[0:27] Good evening everyone. We will reconvene our board of supervisors meeting today.

[0:34] And tonight on the agenda, we have two public hearings. That is item 16 and 17.

[0:41] On the agenda, we will uh open these public hearings. So if you wish to

[0:46] speak, please submit a uh form. You can find these in the back and Celeste will

[0:52] be happy to take those for you. Um the first one, item 16, we will go ahead and

[0:57] to begin. I will invite Mr. McCoy up to share with us the details of this

[1:05] proposal.

[1:17] All right. Good evening, Madam Chair, members of the board. Before you tonight

[1:21] is a request for a special exception permit for a cabin or cottage resort in

[1:27] the Amsterdam district. Before I get started, I'll read the legal

[1:30] advertisement for the record. The answer in district Peak Vista Properties LLC

[1:34] requests a special exception permit for a cabin or cottage resort on a 13.9 acre

[1:39] portion of three combined parcels totaling 110.147

[1:43] acres in the agricultural A1 use district with possible conditions. This

[1:47] parcel is located at 365 Shauny Trail identified on the tax map as 88-9,

[1:53] 88-17, and 88-18B.

[1:58] Flip the slide on me real quick there. I think I remembered the last one. So

[2:02] before you on the screen is a zoning map. The parcels in question are

[2:06] outlined in red. Um you'll see the green uh color there is all A1 zoning. You've

[2:12] got some rural residential zoning in gray. You'll notice the proximity to the

[2:17] Ram district very near to where we are tonight. That's the Greenfield

[2:21] Industrial Center. And you'll see just a hair of flood plane on parcel 88-17.

[2:27] On the back end of that parcel, there is a small stream that runs in there with

[2:31] plane.

[2:34] » This uh is an aerial of the property seen here off Shaunie Trail. Um it's a

[2:40] hilly property. It's an active farm use right now. You'll see the three parcels

[2:44] and a small drive access that goes to a barn that's standing today. Um it is an

[2:49] active farm use as I mentioned.

[2:53] Um the applicant wishes to operate a cabin cottage resort. So what that means

[2:58] is you'll see in the bottom right of this picture here the conceptual site

[3:02] plan uh six units with two bedrooms each uh for short-term rental. Um so there is

[3:08] a drive access that provides uh parking as well as access into the property

[3:12] itself. He is combining the three parcels into two and basically removing

[3:18] the back end of those long skinny lots and combining it into the larger parcel.

[3:22] The applicant has also included um some conceptual designs of the property uh at

[3:27] large. He is intending to operate it uh in agricultural use as he does today,

[3:33] but then also offer the cabins up for rental on a short-term basis. Um, it's

[3:37] intended to provide kind of a a rural escape for folks that don't always have

[3:41] the opportunity to enjoy the outdoors like we do today. Um, and bring them

[3:45] onto the property to experience the farm life as well.

[3:50] This is a zoomed in version of it. Um, so as I mentioned, there's six units of

[3:54] two bedrooms each. You'll see the hatched lines on there represent the um,

[3:58] septic fields. There are three fields for six cabins. He's also included um

[4:04] the proposed pond and water feature there as well as the access drive. This

[4:07] is off of Shauny Trail just before you get into a curve. The uh speed limit on

[4:12] Shauny Trail is 35 and I believe as you get into the curve it drops down to 25

[4:17] is the suggested speed there.

[4:22] The applicant submitted some photos and wanted to just show those on the screen

[4:26] for you. Um this is the property uh as it exists just a couple weeks ago. um

[4:30] showing the proposed access to the property in those two middle photos and

[4:34] the curve that exists to the right as you pass the property itself. He's also

[4:38] included some photos of the property in active a use.

[4:44] So this table here shows the conditions that are both required by the ordinance.

[4:48] So even if staff does not suggest any conditions at all, if the planning

[4:52] commission had never recommended any conditions, if approved, the applicant

[4:56] would have to do these required by ordinance on the left. So there are four

[5:00] there. There are also four conditions that were recommended by the planning

[5:04] commission if the um SCP is granted. So those one suggested by staff is that

[5:10] there shall be no more than six two-bedroom cottages on the property.

[5:14] Per our zoning code, the applicant can do one unit per acre. So, he could

[5:19] technically go up to 13 acres there. He is capping it or wishes to cap it at

[5:23] six. Uh the development of the property shall be undertaken in substantial

[5:27] conformance with that conceptual site plan that you all saw. We have a

[5:31] catchall here too and our generic kind of uh condition that we include with all

[5:35] SCPs is that the noise generated by the development shall not violate provisions

[5:39] of the Bottom County noise ordinance and that all of those specifications and

[5:43] general provisions shall be met as required by the the zoning ordinance.

[5:49] So the requested action from you all this evening is to approve or deny the

[5:54] cabin or cottage resort on the property of Peak Vistas LLC. If you have any

[5:59] questions for me, I'd be happy to answer them. The applicant is also here tonight

[6:03] and would be happy to expand on anything I may have missed.

[6:09] » Thank you. Any questions for Mr. McCoy? I

[6:12] » have one. [clears throat] And that the code specifies two adults per bedroom.

