* * 22 tison Coss Madison County Planning Commission Meeting Date: Wednesday, April 2nd 2025 7:00pm Location: Madison County Administrative Auditorium 414 N Main St, Madison, VA 22727 Present: Stephen Carpenter - Chairman Pete Elliott - Vice Chairman Zachary Whitman Michael Snider James Graves Absent: Nathan Cowan James (Jim) Smith Call to Order Chairman Carpenter called the Planning Commission to order. The Planning Commission recited the Pledge of Allegiance, and observed a moment of silence. A quorum was determined to be present by the Chairman. Chairman Carpenter reminded the Planning Commission to use the microphones when speaking. Adoption of Agenda Commissioner Elliott made a motion to approve the agenda as presented, seconded by Commissioner Snider. Aye: Carpenter, Elliott, Whitman, Snider, Graves: Nay (0). Abstain: (0) Absent: (2) Page 1 of 8 Public Comment Chairman Carpenter opened the floor for public comment. With there being no public comment being brought forward, the public comment opportunity was closed. Adoption of Minutes from March 19th 2025 meeting Commissioner Snider made a motion to adopt the minutes as presented, seconded by Commissioner Elliott. Aye: Carpenter, Elliott, Whitman, Snider, Graves: Nay (0) Abstain: (0) Absent: (2) Public Hearing (Case No. SU-02-25-1) Two Rivers - Special Use Permit Application (Public Hearing) Kari Gaviria has applied for a special use permit to operate a primitive campground on a 48.347 acre (GIS) parcel known as Madison County tax map 40-95A. The parcel is zoned A- 1 (Agriculturaty. The parcel currently contains a residence that is being utilized as a short- term rental, and campsites that meet the definition of Madison Zoning Ordinance, article 20-31. The Planning and Zoning Administrator stated that the application was in line with the Comprehensive Plan's goals and strategies. The applicant, Kari Gaviria alongside her young son, Riker, spoke on behalf of the application. Chairman Carpenter asked Riker Gaviria: What do you think you'll learn by helping your parents run a hipcamp? Riker Gaviria responded, responsibility and keeping things clean. Chairman Carpenter asked Riker Gaviria: What kinds of things do you thing you'll do around the hipcamp? Riker Gaviria responded: Pick up large sticks, trash, and change out the firewood. Chairman Carpenter asked Riker Gaviria: What do you think will make the hipcamp a special place for visitors? Riker Gaviria responded: It has a big open field, there is a big river, hiking, and a big view. You can explore. Commissioner Whitman asked Riker Gaviria: What's your favorite part of running the campground? Riker Gaviria responded: Playing in the river, and keeping things clean. Commissioner Whitman made a motion to approve Case No. SU-02-25-1. Page 2 of 8 Chairman Carpenter stayed the motion, added that public comment was necessary prior to proceeding. Chairman Carpenter opened the floor for public comment Joel Marks spoke and stated he had questions regarding noise abatement. He had further concerns about the potential for a rifle range on the property. He had additional concerns about guests wondering on to his property. With there being no further members of the public seeking to comment, the floor was closed to the public. Commissioner Whitman made a motion to recommend Case No. SU-02-25-1 to the Board of Supervisors for approval, seconded by Commissioner Snider. Aye: Carpenter, Elliott, Whitman, Snider, Graves: Nay (0). Abstain: (0) Absent: (2) (Case No. SU-02-25-2) Black Cat Antiques - Special Use Permit Application (Public Hearing)Carey (Angie) Brown has applied for a special use permit to operate an Antique Craft and Gift shop in accordance with Madison County Zoning Ordinance 3-2-5, and an Auction Establishment in accordance with Madison County Zoning Ordinance 4-2-23 for a 36.77 acre (GIS) parcel known as Madison County tax map 45-21. The parcel is zoned A-1 (Agricultural). The Planning and Zoning Administrator stated that the conditions were developed to limit the auction activity to online format only. Additionally, the Planning and Zoning Administrator stated that the application was in line with the Comprehensive Plan's goals and strategies. Commissioner Elliott spoke, stating he was recusing himself from this case, as he has the same ousiness. Chairman Carpenter reviewed the application and conditions, as well as verifying the necessary parking requirements were met. The applicant, Angie Brown, stated that she had nothing further to add. The County Administrator, Jonathon Weakley, interjected to clarify that the procedures for the evening regarding both he Planning Commission portion