I'm sorry. I'm sorry. Welcome, everyone, to the October 17th, 2024 agenda review session of Volkete County Planning Commission. At this point, I'll hand it over to Ms. Mead. Yes, sir. Good morning. Good morning. We'll go ahead and get started with the agenda review. During your regular meeting this evening, you will review the minutes. Are there any comments on the minutes? Okay, hearing none, then you will go into your public hearings and there are three. This evening, the first one is zoning ordinance text amendment related to the Marshall Code, Ms. Wise. Thank you, good morning. This zoning ordinance text amendment to section 4-1000 marshal code related to temporary uses was initiated by the Board of Supervisors on September 12th of this year. For background in the past multiple marshal of volunteer fire department properties in the marshal town and marshal residential districts were used for an annual fireman's carnival. As this annual event had lapsed for a number of years, this use was inadvertently overlooked when the Marshall Code was initially adopted. Currently, the Marshall Code requires an administrative permit for temporary events in the Marshall town and Marshall gateway districts and a special permit for events in the Marshall residential district. This proposed text amendment would add an administrative permit for temporary events in the Marshall residential district. The language of the amendment limits the administrative permit only to properties owned or released by a local government agency or for events sponsored by a department or branch of county government to allow typical fundraising activities such as spares, festivals, carnivals and similar activities and also revises the definition of a temporary event for clarity. The existing Marshall Code, sanitation, traffic, and safety standards for temporary events would apply. Staff believes these standards would provide adequate oversight for temporary events permitted with this amendment. Analysis based on a review of existing eligible properties shows this amendment would have very limited application, but would streamline the permitting process for fundraising events and other similar events conducted for the public benefit. I'm happy to answer any questions. Mr. Lee, any questions on the marshal code? Okay. Anyone else who have any questions on it? Thank you so much. Moving on. Moving on, the second public hearing is a special permit for cornerstone free will Baptist Church. This is Marshall. Thank you. This is a category six special permit for cornerstone free will Baptist Church. The property is located off of old Dumfries Road in Catlett. It's just under two acres. Has a future land use of Catlett of low density residential and is part of the Catlett Village service district. as a future land use of Catlett of low density residential and is part of the Catlett Village Service District. It's zoned residential, one dwelling unit per acre. Surrounding properties, they're also zoned R1 as well as commercial neighborhood C1 and include residential, agricultural, and commercial uses, as well as the Trinity Methodist Church, Catlett Methodist Cemetery, and a dollar general. The applicants have requested the category six special permit to allow a minor place of worship. They hope to construct a 1920 square foot building with 100 seats sanctuary in a fellowship area, classrooms and restrooms. They've indicated service is held on Sundays from 9.30 to noon and Wednesdays from 7.8 pm. Additional site development includes 26 parking spaces, landscaping and connection to the Calverton wastewater treatment system. They have requested a reduction in the front yard setback to allow an existing block building to remain to be used for storage for the church. It's approximately 13 feet from the property line. The included conditions for your consideration include those typical with place of worship applications addressing hours, uses, attendees, and screening as well as requiring the place of worship structure be located outside of the required front yard but allowing the existing block building to remain within the required front yard only to be used for storage. I'm happy to answer any questions. Matthew, any questions? Anyone have any questions on this? Thank you so much. Moving, I'm sorry. I do have one question. The block building, if the setback is approved, that would not allow for future expansion of the storage building. Would it? No. No. Okay. Thank you. Thank you. Okay. And then that will bring you to your final public hearing this evening, which is a comprehensive plan compliance review and special exception for Greenwich Meadows. The Greenwich or Grinthes? You notice I just stumbled over over. I can stay incorrect. Midland a midland. Well that's what I always followed. I'm soon but you know they're standing in salt. You know. Care I now you know how to pronounce it. Oh, I'm glad I was pronouncing it right. Grinich Mettos is a comprehensive plan compliance review and category 20 special exception. The property is located off of Nicholson Lane in Knoxville. The entire property is just over 84 acres that proposed well and utility lots are just under .7 acres. The property is part of the village of Greenville is zoned residential one dwelling unit per acre. Surrounding properties are zoned agriculture, R1 and rural residential R2, predominantly residential and agricultural uses. In April 2006, the Board of Supervisors approved a preliminary plot and category 20 special exception for Creekmont estates. This was a 40-lot residential subdivision that included two cul-de-sac waivers and an above ground water storage tank and pumping facility that was to be owned and operated by Valkyrie County Water and Sanitation Authority. Those approvals expired on July 1, 2020. In December 2019, a site plan, a construction plan were submitted for review in April 2024. Those applications were administratively closed due to inactivity and the expiration of the preliminary flat and special exception. The zoning ordinance requires a central water supply system for all subdivisions of seven or more lots. Therefore, they need the central water system. Applicants have requested ultimately to construct the Greenwich Medicine subdivision which is still proposed as 40 single family residential lots. They need the central water supply system as it's over seven lots. The preliminary plat is no longer expired or no longer required that is now only for subdivisions of 50 or more lots. The comprehensive plan compliance review is required for the public utility as the system's proposed to be owned and operated by WSA. So the planning commission's responsible for unless it proposed utility facility or public service corporation facility feature is shown in the comprehensive plan. The planning commission is responsible for determining if the general and approximate location, character and extent shown is substantially in accord with the comprehensive plan. And then the category 20 special exception is required for the above-ground water storage facility that they've indicated is needed for the proposed water system. The proposed central water supply system includes two wells, both on designated utility lots, a water treatment facility, the above-ground water storage facility, and associated infrastructure still proposed to be owned and operated by WSA. Well lot number one is approximately 10,000 square feet, includes a well, a shelter for electric panels and an underground concrete vault to connect everything back over to well lot number two, which is approximately 20,000 square feet. That will include a well, an 88,000 gallon above ground groundwater storage tank, a concrete water processing building, a 5,000 gallon hydronomatic tank, and an emergency generator. So the applicant believes with the comprehensive plan compliance review that the village's plan anticipates growth with it. Sorry. Applicant believes the proposed subdivision is consistent with the anticipated growth of the village of Greenville as identified in the village's plan. Therefore, they believe the comprehensive plan compliance review is consistent with the comprehensive plan because the proposed subdivision is consistent with the plan and the R1 zoning district. The overarching goals of the village's plan are for new development to promote and maintain the uniqueness of the villages and to be compatible and complementary to the surroundings. The rural land use plan identifies several goals focused on protecting the county's water resources and managing