days (motion passed 6–2). - Temporary campsites: up to 100 campsites for overnight use (motion passed 5–3). Campsite occupancy was discussed in the context of the overall attendance cap (applicant noted tents would hold 1–4 people). - Fires: applicants said they would provide communal fire pits rather than individual fire pits and would follow applicable fire regulations and permit language.

The commission recorded a final motion to schedule the case for a public hearing in January with the agreed conditions; the motion passed (transcript records the final tally as 5–2 with one abstention noted). The next regularly scheduled meeting and public hearing date was listed by staff as Jan. 26, 2026, at 6 p.m.

Commissioners pressed the applicant on several operational points. On scope, the applicant said the wellness center would not be a medical facility: “It’s not medical by any means. It’s really just a place where people can come get away in nature, get away from their phones,” the applicant representative said when asked whether medical staff would be on site.

On liability, Commissioner Pete warned owners about permitting alcohol at events: “If you allow it as you’re in an application, you become liable,” he said, urging the applicants and the commission to consider whether alcohol should be restricted in permit conditions.

Traffic and site access also animated debate. The applicant referenced VDOT correspondence that flagged the existing entrance as inappropriate but offered steps to create a safe entrance — including culvert and pavement work — and said the proposed entrance location offered adequate visibility. Commissioners noted final access and road improvements must meet VDOT requirements before implementation.

Sanitation and wastewater handling were described by the applicant as subject to health‑department review; the applicant said graywater would likely be used for drip irrigation for landscaping, not for reuse in toilets, and that all systems would comply with health and building regulations.

The commission did not adopt a unanimous position on alcohol; staff noted that historically special‑use permits have identified whether alcohol is allowed and that permits normally reflect that intent. The applicant said their application did include alcohol for events; commissioners highlighted the potential liability and asked that the condition language be explicit.

Next steps: staff will prepare the public‑hearing packet with the memorialized conditions and supporting documents for the Jan. 26, 2026 hearing. The commission indicated they expect to vote on final permit language after public comment and any necessary clarifications from VDOT and the health department.

The case was moved to public hearing with conditions and will return to the commission in January for a formal public‑hearing record and final action.