of the meeting, as well as the Board of Supervisors portion of the meeting to follow. The Planning Commission had no questions fori the applicant. Chairman Carpenter opened the floor for public comment. With there being no public comment being brought forward, the public comment opportunity was closed. Page 3 of 8 Commissioner Snider made a motion to recommend Case No. SU-02-25-2 to the Board of Supervisors for approval, seconded by Commissioner Whitman. County Attorney, Hannon Wright, interjected to clarify that the motion was to be made for approval with the proposed conditions. Chairman Carpenter stated that the motion made was to include to proposed conditions. Aye: Carpenter, Whitman, Snider, Graves: Nay (0). Abstain: Elliott Absent: (2) (Case No. RZ-02-25-2) AC Limited Partnership - Rezoning Application (Public Hearing) Carrie Brown has applied on behalf of AC Limited Partnership to rezone a 2.136 acre parcel (GIS) known as Madison County tax map 55-38B from A-1 (Agricultural) to B-1 (Business). No project is currently planned for the parcel. The Planning and Zoning Administrator stated that one neighboring property owner contacted the Building and Zoning Office and stated he had no objections to the application. Additionally, the subject property is located on Hwy 29, and rezoning is in line with the Route 29 corridor study, as well as the Comprehensive Plan's goals and strategies. Chairman Carpenter inquired if the applicant was present. The Planning and Zoning Administrator stated that the Applicant was online. The Planning Commission did not have any questions for the applicant. Chairman Carpenter opened the floor for public comment. With there being no public comment being brought forward, the public comment opportunity was closed. Commissioner Elliott made a motion to recommend Case No. RZ-02-25-2 to the Board of Supervisors for approval, seconded by Commissioner Snider. Aye: Carpenter, Elliott, Whitman, Snider, Graves: Nay (0). Abstain: (0). Absent: (2) (Case No. SD-02-25-1): = Subdivision of Madison County Tax Map 42-33 (Public Hearing) Walter Sampsell has applied on behalf of Mark A Moorstein to subdivide the parcel identified as Madison County tax map 42-33. The parcel is currently 28.5947 acres (survey) and is proposed to be divided to create three new parcels, plus the residual. The Planning and Zoning Administrator stated that everything is in order with the application, except that VDH approval had not yet been received. The Planning and Zoning Administrator recommended that if the application were to be recommended for approval, it be done with on the condition that VDH approval was attained. Page 4 of 8 Chairman Carpenter verified with the Zoning Administrator that a Road Maintenance Agreement was in place. The applicant, Mark Moorstein, spoke to the Planning Commission, stating that he was impressed by the effort put into the application, and the courtesy of the Planning and Zoning Administrator. He went on to state that the subdivision was designed to be larger than the minimum size required by the subject's zoning district. The Planning Commission did not have any questions for the applicant. Chairman Carpenter opened the floor for public comment. Bill Hawkins spoke, stating that this is a subdivision. He stated this is a plan to fail, citing concerns with E&S policies and agreement in lieu. Ben Tissue spoke as a land development professional. He stated that the applicant has earned the right to subdivide the property, and the property owner has owned the property for thirty years. By creating larger than the minimum size lots, the applicant is preserving the rural character of the property. Mr. Tissue expressed his hope that the subdivision would be approved as the applicant has been a good steward of the land. Keith Urbahn spoke, stating that he thought the proposal for subdivision was appropriate, and he was supportive of the application. With there being no further public comment being brought forward, the public comment opportunity was closed. Commissioner Snider inquired about the timing of the filing of the Road Maintenance agreement. The Planning and Zoning Administrator stated that approvals from VDH are received prior to County approval. Then, the Road Maintenance agreement would be required to be filed within 30 days. Commissioner Elliott stated that there would be land disturbance over one acre. He inquired if the houses would have to be approved by DEQ/Culpeper Soil and Water. The Planning and Zoning Administrator responded that the E&S administrator would submit plans to Culpeper Soil and Water and DEQ as necessary. Commissioner Elliott made a motion