the impacts of rural development on groundwater resources. Additionally, the overall vision for Falkure County includes goals of natural resource management and concentrating development in the service districts where infrastructure is available to serve higher density and intensity development. Chapter 2, 6, and 9 also include goals related to the public water systems and ensuring backup water supplies are established. As I mentioned before, the Planning Commission is responsible for determining if the location, character, and extent of the proposed public utility is substantially in accord with the adopted comprehensive plan. The special exception can only move forward if the proposed facilities are determined to be in accord. There's two resolutions prepared for you this evening. Resolution A finds the proposal is substantially in accord. Resolution B finds that it is not. The category 20 special exception to construct the above-ground water storage facility is for an 88,000 gallon tank 30 feet in height at its peak to provide water storage for the proposed 40-lot granite chimedos subdivision. The other site development includes an access drive on well-lot 2, a parking area adjacent to the water process building. the applicants of indicated traffic will be minimal only for operation and maintenance personnel once the systems in place and they have proposed to paint the tank to blend in with the surroundings. The included conditions for your consideration address the height capacity and color of the water tank screening of the two well-locks restricting the system to the 40 residential lots shown and requiring low-flow fixtures and appliances within those 40 units prohibiting the use of the system for irrigation or filling swimming pools and requiring low-flow fixtures and appliances within those 40 units, prohibiting the use of the system for irrigation or filling swimming pools and requiring the system be designed and constructed to meet WSA requirements and an executed infrastructure agreement with WSAB provided. There's two letters that I printed for you this morning. One is from the applicant clarifying the water usage. The Hydrogial Logic Study that was prepared and approved by the county indicates that the proposed system will have approximately 16,000 gallons to 28,000 gallons per day to be used but that the well-lots have the potential to draw 288,000 gallons per day and they just wanted that to be clarified. Then one from a nearby resident with concerns about potential draw on the water supply. I'm happy to answer any questions. Any questions? Anyone? Any questions on this? Thank you. Thank you. Moving on is made? Yes, sir. That will bring you to your work session to discuss staff recommendations for complaint updates. And that is miswise. Welcome. Thank you. This is a work session to review a number of staff recommended updates to the comprehensive plan. A recent review of the plan has revealed that several chapters and appendices are severely out of date and may no longer be relevant to the document as it has been amended over time. I'll provide a brief summary and recommendation for each and I'm happy to answer questions as we go or at the end of the presentation. Chapter 4 provides an overview of zoning history within the county as well as long outdated statistics on current land use housing and projected land use in a zoning needs. The most recent data in the chapter dates from about 1992. Over time, most of the relevant data and analysis pertaining to zoning and land use has been incorporated into the service district village and rural land use chapters as well as the most recently adopted house chapter on housing. For this reason, staff recommends removing this chapter from a comprehensive plan. If desired the sections of the chapter documenting the history of land use and zoning in the county could be rewritten and made available for interested parties on the planning division website. Chapter I'm sorry. I hear you then. It's all covered other places. I just want to be careful that I want to make sure it's summed up somewhere because it's such an important part of our development or smart growth or whatever you want to call it. So much work has been put into it over the past, I guess, 70 years. I just want to be careful that it's not blended in too much so that it doesn't stand out as an important part of how we see zoning and land use. Just just just my thought when when I saw that that chapter was being taken out, I just wanted to make sure it completely agree with what Mr. Smith has just said. And also, in going over this prior to this meeting, had the same reaction. And I would hope that because it also was triggered for me by the discussion of the Pindex A of taking that out completely as well. was triggered for me by the discussion of the appendix A of taking that out completely as well. And I just think that it's important that there be some part of the comprehensive plan that speaks to this history. And maybe speaks to the goals at the same time. I don't know. I would hope our long-range goals haven't changed that much. But anyway, I endorse what he just said, and I hope we can. Because making it available on a website is not the same thing. This has to be part of the comprehensive plan. Even if it's an appendix. That has to be real long or anything, but just summed up somewhere. Yeah. There are a number of ways to do that. One of those, since I don't know how many people we see well in here, we have this document. This weighs 12 pounds, it's over a thousand pages. This is our comprehensive plan. No one can digest this. And one of the ways to not lose the heritage in history is to have a link that allows people that are doing research without just taking it out to get it to a manageable level and have that link so that people can trace what happened. And so I think whether you're looking online or you have this 12-pound document that weighs 12 pounds and has more than 1,000 pages, I think linkages in this information age is a way to do that so you don't lose sort of the cultural heritage of how we got to where we are because as we go through these, you're going to see just how to out of date some of this is and it's misleading and inconsistent and incomprehensible. I want to create a fact. Anything else? Okay. Chapter five contains outdated statistics on income, employment, commuting patterns, and tourism, as well as summaries of retail, commercial, and industrial activity. Again, the most recent data from the chapter dates from about 1993. As the bulk of this information is included in the recently updated population and demographics chapter, and the most up to date economic data is available through economic development. Staff recommends removing this chapter from the comprehensive plan. And I'm sure that we can say the same about all of these recommendations and all of these removals. Just be sure that they are somewhere else and readily available to understand. Is that pretty much the agreement of the commission? That's my feel and to find. As long as we have some place on community development's page or our planning commissions page where find this historical information should you wish to meet it or if you're a researcher or whatever, but to keep it in the comprehensive plan when it really doesn't help for what we need now. It still should remain intact somewhere, but I don't know that it adds to the comprehensive plan now and looking forward. Okay. Continue, thank you. Yep. Chapter 11 was adopted over 20 years ago to establish policies and recommended strategies to facilitate the establishment of design standards for future development in the county. Examples of some of the topics covered in the chapter include appropriate integration of new and existing development, building scale and orientation, certain functional architectural design features, signage landscaping, and accessible vehicular and pedestrian connections. Since this chapter was adopted, these and many other covered topics have been included in the service district village and rural land use chapter updates, and over time, many of the specific standards have also been incorporated into the zoning ordinance. For these reasons, staff recommends a review of chapter 11 to identify any relevant goals and strategies that have not already been incorporated as noted, and then removing chapter 11 from the zoning ordinance as a standalone chapter. I think this... I'm sorry. Thank you. From the comprehensive plan. One of the things about community design guidelines that