Thank you very much. It is approximately 530 on April 16, 2025. We are here for BA 24-023C, an application by Christopher McCoy for a conditional use for the storage or use of trailers, modular offices, office trailers, shipping containers, or refuse containers. So Mr. McCoy, this is your application. So the burden of proof is on you. So if you wanna go ahead and present your case, that would be great. Yes, ma'am. So essentially I was under a zoning violation here. And basically I had shipping containers and I actually I had 14 and I cut back on that. I disassembled them. Do you have a copy of the violation notice? I do not know. Okay, the violation. I did, but. Violation notice was issued for 14 containers. It was it was issued for a few things. Um, but I I I baited everything other than the three containers. Okay, down to three. A woman's a violation notice issued. I can't recall what it was. Okay. I'd have to dig for that. I didn't expect to be questioned on that. Okay. You can go ahead. So, yeah, currently as it stands, stands I have three shipping containers on the property. And there is a under the code. It is permissive. See if I can find the code. I cited it somewhere in here. Oh, that's it. Other conditional use sections, 1, 3, 1, .0, .0, 4. And that allows you to have shipping containers so long as you have three acres in your zone RCDO which I am zoned RCDO. And the containers are well within the setbacks. Well within. The containers will not interfere with any adjoining properties at all. There won't be any increase in traffic. There's simply for storage. Further, the adjoining properties, this area is kind of like a agricultural area. There's horse farms all around. My neighbor does some bulk firewood processing, you know, so I mean, there really shouldn't be any interference or it should be with harmony, harmony of the community shouldn't be any problems in that area. When I did have the pre-submission meeting, most of the neighbors did show up besides Michael, the's to the south of me, his life to the south of me, but it's a joint property. He's the one that runs the firewood processing operation out of his farm. So, you know, it really, I'm actually about 500 foot off of Kamala. I believe a thousand foot off of the public road. One spot of time Kamala was actually right away to everybody and live back here. And then the county, I think, is lower the state. Now it was the road. I don't remember when that happened, but I did some research a while ago. But regardless, I'm way off the road. So you can't even see it back here. I'm going to put it on the top. Okay. Okay. You don't have to worry about it. I just can't serve and forget to swear you in. I need to swear you in. Do you, or did I do that, Cal? No. I thank you. Okay. Thank you. Do you sell them to swear a firm onto the penalties of perjury in the matter now pending? Would you tell the truth, the whole truth, and nothing but the truth? I do. Thank you. Would you state your name and address for the record? Christopher McCoy, 16363 Kamalo, drive Mount A. Maryland to 177 Moore. Thank you so much. I'm going to do a little bit of the same thing. I'm going to put it on the top. Okay. I'm going to put it on the top. Can I help you find something? I'm trying to find the code exactly. I had it. I don't I'm on a unicorn right now. I'm trying to site exactly the code. I don't know. I limit. Let me help you out a little bit. You haven't attached to your, I mean, do you want me to help you out a little bit? Oh, I got the project docs up. Yeah, for sure. What else do you need me to go over here? Do you want me to read this, the petition to you? Well, the first thing that I need you to do is you've attached to your petition and additional information for consideration of petition. Right, yeah, I see that. Okay, so that's yours. So I need you to read that out to me and swear it under oath because I just knew you in. So this can be your test to me here. Okay. All right. I'm here. So, all right. So this is the Denda additional info for the petition. And I will start on that. The petition occurs from Koi respectfully requests that the hearing authority and its constancy consider the following and the support of petition BA 24-023C. Mr. Koi has resided in the home census construction when his grandparents land in 1996. The property exceeds the minimum acreage requirement for a small family farm, comprising a 4.11 acres. Prior to the construction of the home, the land was used for farming, Angus cattle. The property's activities include crop production and moh husbandry aligned with the definition of a farm as out loud in section 103.0 and bill number 44-213-2013. In a adjacent property operates a bulk firewood business, utilizes two shops and canucks, business operations from associated residents. The residents of these neighboring properties are situated well over 100 feet from existing farm-sized storage containers and are effectively screened. The complainant who initially initiated the citation is a former tenant who was invict and holds no interest in any adjoining properties. The containers do not virtually affect the neighboring properties as they are approximately 600 feet for the public road. I hear to the setback requirements in our over 80 feet from the nearest property line, which is densely, a densely wooden area. The neighborhood includes several large structures, including two shops, over 5,000 square foot, one of the joint property Simpsons, as well as horse, as well as horse barns and ryan arenas. Thank you for your consideration. Chris McCoy. That's you, right? Christopher McCoy? Yes, yeah. Yeah, okay. So under the code, a conditional use, which is what you're requesting, can be granted providing certain findings are made. And that's you were looking for I think. Yes, ma'am. First one is that the proposed conditional use plan will be in harmony with the land uses and policies and the Howard County General Plan, which can be related to the proposed use. How do you meet that? So the proponent used is for farming. It's a family farm essentially. So the proponent used is for farming. It's a family farm essentially. So the shipping containers are an accessory to the farm. It's used for storage and as well as one of the containers are used as a rabbit tree. Meaning that rabbits live there. So that is completely in