to recommend Case No. SD-02-25-1 to the Board of Supervisors for approval with the Health Department approval and with the Road Maintenance agreement, seconded by Commissioner Snider. Aye: Carpenter, Elliott, Whitman, Snider, Graves: Nay (0) Abstain: (0) Absent: (2) Page 5 of 8 (Case No. RZ-02-25-1) Jonathan Nichols - Rezoning Application (Public Hearing) Jonathan Nichols has applied to rezone a 5.532 acre portion of a the parcel known as Madison County Tax Map 44-3 (total acreage is 77.112 per survey) from C-1 Conservation) to A-1 (Agricultural). If rezoning is approved, the applicant intends to subdivide the property. The Planning and Zoning Administrator stated that the approval of this rezoning application would allow for a logical parcel to be created. To ultimately subdivide a slightly larger parcel would result in less farm land being preserved. In this case, the upzoning preserves farm land, which in in line with the Comprehensive Plan's goals and strategies. Commissioner Elliott state that the zoning of this parcel is based on topography. He suggested that the Planning Commission think about why it was zoned C-1 prior to rezoning. Commissioner Snider asked the Planning and Zoning Administrator to display parcel 45- 14A on the GIS. Commissioner Snider made an argument that parcel 45-14A is the same split zoning, and a precedent to support the approval of the rezoning application. Commissioner Snider stated that he observed the applicant's property in person, and stated that there was a considerable distance before the elevation began to increase. The applicant, Jonathan Nichols, addressed the Planning Commission, stating that he didn't have anything else to add. He then went on to say that he moved to Madison because of wanting to escape the population increase of northern Virginia. Chairman Carpenter stated that there is only one homesite on the subject parcel. Commissioner Snider inquired as the where the driveway would go on the subject parcel if subdivided. The applicant described the topography, future home placement, and easements on the subject property. Chairman Carpenter opened the floor for public comment. Scott Benning spoke, stating that he was born and raised in Madison, prior to spending 30 years in the Navy. He expressed concerns about the precedent set by this rezoning. He is concerned about other land owners will want to do the same rezoning. Mr. Benning expressed that the applicant has an alternative to create larger lots without the need to rezone. With there being no further public comment being brought forward, the public comment opportunity was closed. Page 6 of 8 Commissioner Snider made a motion to recommend Case No. RZ-02-25-1 to the Board of Supervisors for approval, seconded by Commissioner Whitman. Aye: Carpenter, Whitman, Snider: Nay Elliot, Graves: Abstain: (0) Absent: (2) (Case No. 2024-Z0A-12-18-02, Adoption of Personal Campground definition. (Public Hearing) The adoption of a definition for a personal campground is being proposed to allow for by-right recreation on private property but regulate the use of recreational vehicles (RVs) and tents to prevent their use as permanent residences. The Planning and Zoning Administrator stated that after four workshops, the proposed definition should be satisfactory. There were no comments by the Planning Commission. Chairman Carpenter opened the floor for public comment. With there being no public comment being brought forward, the public comment opportunity was closed. Commissioner Elliott made a motion to recommend Case No. 2024-ZOA-12-18-02 to the Board of Supervisors for approval, seconded by Commissioner Snider. Aye: Carpenter, Elliott, Whitman, Snider, Graves: Nay (0) Abstain: (0) Absent: (2) Other items from the Planning Commission, Staff, or Public The Planning and Zoning Administrator offered the opportunity for additional input regarding the Comprehensive Plan to the Planning Commission. There was none. Upcoming PCWorkshop Items The Planning and Zoning Administrator stated that the next workshop would be the first workshop utilizing iPads in place of paper packets. The Planning and Zoning Administrator gave the anticipated upcoming cases to the Planning Commission. Public Comment Chairman Carpenter opened the floor for public comment. With there being no public comment being brought forward, the public comment opportunity was closed. Adjournment Commissioner Elliott made a motion to adjourn, seconded by Commissioner Snider. Aye: Carpenter, Elliott, Whitman, Snider, Graves: Nay (0). Abstain: (0). Absent: (2) Page 7 of 8 B.Larea 6/26/25 Stephen Carpenter, Chairmanof Planning Commission Date Page 8 of 8