are as old disease are, they don't recognize things like form-based code and our comprehensive plan and our plans for the various communities suggests that that is a better zoning mechanism, particularly for our urban areas. And it's totally not mentioned because this is so out of date. Appendix A summarizes the county's planning history and goals from the adoption of the first comprehensive plan in 1967 to the various plan revisions adopted through 1987. As the comprehensive plan is focused on the county's future planning growth, this appendix is now most useful as a historical reference. Staff recommends removing this appendix from a comprehensive plan and if desired, incorporating the historical information into the history of zoning and land use reference document recommended with chapter 2. A lot of this information could also be incorporated into our introduction as kind of background at the front end. The information in Appendix B on the generation of soil and land use maps is outdated and has since been replaced with much more accurate GIS data. So we recommend removing this appendix from the comprehensive plan as well. Appendix D provides a list of subdivisions in the county with 15 or more lots, but the information in the appendix is more than 20 years out of date. The county's GIS department can provide updated summaries of this data as needed, and therefore we recommend removing that appendix from the comprehensive plan. Appendix D provides a list of major fogger county employers by type and size. This information is also more than 20 years out of date and most the most up to date information on county businesses is available through economic development. And therefore we also recommend to be deleting this appendix from the comprehensive plan. I'm happy to answer any other questions. I'm understanding that staff has this read to go so there's going to be a point in time that we need to make this a public hearing item. Staff has an initiation prepared and we can put it on your agenda this evening should you want us to initiate the review of these chapters so that staff can start working on it and bring it back at some point in the future as a public hearing item. What's the consensus of the planning commission? Are you ready to do that? I'm new enough of this that I'm not sure I am but I can follow the I can scramble along. Inquiry, I was wondering what is appendix C. We talked about ABDE. Yeah, I'm not off the top of my head, I'm not sure, which... Bob knows. Oh, yeah, don't. Not off the top. Okay, that's 483. Okay, that's the kind of thing that, you know, before we... I would like to have some time not staring down the holidays in the end of the year to revisit the comp plan a little bit on one. If memory serves me correctly, appendix C is the historic plan which has been incorporated to the indexed chapter, right, shoe B. And the ARB worked on that. One thing that I would point out is we we have a way, and it's just human nature. The code of Virginia says that local governments are required to look at their comprehensive plan, not less often than once every five years. And this points out to us just how outdated some components are, and it might even compromise the integrity of the plan if circumstances have changed in such a way that it's no longer relevant. And I really do think that as I leave the Planning Commission and not too many meetings that some emphasis on trying to update the conference plan on a regular interval. Not the whole thing because we've gotten into this situation where we have this huge document, many components of which are so out of date that they're not relevant, but it's still the adopted conference of plan. And as I noted, it's inconsistent and it's unintelligible in many respects. And I think it's not useful to the public, the planning commission, or the Board of Supervisors, unless you periodically and incrementally look at these chapters, annexes and appendices and see that they're still relevant. I realize that that's a big undertaking for staff at the same time that they're having to handle all the applications. But I think it's really important because the conference of plan, as we see in this very day, we've got to determine conformance with the conference of plan. And if the conference of plan is so out of date that it's not relevant anymore in some areas, then I think it really isn't a meaningful guide to public officials, the public or even applicants. So Georgia Appendix C, I just went to the comprehensive plan online and it goes A, B and then there's a note Appendix C historical sites has been moved to chapter 2 B Appendix 2 page so it does reference. Okay good. And so with all the others I would assume I'm kind of envisioning as these other appendices are moved, we would make notes referencing, and even maybe a hyperlink, like, you know, taking someone back to up to appendix three, or appendix one, or where it would reside. Thank you. That's also something I was going to, I like the idea of a link, but I also like the idea of that link being, if you go asking for the comp plan, not for history, not for economic development, but for comp plan, that there is a comp plan link to what we will likely say is available through the economic development crowd. You know, so we need to be sure that we've got cross-references so that people who are thinking about the comp plan have a way to get from that to the base that we've, that we've had information. And that's another reference that could be made, you know, like E, the most up-to-date information on Cochlear County businesses is available through. Precisely. Yeah. That's another reference that could be made like, you know, like e the most up-to-date information on a quackier county business is available through. Precisely. Yeah. Precisely. And, you know, it is important to remember that sometimes attacks on the zoning ordinance come by way of saying it's not consistent with the comp plan. So we've got to have a comp plan that can totally support the zoning ordinance. Thank you. So is it the opinion of the commission? We do not try to initiate this or we do try to initiate this. If I could interject, staff would like the planning commission to initiate this just so that we can start working on it. I think we've heard you've had very good comments today. Very important. But initiation would allow us to start working on it. We could then in the future months bring it back to you in the form of a work session again before we schedule a public hearing. Okay. So there's no objection. Okay. All right, so we will initiate this evening. Thank you. Yeah, but then chapter four zoning and land use, I think is important enough that it's not like a link or something like that, but it's an official chapter. It could be summed up, it could be greatly reduced, but it's still important to have the zoning history and the existing land use and planning, some of that stuff. I think there's to be standalone. And I think we've certainly heard that and this initiation will just allow us to begin reviewing. Sounds good. Yeah, we're not acting on anything, we're just initiating so they can act on it. Yeah, excellent. Thank you. Moving on. Okay, that brings you to Citizens Commissioner's time, excuse me. I will try to get through this. We do have an earthquake drill at 1017, so we'll try to get through this. We do have an earthquake drill at 1017. We will try to get through it before that so we don't have to get under our desks. Okay. The Board of Supervisors last month, Partisans reach. You all approved that. They took no action. The board did deny the private street waiver. They approved the zoning ordinance text amendment related to non-common open space. They approved the Elk Run Automotive and they denied the Harris Home Improvement Special Permit. Mr. Metters, do you have a question? I'm trying to remember the cases last month by name. The road's private, it was the road's private street waiver, a series of three waivers to do a future family subdivision. So generally there are decisions were consistent with our recommendations? No, they were reversed. Everything except for I believe the Harris Home Improvement. That was the only difference. You will approve, you will recommend it approval three to two, they denied it four to one. Okay. Same action on the waiver. Next month is gearing up to have quite a few applications. I'll go through these quickly. In the lead district, the Bealton Solar Project, and may you approve the Comprehensive Compliance Review at Leakstone. Also in