MINUTES PAGE COUNTY. PLANNING COMMISSION April 8, 2025 Members Present Catherine Grech, Secretary, District 1 Chris Adams, District 2 Jared Burner, Chairman, District 3 William Turner, Vice Chairman, District 5 Members Absent None Staff Present Josh Hahn Tracy Clatterbuck Call to Order Chairman Burner called the April 8, 2025 Page County Planning Commission Regular Meeting 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 of Allegiance 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 noted the agenda was adopted as presented. Public Hearing A. Daniel Housden- Special Use Permit for Commercial Workshop Ms. Clatterbuck presented the following staff memo: Daniel Housden has filed an application for a special use permit to operate a commercial workshop located on Mill Creek Crossroads, Luray, VA, and further identified by tax map number 61-(A)-67. The proposed business will be located in a former poultry house building directly across from 1471 Mill Creek Crossroads, where the applicant/occupant currently resides. The parcel contains 47.86 acres and is zoned as Agriculture (A-1). The applicant plans to use one oft the poultry house buildings, as identified in the site plan/photos provided in the application. The poultry houses are no longer in use and are currently being used for hay storage. The building he is planning to use is 40' x 200; however, he initially only plans to use 24' X 60' of the building for the commercial workshop space. He has no plans to expand the business beyond the existing footprint of the building. The applicant does not plan to have a spray booth. Most all of the finishing will be contracted out to a separate business not associated with the proposed commercial workshop. The commercial workshop will not be open to the public, and there are: no planned employees other than the applicant/occupant. There will be no showroom space open to the public onsite. All retail sales will be conducted off-premises by delivery methods. Under Section 125-4 of the Page County Zoning Ordinance, a commercial workshop is defined as follows: An establishment where mamyacturing or handicrafis are carried onfor frade. Pursuant Planning Commission Minutes- April 8, 2025 to Section 125-10.D (12) ofthe Page County Zoning Ordinance, commercial workshops are only permitted by special use permit. The applicant obtained the following comments: Virginia Department of" Transportation (VDOT) - Per. Jeff Nicely, a new low volume commercial entrance is required. A VDOT land use permit can be obtained at the Harrisonburg VDOT Office. The site plan/photos included in the packet will show the approved entrance location. Health Department- Per Lynn Strickler, the proposed use of a woodworking shop with no restrooms or handwashing facilities would not require a sewage disposal system. Building Official- Per. James Campbell, he has no objections to the proposed use. The applicant will need to pull any applicable permits prior to starting any construction. Mr. Campbell has already conducted a site visit with the applicant so the applicant knows what he needs to do as far as the permits. Fire rated walls will be required for separation between the commercial use and the farm use. See memo provided by Mr, Campbell dated March 12, 2025 regarding additional code requirements related to fire protection Ms. Clatterbuck noted that she was not going to read the Comprehensive Plan review; however, she noted that Mr. Hahn was available for any questions related to that. Adjoining property owners were notified as required by the Code of Virginia. Ms. Clatterbuck explained that adjoining landowner comments received were provided in the packet. She noted that staff did receive a new written comment that was handed to her prior to the start ofthe meeting, and copies were provided to commissioners at the table. She noted that there were no objections from the neighbors whom had submitted the written comments. Ms. Clatterbuck encouraged the commission to carefully consider any proposed conditions attached to the SUP. A copy of the latest draft conditions were included in the packet. She concluded to note that the applicant was present for any questions from the commission. Chairman Burner opened the public hearing at 7:05 p.m. There being no speakers, Chairman Burner closed the public hearing at 7:05 p.m. There was no discussion amongst the commission. Commissioner Turner made a motion to recommend approval of the special use permit with the attached draft conditions as presented. Commissioner Grech seconded the motion. The motion passed unanimously (4-0). Citizen Comments on Agenda Items 1) Jeremy Baldwin: Mr. Baldwin noted that he was present to speak on the subdivision of land amendment. He stated he felt the commission had done good work with the draft amendment. There are a few people, himselfincluded, that this would affect. In his particular situation, they are working toward a closing date, and he has already had surveying done. He would like to see a delay of adoption related to timeframe implemented SO that pending situations like his own are not affected because there is significant investment that is going into this. 2) David Reed: Mr. Reed noted that he was present to speak on the subdivision of land amendment. He explained that he had shared his concerns with Mr. Hahn this week. Ifyou take a strict interpretation of how it is currently written, it could have some implications that you have not thought of. For example, he recently submitted two family divisions back on the Log Page 2 of 5 Planning Commission Minutes- April 8, 2025 Cabin Road area. They are way back in there as they are accessed via the 50 foot right-of-way that leads to Ida Road. He would interpret based on the current draft that those family divisions could not be approved without potentially doing some pretty significant upgrades to Ida Road and Log Cabin Drive. You are not going to get any existing owners on that road to assist with the upgrades sO it will put a significant burden on the landowner seeking the