Board approves two-bedroom tourist home special exception for Ben Stern in Rappahannock County

The Rappahannock County Board of Supervisors approved a special-exception permit that will allow Ben Stern to operate a two-bedroom tourist home at 369 Henson's Ford Road (tax map 33-6).

Staff told the board that the 12-acre parcel is zoned agricultural and that health‑department records indicate a septic system designed for 450 gallons per day—sufficient, under current regulations, for a three‑bedroom dwelling or six people. The planning commission recommended approval at its February hearing by a 7–0 vote with conditions: limit guest accommodations to two bedrooms, prohibit food service to renters, require annual well testing per VDH, require a local manager to be available, and terminate the permit on sale or transfer of the property.

Applicant Ben Stern thanked the board for considering his application and confirmed a local manager is identified while he and his wife temporarily relocate to the Washington, D.C., area following the birth of their child. Neighbor Gary Martin, who lives directly behind the property, spoke in support and said he would notify authorities if problems arose.

After closing the public hearing, a board member moved to approve SE 26-01-01 with the planning commission conditions; the motion carried on a voice vote. The transcript does not record a numerical vote tally.

The permit is subject to the conditions recommended by the planning commission and staff recommendations regarding septic maintenance and annual well testing. The board did not attach additional conditions beyond those listed by the planning commission.