harmony of, you know, the Royal Conservation zoning. Okay, the second requirement is that the nature intensity and intensity of the use, the size of the site in relation to the use, and the location of the site with respect to street-skimming access to the site, are such that the overall intensity and scale of the use are appropriate for the site. How do you meet that? Well the intensity of the use is simply of the conditional use petition is simply storage, other than the rabbetry. And that really, as it stands, that should not increase any issue and cause any issues at all. because there's horse farms around, they have riding arenas, they have all sorts of things. This is completely in harmony with what's going on now. And there's really not, as storage really goes, other people will not be accessing that, me and the rabbetry does not require, I take care of the rabbits and that doesn't require, I mean there may be a few people that buy rabbits or things of that nature, but that would not, it would be a very negligible increase of intensity. So as it stands, I mean, should be no problem. All right. Next, the impact of adverse effects, such as noise, dust, fumes, odors, intensity of lighting, vibrations, hazards, or other physical conditions will not be greater at your property than at any other property in your zoning district. How do you meet that? Well, for example, my neighbor, as I spoke of, the Simpsons they operate a bulk firewood processing business out of there. So they have like a big huge pilot firewood over there, you know, and he had a sawmill at one point. And nobody has had a single problem with that. You know, they're running chainsaws out there splitting things out and you know equipment equipment, they have skidders over there. It's no problem for that to go on, but you know, I have three containers that don't make any noise. So at all. So yeah. But you know, it it with with referencing that adjoining property, the other adjoining properties are pretty much, they're all kind of homesteads back here. I mean, Mr. Unglesby used to mow grass for him. He just moved out and the new people that moved in, they seem to have erected some kind of fence and looks like they're going to probably be housing animals as well. Another neighbor to doors down they have goats and dogs and that sort of thing and the there's a horse farm directly I mean I guess you would call it perpendicular to my lot. They have an enormous horse farm. I mean, it's huge. So yeah, as far as it goes, the shipping containers, they're not even livestock. They don't even make noises. I mean, they just, they don't defecate anywhere. They just sit there. You know, I don't think it would be a problem. And nobody has complained. I had when I held the pre-submission meeting, nobody complained about the containers. Like I said, the complainant was actually somebody who had been living here and she was evicted through the the courts and she was the one that complained. So. Okay, the um are you going to be storing in the containers? So one is a rabbit tree. So it's like there is animal feed in there. It's lined with lumber or I cut off my sawmill. And rabbits and rabbit cages right now. That's one of them. The other one is there's irrigation supplies in there and tool power equipment, things of that nature. And the other one is mainly for, so I have three now. The other one is mainly for logistics, I would say, and just office supplies that I may need to access. So. So the third one is just for office supplies? Yeah, it's mostly empty, truthfully. But the rabbit tree is full and then the other container is full of mainly irrigation and power equipment. that. Now, when I say you're a gitch, I mean, you're a gaition supply. So like plumbing and that sort of thing, pipes and you know. Right. All right. I've gone through the technical staff report and I've looked at the conditions for a basic conditional use. And I find just as the technical staff did in parts of your testimony tonight that you met this criteria. So the second set of criteria is the specific criteria for the conditional use for storage or use of a trailer modular office office trailer, shipping container or refuse container. So here are the condition here are the criteria. The use is located on a lot or parcel that is three acres or larger. Is it? Yes ma'am, 4.1 acres. Okay, the use shall be screened and not visible from a joining property lines or from the public street right of way. Is it? Oh, 100% screened. Yes. Okay. Okay. The U shell comply with the structure and use setbacks. Do you meet the setbacks? I do. Yeah, all of the setbacks, including for my own SDA. All right. The last finding that the technical staff came up with says it should be noted that the The is subject to this particular section, which dictates the maximum cumulative lot coverage permitted for all accessory structures on any given residential lot developed with a single family detached dwelling is 2200 square feet for lots in the R's zone that are greater than two acres. The petitioner shall provide the square footage of other existing accessory structures on the property to ensure compliance with this regulation. What is the square footage of all of the combined accessory uses on your property? Oh, that's all they made a note of that. Because I remember they wanted that information. Hmm. I'm sorry. I'm like a maid not have made I know where I can go off the map here. So the shipping container is a 320 square foot. So with the, what is it's one stacked on the other. So that represents 320 square foot plus 320 square foot, which total 640 square foot. There is two. Now as far as I was understood, are the agricultural buildings are not included in that square footage or is that not accurate? No, that's not accurate. Okay. Okay. So there is two, what were they? So 600 square feet, 600 square foot feet for the three storage. You're allowed a total of 2200. So to make things easier on you, I would suggest if you could, I'm not suggesting, I'm asking you to. At the end of this hearing, go over your figures and if you could please email to my office, Ms. Berg, the total square foot footage. Do you have Ms. Berg's email? Is it I believe so let me check Is it Kay Berg at Howard County MD dot gov? Yes. Yes. Okay. Okay. So if you could email her that number tonight, I'd appreciate