MINOTES PAGE COUNTY PLANNING COMMISSION February 25, 2025 Members Present Catherine Grech, Secretary, District 1 Chris Adams, District 2 Jared Burner, Chairman, District 3 William Turner, Vice Chairman, District 5 Staff Present Josh Hahn Cassie Richards Tracy Clatterbuck Call to Order Chairman Burner called the February 25, 2025 Page County Planning Commission Work Session to order in the Board of Supervisors (BOS) Room located at the Page County Government Center, 103 S Court Street, Luray, Virginia at 7:00 p.m. The call to order was followed by The Pledge ofAllegiance and a Moment ofSilence. Chairman Burner reminded all commissioners and speakers to please turn on and/or speak into the microphones. Mr. Hahn conducted an attendance roll call. Adoption of Agenda Ms. Grech made the motion to adopt the agenda, as presented, and Mr. Turner seconded the motion. Chairman Burner asked all those in favor to signify by saying "aye," and there were audible "ayes." He asked all those opposed to signify like sign, and there was no opposition voiced. Chairman Burner stated the agenda were adopted as presented. New Business A. Adoption of Minutes- January 14, 2025 Mr. Turner made a motion to adopt the minutes as presented. Mr. Adams seconded the motion. Chairman Burner asked all those in favor to signify by saying "aye," and there were audible "ayes.' " He asked all those opposed to signify like sign, and there was no opposition voiced. Chairman Burner stated the minutes were adopted as presented. B. Selection of Officers- Mr. Hahn explained the bylaws require the nominations be public and for Commissioners to vote by secret ballot. Chairman Burner asked for nominations for Chairman. Mr. Turner nominated Chairman Burner. Chairman Burner asked for nominations for Vice Chairman. Ms. Grech nominated Mr. Turner. Chairman Burner asked for nominations for Secretary. Mr. Turner nominated Ms. Grech. Chairman Burner asked for any other nominations and there were none. Chairman Burner closed the nominations. Mr. Hahn stated that the Clerk is an appointed position. The Commissioners voted by secret ballot. While Ms. Richards counted the votes, Ms. Grech asked if Mr. Hahn was the Clerk. Mr. Hahn confirmed. Ms. Grech asked ifMs. Clatterbuck had previously been Clerk, and Mr. Hahn confirmed. Ms. Grech asked if there was a rationale for Mr. Hahn serving as Clerk rather than Tracy Clatterbuck, as Zoning Administrator. Mr. Hahn stated that it is generally preferred that the Clerk ofthe Commission [appointed by the Board] and the Planning Commission's Clerk [appointed by the Planning Commission] be the same person, but this is not required. Ms. Clatterbuck added that Mr. Hahn is the Supervisor. Mr. Hahn stated that he Planning Commission Minutes- February 25, 2025 confers with Ms. Clatterbuck on all matters that pertain to this Commission. Mr. Adams nominated Mr. Hahn to serve as Clerk. Ms. Grech seconded the motion. Chairman Burner asked for a roll call, which Ms. Clatterbuck conducted. The motion passed, unanimously (4- 0). Mr. Hahn confirmed the results oft the secret ballot vote. Chairman Burner will serve as Chairman, Mr. Turner will serve as Vice Chairman, and Ms. Grech will serve as Secretary. Unfinished Business A. Proposed Rules of Procedure Amendment Mr. Hahn stated that previous redline version language had been removed for clarity, and the proposal in the packet is new language based on discussion from previous meetings. Staff has combined the language for "introducing" and "immediately following the public hearing" in the same sentence, sO that it is clear the 10 minutes applies to both. The language is simplified, and in his opinion is still clear that the Chairman may allow more time, as needed. He did vet this with the County Attorney, who indicated no issues with the new language. Ms. Grech noted she had expressed concern at the last meeting this was discussed, as, noted in those minutes, that this language restricted comments to after the public hearing. She wanted this to state "during the public hearing. > She doesn'tthink it should be restricted to before or after. It should be up to [the applicant] whether the 10 minutes are: before and/or after, Other than that, she had no problem with the language. Whether we need this altogether, she still has reservations. Mr. Hahn stated that if they agreed with something like Ms. Grech's suggestion, he would prefer it be "before and/or after" rather than "during. 