the lead district and application, a special exception and a Comprehensive Compliance Review for a battery storage project on the Maroon property. That's for the facility battery storage. Yes. In the Marshall district is a special exception for a broadcast tower. It is right on the Warren County line. This is, excuse me, I don't know the applicant, but it's related to federal regulations for emergency broadcasting. It's radio and television and not cellular. Thank you. Thank you, Amy. Also in the Marshall District potentially, we don't know if it'll be ready yet as the bridge church expansion. In the lead district there is a rezoning Creekside Bowen's run, rezoning from PRD to townhouse for 28 age restricted units. And then potentially two zoning ordinance text amendments that were initiated some time ago and that is one related to community solar. We have utility scale solar not community, which is the smaller scale and then a text amendment addressing energy storage facilities. What was the PR team district? the P.R. Dean would district. The district. And then just to circle back to you, my final announcement is we had talked some time ago about the Planning Commission's protocol. We reviewed that document as well as your bylaws, as it relates to meeting with applicants. The commissioners meeting with applicants and staff is to be present. We looked at what other jurisdictions do and several other jurisdictions have items on their agenda, either disclosure or reporting out where it's an announcement at the Planning Commission meeting. Should a commission member have met with an applicant that you would announce that. Some of them are called committee reports or disclosures. So staff will look to incorporate that into the appropriate document, will work with the county attorney's office, whether it's the protocol, whether it's the bylaws, and bring some language back to you, probably when you look to review those next in January in the interim, if there are meetings we can certainly report them out at Commissioner's time. With those, like let's say that a meeting was scheduled with staff, myself, and an applicant for next Monday. Would that, if it was in Corcoratus Protocol or bylaws, would that be required under the Code of Virginia for the mandatory announcement, the recently revised publishing public meetings? That wouldn't have to meet that requirement. No, that would not be considered a public meeting. And they're being recorded. And they're being recorded. Like in commissioners, like some. In the minutes, yes. Yeah, okay. And the reason it wouldn't be a required public meeting notice is that it would be only one, two or less. Yes, ma'am. All right. The other thing that I thought I remember our talking about was in terms of finding what do other jurisdictions do, and that's very helpful. What do they do also about our notes kept of the meetings? And is anything of substance reported from those meetings? We did not discuss notes and we did not look into notes as part of the research. I think our protocol says that it's the responsibility of staff because staff is present and I strongly support that because staff always has more information than we have that staff reports to the full commission, the nature of that. I think that's in there. I seem to recall that it's in there. I think that would be very helpful to people, you know, to know that a discussion was had about X, not just that I met, which I won't do, but that a commissioner met with an applicant, with a pending application. That's, that I get that, and I do support the notion of that being announced in public information as soon as possible. But I also think that to the extent, and I'm not talking about minutes, but something that says what the substance of it was, is it about size and building, is it about the access, right, I mean, whatever. Absolutely. As part of the reporting out, we could summarize. Right. The cut that would occur to that beauty. The juice of it. Yes, absolutely. That would be very helpful. Otherwise, people are going to be saying, what's your talk? And if staff takes notes, they're certainly voyable. But this would make that meeting part of the public record in the form of minutes. OK. Thank you. OK. That concludes my announcements. And we have commissioners time. I don't have anything. I don't have anything. Thank you. You're welcome. Now they do that. We are adjourned until this evening. Thank you very much. I'm sorry. I call to order the October 17th, 2024, regular meeting of the Walker County Planning Commission. First off, only agenda is adoption of the agenda. Do I have a motion? So moved. Second. Have a motion and second any further discussion? Hearing none, all in favor, please signify by saying aye. Aye. Any opposed, like, sign? C on the agenda is approval of a minute. Still have a motion on that? So moved. Second. Have a motion and a second and a further discussion. All those in favor, please signify by saying aye. Any opposed like sign? Item D, Board of Zoning Appeals, agenda, there is that meeting has been canceled for November. And we're now at citizens time. Is there anyone that would like to speak to any item that is not on the public hearing section of our meeting. Please get up and state your name. Seeing none, I close citizens time moving on to our regular agenda item which is item A in addition a resolution to initiate conference to plan amendments for chapter one introduction Introduction and Vision Chapter 4. Welcome. Good evening. This is a resolution to initiate comprehensive plan amendments based on discussion at this discussion at this morning's work session. This initiation will allow staff to begin analysis of chapters 1, 4, 5, and 11, and appendices ABD and E to develop recommendations for potential amendments. Staff has added chapter 1, titled Introduction and Vision to develop recommendations for potential amendments. Staff has added chapter one titled Introduction and Vision to the initiation to allow for the possibility of incorporating material from the other chapters as needed. I'm happy to answer any questions. Any questions to staff at this point? Thank you. We're initiating this. You'll have a motion on that. So moved. Second. Have a motion of a second any further discussion. All is in favor please second by by saying aye. Aye. Any opposed like sign. We're now moving on ladies and gentlemen to our public hearing items. This is a public hearing to allow the commission to gather information from interested citizens on the agenda items. Citizens may speak in reference to each item on the agenda for a time usually limited to three minutes. Commissioners and staff may ask questions of anyone attending the hearing. Speakers are asked not to direct questions or comments to each other. Speakers are not allowed additional time for a bubble. This is a hearing not a debate. Questions may be directed to commissioners and community development staff during regular office hours. Moving on, item A first is our zoning ordinance tax amendment, zoning ordinance tax amendment to section 4, 1000 and Marshall code. Welcome. Good evening. This zoning ordinance tax amendment to section 4,000,000, Marshall code related to temporary uses was initiated by the Board of Supervisors on September 12th of this year. For background in the past, multiple Marshall volunteer fire department properties in the Marshall town and Marshall residential districts were used for an annual fireman's carnival. As this annual event had lapsed for a number of years, this use was inadvertently overlooked when the Marshall code was initially adopted. Currently, the Marshall code requires an administrative permit for temporary events in the Marshall Town and Marshall Gateway Districts and a special permit in the Marshall residential district. This proposed text amendment would add an administrative permit for temporary events in the Marshall Residential District. The language of the amendment limits the administrative permit only to properties owned or released by a local governmental agency or for events sponsored by a department or branch of county government to allow typical fundraising events activities such as Ferris festivals carnivals and similar activities and also revises the definition of a temporary event for clarity. The existing Marshall Code, sanitation, traffic and safety standards for temporary events would apply. Staff believes that these standards would provide adequate oversight for the temporary event permitted with this amendment. Analysis based on a review of