Staff photo
The Virginia General Assembly passed a series of laws in the early aughts that eliminated the ability of localities to prohibit or otherwise ban farms, wineries, and other agricultural operations from holding events such as weddings in order to allow them to make more money through agritourism.
However, localities have the authority to require approval if more intense uses are to occur beyond those “usual and customary” to farming. In Albemarle County, an agricultural landowner needs a special use permit to hold weddings, receptions, or otherwise rent out space for private events. Another permit is needed if a farm wants to hold events with more than 200 people, and one more if it will exceed more than 24 such events each year.
The owners of a nearly 10.5-acre property at the intersection of Garth and Free Union roads have applied for a special use permit for two dozen events a year at The Barns, a “regenerative” farm that seeks to grow produce, flowers, and medicinal herbs while raising chickens. Longhorn cattle grazed on the property until recently.
“These special events will include programming related to what’s being cultivated on the land, farm-to-table dinners, community film screenings, book readings, and intimate private gatherings,” reads the application for the special use permit request.
According to the application, six of these would feature 150 people while the rest would be smaller events. A new barn would be built to accommodate indoor activity including daily workshops not intended to attract more than 36 participants each.
The Board of Supervisors must approve every special use permit, giving people a process to express their opinion. The Planning Commission voted 5-1 to recommend approval on August 25 after a lengthy public hearing in which the appointed body recommended a condition that reduced the number of events and prohibits outdoor amplified music.
Since then, neighbors of the property have circulated a petition asking the Board of Supervisors to oppose the permit when it takes it up on November 4 because they believe the use is not consistent with the Comprehensive Plan.
“If approved, the special use permit would remain in effect even if ownership changed, potentially setting a precedent for other rural property owners to convert their land to commercial use,” reads the petition.
Neighbors argue the commercial use will alter the area’s rural character because Garth Road is too narrow to accommodate traffic generated by the business, and the land is too small for the proposed use.
“If the Board approves events here, it will be hard-pressed to deny the same request from any of them, and one permit could become a string of event venues along this stretch of Garth Road,” the petition continues.
This application comes as Albemarle County is implementing a new economic development strategic plan that calls for zoning reform to make it easier for agribusiness to set up in the rural area.
“By modernizing policies and investing in core infrastructure, the county can unlock new models of rural entrepreneurship, preserve working lands, and support the long-term viability of its agricultural economy,” reads one of the strategies in the plan.