39 Part of the reason staff recommended this language is to prevent applicants from being compelled to sign up to speak during the actual public hearing, which is reserved for public comment. Chairman Burner agreed, because at that point applicants would be bound by the three minutes. There was general consensus to change this to "before and/or after. Mr. Hahn stated they still need to wait 30 days to vote on these minutes. Chairman Burner noted a typo of "fore" in the draft, which Mr. Hahn will correct. Chairman Burner asked ifthis required a public hearing, and Mr. Hahn stated that it does not. B. Subdivision Subcommittee. Review Mr. Hahn read portions of the Subdivision Subcommittee Brief, dated February 11, 2025: The. purpose of this brief is to update the full body of the Planning Commission on the efforts of the Subdivision Subcommittee. This subcommittee was formed in August 2023 to focus efforts on reviewing Article IX - Subdivision of Land in the Berkley Group's proposed Consolidated Zoning and Subdivision Ordinance Update. A separate Zoning Subcommittee was already formed to review Articles I through III at that time. The efforts of this subcommittee should not be confused with general efforts to review and revise the Berkley Group's proposed draft prior, nor with prior consideration to remove the 25-acre division as an amendment to the current Subdivision ordinance, nor with recent efforts to impose additional VDOT requirements for certain types ofamendments. The Subdivision Subcommittee was chaired by Jared Burner. Commissioner Susan Kile also sat on this subcommittee, and Tyler Austin served on the subcommittee as a citizen and stakeholder, with years of experience interacting with the Subdivision Ordinance. The Subcommittee was charged with reviewing the entire article, but with a focus on the Page 2of! 5 Planning Commission Minutes- February 25, 2025 proposed elimination of 25-acre division and non-family divisions in favor of a sliding scale. Note: the so-called "sliding scale" concept actually refers to Table 125 currently located in Article IV - Districts and Maps, on Page 49 of the draft document. The subcommittee met 15 times between August 2023 and August 2024. During that time they reviewed various reports built by Mr. Hahn, examined the ordinances of neighboring localities, interviewed. Jeremy Camp(Clarke County Zoning Administrator). regarding their successes with sliding scale, reviewed a research done by Mr. Austin on VDOT requirements, and reviewed and made edit suggestions to the proposed draft. These suggestions have been maintained in the current version of the draft document. Mr. Hahn noted that the recent proposed amendments to the current Subdivision of Land Ordinance were generally outside the discussion of this subcommittee, though some of the subcommittee's work informed that proposal. Mr. Hahn noted a few general findings, described in the report: Minor Changes, 25-acre Rule and Sliding Scale, and Residential Subdivision Types. Mr. Hahn read, further from the brief: In early meetings, the subcommittee looked at alternatives to sliding-scale, including re-inserting this rule as a 40-acre rule, as well as reintroducing non-family divisions (with changes), replacing residential Single-Lot Divisions." 9 The. remnants of this are still noted in the draft. However, the subcommittee determined that the original proposal of sliding scale may be a good option, with some changes to the acreage categories, which are not yet determined. This is an item that the subcommittée would appreciate feedback. There was some general discussion on: these items. Mr. Hahn displayed the Division of Land Records from the Annual Report, which the Commission had recently réviewed. He also showed a map created in 2024 titled "Parcels Between 50 and 80, acres. > Chairman Burner noted the purpose of this map was to better compare. the 25-acre and 40-acre division conçepts. Mr. Hahn displayed a new report he creatèd, which lists all of the 25-acre divisions completed from 2020 to present, with notes. regarding what happened immediately after the division. He noted these divisions are displayed on two maps. The second map shows different divisions categorized by what happened after the 25-acre division. There are four categories: Single lot 25-acre division, 2 to 5 25-acre divisions, 6 or more 25-acre divisions, and Subsequent non- family divisions. Mr. Hahn also delivered a slideshow he had presented to the Subdivision Subcommittee last year. It showed three scenarios ofa 100-acre parcel being divided: 1) under current regulations, 2) under proposed sliding scale, with preservation of agriculture prioritized, and 3) under proposed sliding scale, with preservation of agriculture not necessarily prioritized. Chairman Burner indicated that the subcommittee's preference was the sliding scale with preservation of agriculture, though they aren'ty yet sure what the correct number of divisions should be in the sliding scale. The proposed list is somewhat linear. H noted that is where the discussion has stalled. Page 