existing eligible properties says this amendment would have very limited application, but would streamline the permitting process for fundraising events and other similar events conducted for the public benefit. I'm happy to answer any questions. Any questions to staff at this point? Open public hearing, is anyone present?'d like to speak to this application. Please come forward state your name Seeing none, Mr. Lee would you like to meet a close public hearing close public hearing close public hearing and I would move that we recommend to the Board of Supervisors at this zoning ordinance subject to the Board of Supervisors at this zoning ordinance subject to the Marshall Code be approved as indicated in the presentation. It was inadvertently overlooked when the FarmBase Code was adopted for a good portion of the Marshall Service District. And the fireman's carnival has been held for many, many years, and it had a session briefly associated with COVID. And I know the community looks forward to having it back, and this creates an administrative process. So that's my motion to recommend approval. I second it as a person who enjoyed the Marshall Fireman's Carnival. A great deal in my childhood in particular. So I second that motion. I have a motion to second any further discussion on this matter. All of the favor please sing the fabulous A&I. Hi. Any opposed like Sam? Moving on to B, special permit, Cornerstone Freewill Baptist Church. Welcome to this march. Thank you, Mr. Chair. Cornerstone Free free will Baptist Church is seeking a category six special permit for a minor place of worship. The property is just under two acres off of Old Dumfries Road in Catlet. It is part of the Catlet Village Service District with the land use of low density residential. The property is zone residential, one dwelling unit per acre, surrounding properties. They're also zone R1 as well as commercial neighborhood C1, primarily residential, agricultural and commercial uses, including the Trinity Methodist Church, the Catlett Methodist Cemetery and the Dollar General. Applicants are hoping to build a 1920 square foot building with a 100 seat sanctuary, a fellowship area, classrooms and restrooms. They've indicated services are held on Sundays from 9.30 to noon and Wednesdays from 7 to 8 p.m. Additional site development includes 26 parking spaces, landscaping and connection to the Calverton wastewater treatment system. The applicant's requested a reduction in the front yard setback to allow the existing block building to remain to be used for storage. The building is approximately 13 feet from the property line. The conditions included for your consideration this evening are those typical included with place of worship applications, addressing hours, uses, number of attendees and screening, as well as that the place of worship structure shall be located outside of the required front yard and the existing block building may remain within the required front yard and only to be used for storage. I'm happy to answer any questions. Any questions? Just a half at this point. Thank you, Ms. Marshall. Open public hearing. Is anyone here to like to speak to this application? Please come forward, state your name. Would you like to close public hearing? Mr. Smith? Yes, sir. I close public hearing. I think this is with a number of vehicles and the road and the condition of the road. It's a little to no impact on this area. So with that, I'd like to recommend that this special permit, 24022967, gets Board of Supervisors with a recommendation of approval. Second. Second. I have a second. Is there any further discussion on this matter? Hearing none, all of the favour please signify by saying aye. Any opposed like, san? Moving on to item C which are comprehensive plan compliance review, special exception, Greenwich Meadows. Welcome again. Thank you again. This is a comprehensive plan compliance review and category 20 special exception for Greenwich Meadows. The property is located off of Nicholson Lane in Noxville. The entire property is 84.25 acres. The proposed well and utility lots are just under 0.7 acres. The property is part of the village of Greenville and zone residential one dwelling unit per acre. Surrounding properties are zoneed agriculture, R1 and rural residential RR2 and predominantly residential and agricultural uses. In April 2006, the Board of Supervisors approved a preliminary plat and category 20 special exception for Cree Cmont Estates now known as Greenwich Medivs. This was a 40-lot residential subdivision and included two cul-de-sac waivers and an above ground water storage tank and pumping facility that was to be owned and operated by the Falkier County Water and Sanitation Authority. The approval is expired on July 1, 2020. In December 2019, a site plan and construction plan were submitted for review. Those applications were administratively closed due to inactivity and expiration in April 2024. The zoning ordinance requires a central water supply system for all subdivisions of seven or more lots therefore making the request today. The Greenwich Meadows subdivision now is proposed still as 40 single family residential lots. The preliminary plat is no longer required it's only required for 50 or more lots of divisions. The comprehensive plan compliance review is required as this is proposed to be a public utility. Unless a proposed utility facility or public service corporation facility feature is shown in the comprehensive plan, the planning commission is responsible for determining if the general and approximate location character and extent shown is substantially in accord with the comprehensive plan. In the category 20 special exception for the above groundwater storage facility, the applicant's of indicated is required for the proposed water system. The proposed water system includes two wells with utility lots, a water treatment facility, and an above groundwater storage facility and its associated infrastructure and is again proposed to be owned and operated by the Water and Sanitation Authority. Well lot number one is approximately 10,000 square feet, includes a well and infrastructure needed to get the water over to well lot two, which is approximately 20,000 square feet and will include the well, an 88,000 gallon above groundwater storage tank, a water processing building, a 5,000 gallon hydronymatic tank, and an emergency generator. The applicant believes that the village's plan anticipates growth in the village of Greenville and that the proposed subdivision is consistent with the anticipated growth and therefore believes that the comprehensive plan compliance review is consistent with the comprehensive plan because the proposed subdivision is consistent with the plan and the R1 zoning district. The overarching goals of the villages plan are for new development to promote and maintain the uniqueness of the villages and be compatible and complementary to the surroundings. The rural land use plan identifies several goals focused on protecting the county's water resources and managing the impacts of rural development on groundwater resources. Additionally, the overall vision for Falkure County includes goals of natural resource management and concentrating development in the service districts where infrastructure is available to serve higher density and intensity development. Chapter 26 and 9 also include goals related to public water systems and ensuring backup water supplies are able to be established. The Planning Commission is responsible for determining if the general and approximate location character and extent are substantially in accord with the adopted comprehensive plan and the special exception can only move forward if the proposed facilities are determined to be in accord. There are two resolutions prepared for you this evening. Resolution A that the proposal is in accord with the Comprehensive Plan and resolution B that it is not. The category 20 special exception to construct an above ground water storage facility is for an 88,000 gallon tank that will be 30 feet in height at its peak and will provide water storage for the proposed 40 lot subdivision. Other development includes an access drive, a parking area adjacent to the proposed water process building. They've indicated traffic will be minimal only for operational and maintenance personnel and they've indicated they're proposing to paint the tank to blend in with its surroundings. The included conditions for your consideration for the special exception address the height capacity and color of