Rooted Land Company’s event‑venue and short‑term‑rental expansion advanced to planning commission

Rooted Land Company LLC — represented in the meeting by owner Zachary Whitman — will take its application for a special‑use permit to the Planning Commission after the Board granted a motion to advance the case.

Whitman told the board he operates four short‑term rental units on his property and is seeking to consolidate/replace the earlier special‑use permit with a new permit to allow up to 16 short‑term rentals across the parcels and to add two small event venues: a refurbished covered bridge (used for small ceremonies and photography) and a barn/pavilion with a modest covered event area. He described the project as agritourism, with on‑site gardens, cut‑flower sales and farm‑to‑table opportunities.

The application covers two parcels listed in the filing (described in the packet as totaling 257 acres) and includes four deeded entrances. Whitman said existing demand has driven the request: he told commissioners he declined “at least 80 requests for either locations or wedding events” and that his short‑term rental operation has “a 5‑star review with over, I think, 565 reviews now.” He said he intends to keep events small and boutique — he estimated no more than about 30 people on the covered bridge and no more than 50–60 at the barn pavilion — and emphasized he wants to limit traffic, noise and other neighborhood impacts.

County staff and commissioners focused on ingress/egress, sight distance, floodplain issues, public safety access, and health‑department requirements. The county’s road/staff review raised sight‑distance limits governed by VDOT standards: an entrance that generates 21–50 average daily trips requires stopping sight distance; above 51 trips requires the longer intersection sight distance. Staff noted that some cul‑de‑sac access points do not require sight‑distance improvements and that those access options could be part of a solution. The county also flagged that an agricultural low‑water crossing and an existing temporary crossing are part of the site’s current circulation and that Whitman is pursuing a permanent low‑water crossing engineered to handle heavy vehicles.

The health department noted well and septic review will be required as part of a final plan; staff said wells that would serve events or extended uses must meet yield and public‑health thresholds (the health department highlighted thresholds for structures and gatherings; specifics will be confirmed when a detailed plan is submitted). Road and emergency‑services staff raised emergency access concerns and recommended clarifying which entrances would serve as primary event ingress and emergency egress.

Whitman said he will engage neighbors and use a mailing list maintained by Phil Sterling to notify the neighborhood, host an on‑site information event, and post project details on a public website prior to the Planning Commission hearing. Commissioners encouraged Whitman to clarify the number and location of cabins/units, provide parking and traffic estimates, identify the primary access points for events and emergency vehicles, and show how new structures would avoid or mitigate floodplain risk.

The board’s motion to advance the application to the Planning Commission was made from the floor, seconded, and approved by voice vote with no recorded opposition. The Planning Commission will review the full submission (access/sight‑distance analyses, floodplain/permitting details, well and septic permits, parking plans and neighborhood notice) and decide whether to recommend approval, modification, or denial. No special‑use permit was granted at the workshop.

Next steps: applicant to finalize and submit engineering, traffic/parking, and health‑department documentation; staff to route the full packet to the Planning Commission and advise on any VDOT sight‑distance or access upgrades required before a public hearing.