3 of! 5 Planning Commission Minutes- February 25, 2025 There was lengthy discussion regarding the proposed amendments to the current Subdivision of Land Ordinance with regard to VDOT entrances. The Board had sent this back to the Planning Commission, and the Planning Commission had asked stafft to request ajoint hearing. Mr. Hahn stated that one of the concerns at the Board level was that functional rights-of-way had not been considered at the Planning Commission level. Chairman Burner stated that in requiring VDOT approval before divisions, this is essentially allowing functional rights-of- way, following VDOTS rules. Chairman Burner asked if there was any discussion on what was presented. Ms. Grech stated that it was about two years ago when the Planning Commission recommended to the Board that it scrap the 25-acre division. The Board was not ready to follow that. At the time, this was following the Berkley Group's presentation that we. were "nickel-and-diming" our farmland. She asked what was the reasoning during this time to moye from a 25-acre rule, to a 40-acre rule, and then to reverse to a preference for. sliding scale. Chairman Burner stated the main reason was that we don't have enough management of the property to efficiently place properties and preserve Ag at the same time. Changing from 25 to 40 acres didn't seem like it would slow it down significantly. 40-acre may just be a little slower. Ms. Grech noted that the Comprehensive Plan Subcommittee, just discussed VTrans at the last meeting, and specifically the safety on US HWY 340. During that meeting, there was a comment made that having all oft these driveways on 340 is a problem. She noted that last night, traffic was shut down on 340 due to an accident. This is something we need to think about, as it relates to safety. VDOT being consulted is an imperative. After further general discussion, there was consensus for staff to invite Chairman Weakley to attend an upcoming meeting to discuss his concept of functional rights-of-way. There was also. discussion about when the. Subdivision Subcommittee would restart. Mr. Hahn stated we may need to wait until after one or both new Commissioners are appointed, and Chairman Burner agreed. Mr. Turner volunteered to serve on this subcommittee. Mr. Hahn will consult with Chairman Burner on whèn to resume this subcommittee. C. Zoning Subcommittee Report Ms. Grech stated that the subcommittee completed their revision of Articles I through HI, and she is happy to present that when the Commission is ready. They completed Nonconformities, Article VIII. Last week they started reviewing Article V, which is the use matrix, in conjunction with the definitions in Article X, and indirectly with Article IV, which is the districts and maps. At some point she will want to come back to the Commission for a reminder on some of the past discussion on the use matrix. They started with the Industrial uses. A lot of the discussion in Article I, II, and III related to site plans. The next meeting is March 4 at 4 p.m. D. Comprehensive Plan Subcommittee Report Ms. Grech noted the next meeting is March 6 at 6 pm. They have had some really exciting meetings, recently. She noted that at the previous meeting, she mentioned the meeting with the town representatives. There was a somewhat surprising sense ofe excitement in the room. It was a friendly, cordial discussion. They were very happy to be involved. They would like us to continue involving them in county planning efforts. The information was generally that a lot of our growth tiers are not realistically mapped. Mr. Hahn has done extraordinary work. The subcommittee had a presentation by the Airport Authority, and they, just had a meeting on the Page 4 of! 5 Planning Commission Minutes- February 25, 2025 topic of Transportation. There was a lot of material that may be interesting to the Planning Commission at some point. The next meeting will be about Agriculture, with Natural Resources, Education and History, Economic Development, Tourism, Real Estate, Housing, Affordable Housing, Public Safety, Law Enforcement, Health and Wellness, County Agencies, Administration, and Miscellaneous to follow. They have a very busy calendar. This is probably going to take more than a year. Ms. Grech noted that she and Ms. Clatterbuck attended a meeting organized by the Virginia Association of Zoning Officials (VAZO) regarding data centers. It was very interesting. She would like an opportunity to consolidate her notes and present on what she heard. She stated, by and large, we better get our act together, and be ready, Adjourn Mr. Turner made a motion to adjourn. Ms. Grech seconded the) motion. Chairman Burner adjourned the meeting at 7:52 p.m. Dsel L Burn Jayfed Burner, Chairman Page 5 of5