the water tank, screening of the two well-lots, restricting the system to the 40 residential units shown, requiring low flow fixtures and appliances for those 40 units, prohibiting the use of the system for irrigation or filling of swimming pools, requiring the system be designed to construct it to meet the Falkure County Water and Sanitation Authority requirements, and that an executed infrastructure agreement with WSAB provided. There were two letters that were given to you this morning, one from the applicant clarifying water usage and one from a nearby resident expressing concerns. The applicant has since presented another option addressing the neighbor's concerns and the well mitigation plan and if desired your motion could direct staff to include conditions that would incorporate the applicant's well mitigation plan recommendations when the applications presented to the board of supervisors. I'm happy to answer any questions. Any questions to staff at this point? Thank you, ma'am. I hope the public hearing. Thank you. We wouldn't like to speak to this application. Please come forward. Welcome, sir. Mr. Chairman, the commission, my name is John Foote. I'm with the firm of Walsh, Kalochi, Lubella and Walsh. And we do represent G and G Land in connection with this. I usually do what I do at these meetings to be a little social chairman. I want you to meet Jim Carson. I don't have to tell you who that is and keep your comments to yourself. This is Tim Reiser here, who may or may not have met. And this is Michael Diro over here. There's your G&G. These are the gentlemen who are the new owners of the property and who are here representing the company. But I also want you to meet this young lady over here who is hiding behind the pillar. Her name is Star Nayan, STAR RR. That's a shortened for her actual name. Star is a brand new Virginia lawyer who is working with us at Walter Colucci and is a training land use lawyer. She's been with us about a year now and you'll be seeing her in the future. I tell the story to others and starting it in tired of it. But only a hold against her in her becoming a lawyer in Virginia is that she wasn't quite quick enough to get the bar number 100,000. She got 100,000, 16. The Comprehensive Plan Conformer should be in this case and the special exception obviously are intertwined with each other and related As you know, this was formerly called Creek Modest States, but in 2006 there were When this was initially presented to the commission and to the board. There were some 91 homes in the village of Greenville on fully 462 acres. I think it may be your second largest village in Falkir. It's close to the Prince William County line and while some new homes may have been built in the village, I don't think many have been. It's been some time since I was out there but I've seen a lot of construction going on. The project that is being proposed to you, both as a matter of conference of plan, conformative review and for the special exception, is effectively what it was in 2006. The addition of these homes would bring the total to about 131 over the 462 acres. This is about a density of .3, 2.8 homes per acre for the village because these are 40,000 square foot lots which are set back from some distance from Grinch Road. Any other property that's sought to connect to this water system, if approved, would of course have to present its own application to the board and to the commission in order to make any connection because it is limited to the 40 units that are proposed here. We have talked about the fact that there was a special exception approved in 2006 and it's worth noting that in 2006 the commission and the board found this very same proposal to be consistent with a comprehensive plan that has not changed since 2006 when you were looking at the village. The project was put on the shelf for a number of years for reasons that are not entirely impossible to understand, the first of which was in 2008 something happened to the economy. It collapsed. After that we will all remember that there was an earthquake. Now the earthquake would not seem to have a direct relationship to this but there was a concern at the WSA that thought might have had an adverse effect on the aquifer. And so consequently, that will have a, well, and then of course in 2020, as these plans were dying and expiring, we had the pandemic, which had a direct and traumatic effect on development activity. The result of this, and by the way, this is also about the same time that GGFS Greenwich Meadows LLC, Michael and Mr. Diary, here, Michael Diary and Mr. Razer, took over the property. This was the time in which the WSA said, well, we're still interested, but you've got to redo your entire hydrogeologic study because A, the other one is years old now. And secondly, what happened because of the earthquake? So consequently, that study, which you have in your materials that are available to you, demonstrates what you have been told in this morning and probably already know. The combined production capacity of the two wells that are proposed here is actually 288,000 gallons per day. These wells are massive production wells of high quality water. The study was done by someone you all know and that's Jamie Emmering who has done so much work for this county as well as Prince William and others but Jamie has probably done most of the groundwater work has been done in in Falkyrie County The potential use for these 40 homes in the staff report refers to between 16,000 and 28,000 But if you recall there was a point in time where there was a thought of bringing in additional 17 homes on a adjacent piece of property into this project. That's no longer the case. And so the 28,000 gallons per day reflects the additional homes. The 16,000 gallons is what you get from the 40 units. Because the WSA, as you probably know, uses an estimate of 400 gallons per day per home. 40 times 400, even for someone as enumerate as I am, is 16,000. So you're looking at a drawdown per day of 16,000 gallons per day off of a 288,000 capacity well system. We are aware of the concerns that this county has, and certainly I've been out here long enough to know this, of the ongoing concerns as to uncontrolled density in the villages outside of service districts. Your comprehensive plan, however, says the only method for assessing the true residential build out for each community, and this comes from the village plan, is through detailed engineering studies such as those required in conjunction with the development plan. Well, that's exactly what you have here. You have an engineered plan for the development of the property in terms of the layout as it was in 2006. And of course you have a redone hydrogeological survey which indicates the availability of the water. It also has pointed out that generally and I think this is specifically with respect to the Greenville, the drainage way and flood plain soils are not suited for house and drain field sites due to inundation with water. Why do you have so much water? A high seasonal water table and a layer of high shrink swell clay in the soil. So what that's telling you is that if you're going to let this village grow by as few as these number of houses that are proposed, what you need is a well system to handle the provision of that work. His mother's calling him again, Mr. Chairman. We've already discussed and you're already aware of the acquisition of the two production wells, but we've been in discussion with the WSA for quite some period of time. And in fact, Mr. Day and I have produced with Mr. Schumacher a draft agreement that already exists, but that has not been and cannot be presented to the WSA board until after this SE and Conferencing Plan conformity decision has been reached by the commission and the board. Then it would go to them. And Mr. Shoemaker, I won't say is ecstatic about getting these well, but that kind of water supply would be very nice to have. Not the least reason because, and I think you probably aware of this, it's only about less than a mile from this water system to the new Baltimore water line. And so to the extent that there is a concern about water line service or water service in new Baltimore, these are potential emergency and or supplemental water sources for new Baltimore, not just for the village. That's the WSA call, that's not our call, but it is there and something to be considered when you're looking at both the conference plan issue as well as the benefits of the special exception. We request your favorable action on