Board unanimously approves one; sets public hearing for another
By Randy Arrington
LURAY, July 6 — At their July work session, the Page County Board of Supervisors approved a new banquet/event facility on Riverbend Road and set a public hearing for another on Tanner’s Ridge.
Following a motion by District 3 Supervisor Ryan Cubbage, the board unanimously approved a special use permit submitted by Randy Whitesides and Dawn Pence to operate a banquet/event facility at 625 Riverbend Road, Stanley. The venue will utilize 2,800 square feet of space inside an old white barn with a capacity for 186 guests. The 2.5-acre site is zoned for Agriculture (A-1). The overall plan calls for “convert[ing] the existing barn to the event facility, convert the existing milk barn to a dressing room, convert the existing pig pen to an outdoor bar area, and establish a designated parking area,” according to a staff report.
The special use permit application was filed on July 1, 2025, and the county’s zoning ordinance was amended on July 21, 2025 in regard to banquet/event facilities. The staff report states that the term banquet/event facilities was struck from the ordinance and replaced with “event venue” and “event” …”along with other relating terms and supplemental regulations associated with this use. This application is ‘grandfathered’ under the old rules relating to terms, use district, and supplemental regulations because the application was received prior to the adoption of the amendments.”
There were no objections from regulatory agencies, including VDOT who had “no issues with the proposed special use permit…The proposed special use will not have a substantial impact on Riverbend Road [Rt. 615] or adjacent roadways. Therefore, a Traffic Impact Analysis (TIA) is not required.”
However, there was some discussion regarding improvements to the entrance and its line-of-site, which is a condition included in the special use permit. There was also some discussion about potentially sending the issue back to the planning commission level because the permit and terms of conditions had changed.
“I certainly don’t want to undermine the planning commission,” said Chairman Clifton “Bucky” Thomas.
Cubbage voiced concern about how VDOT changed their position over certain requirements (like the entrance) between the planning commission and supervisors level, noting the frustration for staff and applicants.
The site sits within an “Agricultural Protection Tier,” which serves to “protect (to keep from being damaged or lost) agricultural uses and preserve the rural lifestyle and sense of community that has long defined Page County,” according to the county’s comprehensive plan. “This tier is intended primarily for very low-density residential development, large lot rural development and agricultural uses. Non-residential uses would serve the needs of residents in the surrounding rural areas and generally be limited to agriculture-related businesses.”
The Page County Planning Commission first reviewed the application on Feb. 10, 2026 and developed conditions over two subsequent meetings. In addition, several Commissioners conducted a site visit to the property with Leah Pence. After concerns over parking were addressed, a public hearing was held April 28, with no public comments received. The Commission voted, 6-0, to recommend approval, subject to a list of conditions attached to the permit.
On Tanner’s Ridge…
The Page County Board of Supervisors also set a public hearing for its Aug. 17 meeting to receive public comment on a special use permit application submitted by Flourish Real Estate, LLC/Jon Copper to operate a banquet/event facility at 3434 Tanners Ridge Road, Stanley.
Initially filed on May 29, 2025, this application is also grandfathered “under the old rules relating to terms, use district, and supplemental regulations because the application was received prior to the adoption of the amendments” to the zoning ordinance on July 21, 2025.
The 1-acre site on Tanner’s Ridge near Shenandoah National Park is zoned Woodland-Conservation (W-C) and contains “two existing single-family detached dwellings and a former stone church,” according to the staff report. The permit also includes a 1.5-acre tract, which is vacant but believed to contain a cemetery on a small portion. Glenda Sue Housden Holmes is the current owner of the property, but it is to be transferred to Flourish Real Estate LLC.
The staff report states: “The applicant is proposing to do an addition and renovation to a 50-person occupancy chapel to conduct smaller scale events such as, elopements (3-15 guests) and micro-weddings (25-40 guests).”
“The applicant has included a very detailed narrative explaining the nature of the proposed business, history of the structure, and proposed parking, ingress/egress, lighting, landscaping, and signage. Staff strongly recommends the Planning Commission and Board of Supervisors review the narrative included in the application packet along with the concept plan and other attachments submitted,” the staff report states.
The site sits within an “Environmental Preservation Tier,” which aims “to preserve (to keep or maintain intact) and protect sensitive environmental lands, valuable open space and forests and steep slopes (25 percent grade or greater).”
The county’s comprehensive plan states: “This tier includes land that, because of its environmental characteristics or importance to a regional open space system, should experience little or no development. This tier includes land adjacent to the National Park/Forest tier, 100-year floodplains, significant woodlands, and steep slopes. Development may occur only if it does not affect sensitive environmental features, is not unnecessarily subject to damage from natural hazards, and does not affect valuable open space land. Similarly, the County will strongly discourage the construction of wastewater treatment plants, lift stations, and other potential sources of water pollution upstream of reservoirs and recreational water bodies. Low intensity residential or recreational uses may be acceptable in these areas. Public services provided in this tier should meet the needs of planned land uses while protecting identified environmental resources. Disruption of natural open space for public services should be minimized.”
The Page County Planning Commission first reviewed the application on April 29, 2026 and discussed conditions over two subsequent meetings. Several Commissioners conducted a site visit to the property with Copper prior to the public hearing.
The parcel is zoned as Residential and a part of the Skyline Lakes Subdivision. Concerns over the possibility of future boundary line adjustments or incorporation of the parcel was discussed, and a condition was included that limits the permit to the current area with no future additions without amendments to the permit (and the public process that goes with that).
The Commission held a public hearing on June 9 with a number of speakers, all in favor of the application. Following discussion, the Commission voted, 5–0, to recommend approval to the Board, subject to the attached conditions
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