MINUTES PAGE COUNTY PLANNING COMMISSION April 22, 2025 Members Present Catherine Grech, Secretary, District 1 Jared Burner, Chairman, District 3 Chris Adams, District 2 Members Absent William Turner, Vice Chairman, District 5 Staff] Present Josh Hahn Tracy Clatterbuck Cassie Richards Call to Order Chairman Burner called the April 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 of Allegiance and a Moment of Silence. Chairman Burner reminded all commissioners and speakers to please turn on and/or speak into the microphones. [Staff notes that the sound and streaming equipment were malfunctioning this evening.] Mr. Hahn conducted an attendance roll call. Adoption of Agenda Ms. Grech made the motion to adopt the agenda, as presented, and 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 agenda was adopted, as presented. New Business A. Adoption of Minutes- March 25, 2025; April 8, 2025 Chairman Burner allowed some time for any necessary changes to be noted. Mr. Hahn noted that in the March 25, 2025 minutes, the last two items needed lettering corrections from "C" and "D" to "D" and "E". Ms. Grech made a motion to adopt the minutes, as amended, and 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 amended. B. Cook Realty LLC Rezoning Application (Introduction) Ms. Richards read from the staff memo related to this rezoning request, dated April 10, 2025, including the Background and Agency Comments. She noted Cook Realty LLC has filed an application to rezone property identified as tax map number 40A-1-9A from Residential (R) to Agriculture (A-1) with the intent to operate a banquet/event facility. Mr. Hahn read the Comprehensive Plan Review from the staff memo. He noted that the rezoning should be considered in tandem with the special use permit (SUP) application for the same property. There was general consensus to move on to the SUP. C. Cook Realty LLC Special Use Permit Application (Introduction) Ms. Richards read from the staff memo related to this SUP request, dated April 10, 2025, including Background, Agency Comments, and Fiscal Impact. She noted Cook Realty has filed Planning Commission Minutes- April 22, 2025 an application to operate a banquet/event facility on property identified as tax map number 40A-1-9A. Mr. Hahn read the Comprehensive Plan Review from the staff memo. Ms. Richards played two videos provided by Ms. Cook. The first one showed similar properties managed by the applicant, and the second one showed the applicant's vision for the property. Chairman Burner offered time for Ms. Cook to speak. Ms. Cook referred to her videos, which showed that she has experience restoring properties. She has a long history since 2003 working in the Front Royal community. She has ties to Luray but has never built in Luray. She has been in the Front Royal community since she was seven. Ag life and rural living is what she is accustomed to. She would be as respectful to their farms as she has been for her own in Warren County. She noted she would be available for questions from the Commissioners. Mr. Adams asked Ms. Cook ifthe request was for 125 guests. Ms. Cook stated this is the typical wedding size she is seeing and what she felt was best for this property. A lot of weddings go 250 or 300 people, but she thinks this property would suit 125. She thinks they'll end up at 75 people, but is requesting approval for 125. A lot ofthe weddings she is seeing are more family- oriented, and there are a lot of children. Mr. Adams asked about vehicles. Ms. Cook stated they usually come two people per vehicle, SO you're looking at about 45 to 50 cars. Mr. Adams mentioned he used to ride a school bus on Kauffman's Mill Rd., and it is a small road. Ms. Cook agreed that it is small. Mr. Hahn noted that there wasn't a traffic analysis done for this. Ms. Cook agreed, adding that VDOT did come to the site. Mr. Adams referenced the barn, and asked ifthis was going to be an outdoor venue. Ms. Cook noted that there would be a small deck, but this would just be for the bride and groom. The actual wedding reception would be in the barn. She noted that as she had shown staff, the barn had at one time been used as a residence. It has three bathrooms. Mr. Adams asked about the load ofthe barn, and whether that would dictate the number of guests. Ms. Grech had the same question. Ms. Cook noted she has already met with Racey Engineering on this topic, and she is a Class A contractor, herself. Racey didn't seem to have a concern about the size. She has a barn in Warren County that is a similar size with an occupancy of 300. There was further discussion, and general consensus was to not