these requests and it will be happy to answer any questions you may have. Any questions of the speaker at this point? I would find it helpful if you briefly walk through your proposed additional conditions. That has to do with if a neighbor to this property says that there's a problem. Yes, ma'am. I can hand you mine if you want it. What we, this only came up as you know, Mr. Chairman, we were only made aware of this little within the last 12 hours. The neighbors, the Olsons, we received a copy of their correspondence with the staff. And I think it's safe to say that our people took it very seriously because the study, the hydrogeological study, suggests a mitigation program. But when I took a look at this earlier, my reaction was to say, well, that's fine and good if you've got a mitigation program plan thought. But I recommended to the staff that the commission and the board actually include a condition that actually works that out. So what I did was draft up one, leaving it for the staff to polish in the way the staff would like to polish it. I submitted this early for their consideration, which basically says that if any owner of a private well situated in what's called the area of potential impact, and that is defined in the study, and between zero feet of loss and five feet or better of loss with a graphic that is associated with it, believes that their wells have been adversely affected by the use of production wells to be constructed on the property, then we set out what the well mitigation plan would require. It would be that this melt well mitigation plan or such functional equivalent plan as the director of community development might approve as a functional equivalent system. We don't lock ourselves into one if there's a better one by the time this is required. So if they have a problem or believe they have a problem, if I'll have a complaint with the department, and what happens the next in is that, at the expense of the owner of the welds, not the private owner's expense, but at the expense of the owner. I'm sorry. Of the owner of the production weld, that they believe has caused the problem. Yes. Not the homeowner. Or not the homeowner. Not the homeowner. There's a call beyond the owner of the well. Go ahead, thank you. That's the only fair way to do it. Just a moment. But the owner of the production well is going to be WSA. That's fine. Well, it will be eventually, but at the initial part, until that's taken over. And this is obviously a category 31 public private well system, this would be ultimately turned over to the WSA. But this would still be a condition that could be applicable to the WSA, even though I think we all know that if the WSA owned it, they would do this anyway. But this condition would still be applicable to them, as well as it would be to the private owner or were to private well system. They're just a subject of these as we are. So just so you know what the first thing you do is you have the location of the private well relative to the well system that's involved here. You have that located by a qualified expert approved by the director. The water level monitoring equipment has to be installed at the well that's disadvantaged here. And you collect water, and this is based on what Mr. Emory has suggested as the process, you put it's installed in the quote, well of concern, and water levels can be collected every 30 minutes for a 30-day period. Then the water level data collected in the offsite well is compared to water levels which are already known because of the hydrogeological study. And if there is evidence that there has been an adverse effect on that well, then it sets out a series of potential remediation measures that must be undertaken at the direction of the director based on the affirmative advice of the experts. Drill and existing offsite well deeper because we know that the water table is fairly high and so for some reason they've got a very shallow well it can be dug deeper and that would probably get to the water. Drill a new well if that one doesn't work if you don't want to just deepen one, permit the residents or business to connect to the community water system itself with the approval of the board, modify or rotate the pumping schedule of the two on-site production wells to minimize the adverse water level impact or such other mitigation measures as may be approved by the director or designate sufficient to ensure an adequate and continued supply of potable water to the landowner. So a series of four separate potential mitigation measures that would have to be undertaken if there is a determination made of an adverse effect on our site well. And we've discussed this with my clients. They agreed that it's the only fair thing to do. If they were in charge of it, I'd doubt seriously if the WSA would disagree with that. Thank you. Yes, ma'am. Yes. I wanted to hear a description of it, so that everybody else here could hear that, too. We had written it. Do you satisfy with the description? I think so. I mean, it's try to read through it whether The derailleur references in here to if the director feels and we talk about the director of The department community development the director of planning the director of the W. Say I've made it the director of community development But understand that what we did was we did this as a draft for the staff's rework This would be up to the staff to make final determinations as to its language. I toss this off in a handful of minutes after I learned the problem. Thank you. All right. And I think I did pretty good considering. Any other questions? Thank you, Mr. Foot. Please sign in. Mr. Chairman, I would. Thank you all. Anyone else. Please sign in. Mr. Chairman, I will. Thank you all. Anyone else like to speak to this application? Please come forward. Yes, sir. Good. Welcome. All right. Dave Rollin, I live on Ringwood Road just half a mile or so how I crow flies. Yes, sir. And I'm going to try to change. I had questions, but I guess you're supposed to say not ask. So I'll switch these around. First thing is I noticed on our land development application that they had it as Nicholson laid, the Lake Winds Drive and on a sign. Well there is no Lake Winds Drive. So I don't know where that road is going to come out or anything else and how that's going to impact the whole subdivision because traffic on 603 Greenwich Road is horrendous. You try in the morning to get out up there off 603 and Ventil you can't do it. Then you go to 605 and 603 if you check with the Sheriff's Department, that's like the third highest intersection for accidents in the county right now and we're going to have all kinds of more traffic. Next thing I got, well, one of the slide said that the water treatment plant was going to be good for 40 houses only, but on their one application or their statement of justification they said that they were going to have an adjoining property that has 17 houses the Luke property hook up to it. That comes out to 57 in my math. And I guess how many other houses are going to be able to be serviced by this water treatment plan. I mean we say it's good for 40 right now or are we going to expand it to 100? Because you got the Marshall farm behind there, 225 acres, and I'm sure they're gonna be different trying to develop that next. Then your hydrology study was done back in the early 2000s. They did four wells back in, and a new Mr. Billy Barber was one of the wells and his well went down considerably and he had a lot of muddy water. When they did this one, this study, they didn't include Mr. Barber's well, which I don't understand why they didn't. Keep it apples to apples and not apples and oranges. But they were also citing rain projections from the 80s and 90s. Well, we're 2024, we had a drought this year, we were dry last year, climate change, whatever. And they're not having a farmer's homo-naxist, we're not gonna have a good year year next year either so I don't know that's going to impact how it replenishes the water table I guess my other thing you know is going to say is It's going to be going the station is going to the WSA. Well who's going to pay for the repairs and everything else? The citizens, everybody or just the people that are using it? I mean I'm not getting any benefit from it. I like my well water and I don't want it to go dry and it went down considerably this year. Could you wrap it up? Sorry you're out of time. What do you mean? You're out of time. We give three minutes to speakers. I thought I could go longer because he did. Well they are the