it. Okay. Absolutely. I know it's under it, but I don't know the exact figure. Yeah. So I just I just need to know with the with the total. I You don't even have to break it out for me. I just need to know what the grand total is. Okay. Okay. Now, the only Department or agency that really raised any issues was the comment form from the health department. I need you to try to address all the concerns that they raise in this. Okay. I will get back there and take a look. I know there was something about the septic. I did pull a permit for that. This is entirely a separate issue from the conditional use petition. The health department is not pleased with my, my department I pulled for a improvements to my basement, which increased the bedrooms for the entire home by one. Is that the end of what they call the NOV building permit? Yes, I believe so. Yes. So that was the, yeah, I pulled the permit for improvements that were already done. And the issue was that I had to go to the health department to get a new septic. And so we put in Bill Ingram with Farming Country, put in a permit to get a new septic done, repaired, pumped, and put in. And they required specifics of the permit, and I hadn't gotten back to them. But I have not addressed that yet. I have not pumped the septic and I have not changed the septic out. But that is an entirely separate issue from the conditional use petition. I do know what they're talking about. That is something that I'm working on to be compliant with them, to make them happy. And it's just not something I've addressed. I've made moves to address that, but I have not completed that yet. All right, the Health Department says it appeared that the container uses involved many different things from storage from storing equipment, possibly storing animal encages, workshops, and may contain non-sanctioned plumbing. No. There was at one point I had a sink that was in there that I used to clean chicken eggs basically. And after I moved all the containers around, there is no no plumbing, no electric, no nothing. So there is wires in there, but it's not hooked up to anything. There is no plumbing at all. Okay, the health department was the most concerned by the septic containers that were located within Mr. McCoy's sewage disposal area and indirectly on top of his existing septic drain fields. That's right. And it was a portion of theDA area. And that's what ended up why I moved all of the containers. So like I said, I started out with 14. I now have three. So I removed 11 of the containers to get them out of the area. They were too close to the SDA. and it was just, you know, I just instead of messing around with that, I moved them all. So. So what do they mean by septic containers? I have no idea. There was no septic containers. I don't know. Okay. The health department has not received the requested plot plan detailing the new tank install. No evidence was submitted that the containers have been moved and a layout of the containers and any plumbing fixtures were requested. Have you done any of those items? No, there is no plumbing fixtures. Now I did talk, I can't remember his name, but I did speak with him about that. And you know, I told him there is no plumbing there. And the septic has now there has been a permit pooled. Farming country did pull a permit. I just had that email. Yeah. So it was in July of 2024, he pulled a permit and they came back and said we need specifics of that. They wanted the reason for the dank replacement, total bedrooms, my information, the well and waterline location, existing tank location, tank specs, distance from well, tank distance from property lines, invert elevations, septic line. And when I told Bill that with farm and country, said Chris, the best way to do that is going to be take the tank out and then give them the specs. So I'm kind of at, I don't, I haven't addressed that yet. We haven't got down to that. But it is something that I do aim to take care of Okay, is there any direct effluent discharge to the ground surface? No Is there any sink waste water discharge? No Like I said, it's everything's been disconnected the containers have been moved. There's nothing going on. There's no affluent. There's no sink. There's. Did you move the other containers off site? I did. I moved all of them off site. And I sold, I think think seven of them. So yeah, it's just too much, it's too much to deal with. So yeah, there are problems everywhere you go. It seems like so. They are. They're making them into houses these days. So I saw that. Yeah. But you had a little plumbing issue with that. So all right. So is there anything further you would like to say in support of your application? No, there's nothing further. I just know that it no, there's nothing further. Whatever, you know, I have to do. I'm willing to do it. It's just It's just, like I said, that the health department thing will be taken care of. It's just a matter of one. So the health department issue really is that you need to pull the existing septic tank and replace it. Yes, and I need to submit a site plan. So I have to take the site plan that I had Van Sant due and alter that and then once they pull that old tank out, we can get them the the specifics that they want for elevation of the pipes and so on and so forth because that actually, I don't think that was on the original drawings. Okay, but the bottom line is you have to do everything associated with removing the old tank and putting in a new tank. Good, man. And Bill, pricing on a split tank. So. All right, and it's your opinion that the tank is not relevant to your request for the storage of the three shipping containers. No, ma'am. This is completely separate issue. That can completely separate pyramid. It's completely separate. The shipping containers are the shipping containers and the septic is unrelated entirely. All right. Okay, is there anything further you'd like to say? No, ma'am. All right. Then I will determine that the hearing in this matter has been concluded. Tonight you will email in the number of the square footage of all of the total square footage of all of the combined the says three uses and the three storage containers. And on receipt of that, a decision and order will be forthcoming. Okay. Okay, and thank you very much. Thank you. Have a good night. Thank you. Too happy Easter. Happy Easter.