schedule a public hearing until there was comments from the building official regarding how many guests the barn could hold. Ms. Cook indicated she was happy to have Racey provide a report to the Building Official, but she thinks the size ofthe barn will actually exceed the number of! people she is asking for. Ms. Clatterbuck noted that occupancy is determined by the Building Official. As long as the building code has not changed on this, it was 35 square feet per person, taking out tables and chairs and whatnot. Staff will discuss this with the Building Official. She noted that this is just for one story ofthe barn. She may end up working on the lower level eventually, but not right away. Ms. Grech noted that Ms, Cook may want to include any planned modifications SO she doesn't have to amend the application. Ms. Cook noted that everything she wants to do is included in the application. Ms. Grech referenced the parking plan and noted that it was on prime farmland, and it exceeded the number of parking necessary if using two people for one vehicle. Ms. Cook responded that this was planned for maximum capacity, but she wouldn't spend money on gravel ifshe doesn't have to. Mr. Adams asked about the existing bathrooms. Ms. Cook noted that there are three bathrooms in the main house, one bathroom in the guest house, and three bathrooms in the barn, which the Building Official and [zoning] staff had seen. There was general discussion about this. Ms. Page 2 of 4 Planning Commission Minutes- April 22, 2025 Grech noted that the wedding venue is the wedding venue and the short-term rental is the short- term rental. The wedding venue guests shouldn't be allowed to use the short-term rental restrooms. Ms. Cook noted that the house and the cabin go with the [venue]. Ms. Grech asked ifthe bathrooms in the barn would be sufficient to accommodate the number of guests. Ms. Cook stated she has three right now in Warren County that are sufficient for 300 guests. She doesn'tthink she is going to have to rely on the house bathrooms. There was general discussion about the traffic on Kauffman's S Mill Rd., including ifthe adjacent subdivision was eventually developed for short- or long-term rentals, and general consensus for stafft to reach out to VDOT to see if a traffic study has been performed on Kauffman's s Mill Rd., which is a 30' right-of-way. Ms. Richards noted that the road is wider at the 211 access, but narrower at the Hamburg Rd. intersection. Ms. Grech noted that Ms. Cook didn't seem to be asking for more than what the barn would allow. Ms. Cook expressed agreement. The structure is what the structure is. This is just the first step. She was planning on getting a full analysis done for the structure, but this costs about $7,500 to $8,000, SO she has not done that yet. Racey has looked at the bare bones of the structure, and they determined it was in good condition. She reiterated she is requesting 125, but it will probably average closer to 75. There was general discussion about the conditions. Ms. Grech asked staff to look at the Whitlock application, which she thought was for only 40 years. There was discussion to discuss this at the next meeting. Unfinished Business A. Subdivision of Land Ordinance Amendment Mr. Hahn noted that with the Subdivision of Land band-aide amendment going before the Board of Supervisors on May 1, 2025 we could probably get the subcommittee restarted. He will reach out to Tyler Austin to restart the Subdivision Subcommittee, and Mr. Turner had previously indicated an interest in serving on this subcommittee. Chairman Burner noted he probably wouldn't be available until mid-May. B. Zoning Subcommittee Report Ms. Grech provided an update on the Zoning Subcommittee. They have continued work on the Industrial use category, and are considering consolidating a few uses. The next meeting is April 29, 2025 at 4 p.m. C. Comprehensive Plan Subcommittee Report Ms. Grech provided an update on the Comprehensive Plan Subcommittee. They met on April 17, 2025 to discuss natural resources, including geography, geology, soils, water quality, climate, air quality, critical environmental areas. We're getting a lot of involvement from the public. Many of the subcommittee members will be taking an informal tour at the Shenandoah Heritage Village on May 1, 2025 at 6 p.m. The next subcommittee meeting is May 15, 2025 at 6p p.m., on the topic ofTourism. Page 3 of 4 Planning Commission Minutes- April 22, 2025 Adjourn Ms. Grech made a motion to adjourn. Mr. Adams seconded the motion. Chairman Burneradjourned the meeting at 7:40 p.m. Ainel a Bupww Jarer Burner, Chairman Page 4 of 4