applicants. They get ten minutes for the application. But if you have something you want to wrap up, go ahead. No, I'm done. Okay. Please sign in. All right, I'm finished. Okay. Thank you. Yeah, thank you. Anyone else like to speak to this application? Please come forward. Welcome, sir. How you doing? Josh Carlson actually live on Grinitz Road. And actually looking at the map, the road, the entrance road to the property goes one property behind the property behind us. And the entrance road is going to be literally the road right next to our neighbor. So the traffic disruption is going in and out of the construction. I don't know how long the construction is going to happen. But unfortunately, that's going to disrupt people that have been there for generations. As you guys know, people have been there. I mean, there's a family who lives across the street. right that's going to disrupt people that have been there for generations. As you guys know, people have been there. I mean, there's a family who lives across the street. Her family's lived out there for over a century. So the fact is, is you have all these different people. They have the property, the way that they do, the wells, the way that they do, because that's the way they live their lives. We moved from the city, from city water out here to buy properties we have a well water. The last thing we want is for that to be affected by this property. I've also been around a lot of water treatment plants in my life. I know they stink and only being a few hundred yards from my house. That's the last thing I want is to smell you know water treatment plants run through my, run through my yard. The other thing is at some point are we to be forced to tap into this as residents? I know they're looking at adding all these other houses and stuff, so at some point, are we going to be forced to do that? Cap are well off, and now we can't even use our own water. It sounds like they kind of answered the question on where they're getting this water from, but at the same time, the water table goes down. Are they going to then start tapping in other locations? Then they were talking about monitoring. I think I heard this correct that somebody else is going to be paying for that bill, but we all know that works. Somebody says, oh, well, no, you guys are just high users, so then it ends up on the residents there, right? So there was a handful of people just our neighbors around that didn't even know about this hearing, and I was texting them before I came over and every one of them were open arms. I really don't think this is going to be a win for everybody. It might be a win for people who are owning it because they're gonna make money off of it. And it might be a win for some people that maybe are putting new properties and people already have properties there. I don't think it's a good idea. So thank you. Thank you, please sign in. Is there anyone else that would like to speak to this application? Please come forward. Hello, I'm Wemble-Holsey and I live off a Kennedy Road neighboring the property that's in discussion today. A couple questions that are a couple of thoughts that I wanted to provide was with the water storage tank system. And my understanding that was going to be put in by the owners, the developers, as part of the construction of the 40 homes. And then the ownership and maintenance would transfer over to Falkyard County Water Authority. My question there is does that transfer then make the owners of the 40 homes exempt from if the well goes down, their super well goes down. Who's responsible then for putting a new well system then that would feed the 88,000 gallon storage tank? Who's financially responsible for that? And I don't think it should be the other residents of Falkier County. That should remain within what I'm going to call a homeowner's association for the 40 homes. The other item that I'd like to address is, let's say I have a problem with my well down the road because of, I believe because of this new system that's gone in. Who do I go to for help? Obviously, if it's transferred over to Buck here water authority do I go to them? Do I go to the homeowner's association of the 40 homes? Where do I go for help? And I haven't seen whether there's anything clearly identified for that. So you can compile your questions and give them to our staff and they will answer your questions for you. Awesome. Thank you. Thank you. Anyone else like to speak to this application, please come forward to state your name. Mr. Smith, would you like to close this public hearing? Yes, sir. Our closing is public hearing. So I wanted to ask Cara. The system be limited to providing puttable water for 40 single family resident residents. Is that an perpetuity? Meaning that could... I guess the board or somebody could ever do it, ever turn it at some point, but this is going to be written in this condition so that no other subdivision or houses can tap on to it. The way that the condition is written is that potable water can only be provided for the 40 lots of this subdivision, and the special exception could be amended in the future to include additional lots but that would potentially require a new hydrogeo study to be done to ensure that there are no additional water impacts from what was previously established and any proposed additional units. Okay. Thank you. So I like the well-medication program in case it does affect some neighboring properties. So with that, I'm going to recommend that this comprehensive plan is in substantial accord with the comprehensive plan and that so we forward that to the Board of Supervisors with that recommendation along with the additional well mitigation program language that we could ask staff to add before it goes to the board and then also for the special exception for the above ground take. Okay. I have a motion. Do I have a second? Second. I have a motion in a second. Is there any further discussion on this? One brief matter. Ultimately, this well is intended to go to the WSA to address, certainly, the operation of this system, but also the possibility that it can address the needs of larger community at some future date. This county doesn't have a well head protection program. Jamie Emre for 30 years has recommended that this county adopt a well head protection program as part of our ordinance so that wells that now provide puddle water don't become contaminated with adjacent uses and and then they go away because they can't be used anymore so I just note that we don't have that for 30 years our consulting hydrogeologists has recommended that we do this to protect the future water supplies of the county. However, Mr. Lee, we do have a well-hit protection area, which is 100 by 100, I think. Well, that's a well lot. But what Jamie, the staff knows is what Jamie Emery has recommended is that you look at what adjacent uses are. And essentially it's an overlay that's bigger than the well lot, just because sometimes they're located in areas that have gas stations or other things that might contaminate a public water supply source. And while this starts out as a private well for a community that's in an area designed for this level of development, it will become a public well, it's anticipated sometime in the near future. We have motion. The second is there's still any further discussion on this. I just want to make sure I understand from the staff that the infrastructure agreement that's referred to here is the WSA agreeing to that the specs are WSA specs for the structure and that they will manage it. They agree to take it on. It would be an agreement between the property owners and WSA confirming that the system, well, the development of the system and its construction will need to be to WSA standards as that's being done, and that will be verified with its infrastructure plan. And WSA will review that, but that infrastructure agreement will be for WSA to agree to take over the system. And that, just so I understand, that is part of the special exception condition. Yes, ma'am. Separate from our determination that this is consistent with the comp plan. I think Mr. Marshal has. I'll tell you that the existing draft required those specifications be met. Okay, all right, All right. Thank you. Thank you. It was verified in his motion. Thank you. Any further discussion on the matter? We still have the motion in the second. Hearing none, all those of favor please signify by saying aye. Aye. Any opposed? like said, ladies and gentlemen, that concludes our session for this evening. We are adjourned.