divisions. That certainly is not something you intended on an existing entrance. He asked the commission to really consider some of the implications of adopting some ofthe exact language as drafted. He also explained that having interactions recently with VDOT on multiple and a variety of entrance permits, it's kind of a crap shoot. They tell you things, then you go to do them and they change their mind onsite. For example, concrete reinforced pipe in a certain area, you have them loaded on the truck, dig the hole to put them in, and VDOT comes back and says no that doesn't fit we want you to switch it with a metal pipe. There was another one where they give you a land use permit after you've submitted an application for an existing entrance. On the permit they tell you to use the existing pipe and then when you go to do the improvements they tell you that want a new pipe. He recommended the commission really think about this, and talk with VDOT on how they will implement this, if approved. Another instance he experienced was they approved the entrance on paper; however, onsite they changed their mind and required significant tree removal. New Business None Unfinished Business A. Subdivision of Land Ordinance Amendment Mr. Hahn apologized for not having the draft minutes prepared but he felt what they had discussed at the last meeting was included in the draft letter he provided to the commission. He reminded the commissioners that they had directed him to prepare a draft letter to be submitted to the Board, which included certain components that you see in this draft letter. He noted it was his belief everything was represented there but he was happy to make any changes requested by the commission. The plan would be for Chairman Burner to sign it ifhe wishes to, and then it will be submitted to the Board. Chairman Burner stated he had read over the letter and everything looked fine to him. He asked if the commissioners had any changes they would like to see. Ms. Clatterbuck asked if the Commissioners would want to include a time delay of adoption based on public comment. She noted that she had also spoken to a couple of people that possibly had pending transactions as well. Chairman Burner replied that he felt that was a fair request. He noted that if the office gets flooded with divisions, [it would be good know] which ones were actually in progress and which ones were: actuallyjust pushed through. He stated. he didn'tfeel the Board would approve this within the next 45 days because they are going to want to discuss it and hear from the public. He said to be fair, he understood the request. Mr. Hahn noted that the Board has already had their public hearing on this. If it goes on the next meeting agenda, it could possibly be approved in two weeks. Ms. Grech agreed that the Board could consider at least a 30 day delay in adoption time period which she thought was reasonable. Mr. Hahn felt that it should be a minimum of4 45 days based on conversations he's had with folks. Page 3 of5 Planning Commission Minutes- April 8, 2025 Ms. Grech said speaking ofthe 25-acres divisions, based on her understanding, it seems that it is most often used not by itself but in conjunction with other divisions. Meaning it is used to speed up development because oft the divisions that can be done after. It is very important to have VDOT review these proposals prior to, to avoid problems in the future. Mr. Hahn reminded the commission that this came about when staff received the letter from VDOT asking the county to consider an amendment to address this issue. There was further discussion amongst the commission backing up the reasons for the proposed code amendment. The commission agreed the letter as drafted was okay to submit to the Board. Chairman Burner also added that staff should add to the staff memo the consideration of a time delay of implementation to assist those that have pending divisions they are working on. Ms. Grech made the motion. The motion was seconded by Mr. Turner. The motion passed unanimously (4-0). B. Proposed Rules ofl Procedure Amendment Mr. Hahn began by reminding the commission this was discussed in previous meetings. The amendment is to Section 7.7 as shown on the draft provided in the packet. There have been no additional proposed changes in the last 30 days. Commissioner Grech made a motion to approve the bylaws as presented. Mr. Adams seconded the motion. The motion passed unanimously (4-0). C. Zoning Subcommittee Report Ms. Grech provided an update on the Zoning Subcommittee. She noted the subcommittee was currently reviewing the Industrial zone in the use matrix. The next meeting is scheduled for April 15, 2025 at 4:00 p.m. D. Comprehensive Plan Subcommittee Report Ms. Grech provided an update on the Comprehensive Plan Subcommittee. At the last meeting they discussed education, history, and culture. There was a great sense of excitement in the room with great speakers. A lot of people are excited about history. The next meeting is scheduled for April 17, 2025 at 6:00 p.m. Mr. Hahn noted the focus would be on natural resources. Open Citizen Comment Period I) David Reed: Mr. Reed stated you really have to get in the weeds on the Subdivision of Land amendment. Ifinterpreted strictly as written, you are going to have landowners being denied entrances due to existing rights-of-way. Will there be a mechanism set up for due process for as secondary review? He also stated he felt VDOT really needed to clean up their process if this is adopted. He recommended the Commission take additional time to review the proposed amendment. Chairman's Report Chairman Burner had no report. Clerk's Report Mr. Hahn noted there is an upcoming rezoning and special use permit application that will likely be ready for introduction at the next meeting. Page 4 of 5 Planning Commission Minutes- April 8, 2025 Adjourn Commissioner Turner made a motion to adjourn. Commissioner Grech seconded the motion. Chairman Burner adjourned the meeting at 7:30 p.m. Gned CL Bunu Jired Burner, Chairman Page 5 of5 5