[6:17] [snorts] Um, but I didn't find anything that

[6:20] addresses children. >> Sure. So, I believe that piece of the

[6:24] code um is a reflection of the health department kind of ordinances when it

[6:29] comes to septic fields and how many folks can be in a bedroom to maintain um

[6:33] the appropriate draining of the septic tank. We don't have anything about

[6:37] children and I wouldn't be able to tell you if they have any different um

[6:42] bathroom tendencies than adults. uh tongue and cheek, but um if you have

[6:47] some concerns about that, that is what is in the ordinance and we could explore

[6:51] maybe a different condition if you'd like. Um however, I think this probably

[6:55] captures what the concerns might be there on the property, but we're happy

[6:58] to explore other options if you'd like. Um, one other, uh, my sister and her

[7:06] husband whenever they retired, uh, they bought themselves a 3/4tonon pickup and

[7:13] a fifth wheel trailer. And I see in here that trailers would be prohibited. And I

[7:20] can picture my sister and her husband going to something like this as they

[7:26] were traveling around. um this cast in stone on the the use of

[7:33] trailers or is it just that you can't use uh you know like they use the term

[7:39] dry camping? >> Mhm.

[7:42] » Yeah, the applicant um made that statement at the planning commission

[7:45] meeting. That is not a condition that's included um with the recommendations

[7:50] from planning commission. Um, so whether the applicant said it or did not say it,

[7:54] he's not held to that by our zoning ordinance or the conditions placed on it

[7:58] right now. If you wanted to see some greater um condition in there that would

[8:03] prohibit or otherwise speak to travel trailers or RVs to a certain degree

[8:08] there parked in the property, um, we would have to come up with a condition

[8:11] there. Um, that's that's kind of what we're looking at right now. I think his

[8:16] his parking is designed to have two spaces per unit and right now they're

[8:20] probably not shown to have um the capacity to store an RV or another

[8:25] travel trailer of some sort there. Um we've not gotten into that much detail

[8:30] as to the size of those parking spaces and that's probably something we would

[8:34] look at when it comes to the actual submitt of um building permits. Um but

[8:39] as of right now there's nothing holding the applicant to not having those travel

[8:42] trailers or RVs on the property. Thank you. Absolutely.

[8:46] » So it with that question, maybe we could ask the applicant to come up and and

[8:51] share their um thoughts on this project.

[9:00] That would be probably a good question for them. We'll ask them directly about

[9:04] that. >> Thank you.

[9:16] Hi. >> Hello.

[9:18] Um, wanted to start off with um, the Bush

[9:25] family owned this farm since the 60s and uh, they rented to a couple farmers when

[9:30] I purchased it in 23. They decided to sell it and it sat on the market for two

[9:35] years. Um, and it was actually under contract, I

[9:40] think, for about a year, according to um, the Bush family, and developers were

[9:44] attempting to develop it and put 161 homes, um, on it, and I guess they

[9:49] couldn't get access for sewer or water. I'm not sure which, maybe both. Um, and

[9:56] so, um, I purchased the farm under my LLC in 2023, and we, our intention has

[10:03] been to farm since the beginning. We have over about 70 head of cattle, about

[10:08] 50 head of sheep that all are in one pasture or excuse me, one uh paddic and

[10:15] they do that of course in in nature to protect themselves and they move

[10:18] themselves to a new pasture and and um and obviously spreading it uh the manure

[10:25] and the fertilizer all throughout the farm. And we control the uh farming with

[10:29] portable electric fencing to keep them out of the waterways, keep it

[10:34] sustainable. Um and then of course you saw the chickens on one of those

[10:38] pictures. People like uh you have chickens out on a mo chicken mobile. Uh

[10:42] that's our pasture sanitization program actually. Uh that is cleaning up the

[10:47] pastures. Um they do produce a really good egg also. But um they uh do

[10:53] actually clean up they follow the cows about 3 to 4 days intentionally to clean

[10:57] up the pastures. And um we do want to be selling um

[11:03] u honey and other farm products uh from the farm under the a uh program. And

[11:09] we've applied for the cabin cottage resort which it does have a maximum

[11:13] density of one dwelling per acre. Uh we intentionally only wanted six. Um even

[11:19] though I think the experts, architects and consultants were saying you could

[11:24] get 13 or we have 110 acres altogether. We could technically do the whole farm,

[11:29] right? Do 110, but we don't want to. Our intention is to actually build on the

[11:32] farm. Um on that map, um it does have I might be going back there. Out here is a

[11:40] proposed uh future residence that we're going to be living there. So, we really

[11:43] don't want 100 uh homes right, short-term rentals next to our own

[11:48] residence as well. Um, so neighbors have raised concerns um about the current the

[11:55] entrance uh which we hired Pearson Engineering and Surveying who I think

[12:00] has been working in the county for 30 years um recommended that location given

[12:05] that it has 385 ft of sight distance both ways. Um, if V dot is obviously

[12:13] ultimately the one that would approve that. If V dot says that is not a go,

[12:20] then obviously we would look at plan B and C, which we clearly have um 500 ft

[12:27] of sight distance all along Shauny Trail just be a longer driveway. Um so um and

[12:34] a lot of people have con expressed concerns about traffic. Um the average

[12:39] occupancy for short-term rentals across the nation is about 50%. Um so meaning

[12:44] that 50% of the time they're vacant. There's no one in them. There's no cars

[12:48] coming and going. They're not going to the store. They're not there. So that

[12:54] means we're really almost asking for three two-bedroom homes. Um technically

[13:00] uh right there along Shauny Trail and Country Club, it doesn't show it uh

[13:06] right there, but there's 3200 ft of water or excuse me of road frontage. Um

[13:12] that we could subdivide 21 times and put septics and wells and build 21 homes. We

[13:18] have no intention to do that. Um so we're trying to keep it contained into a

[13:23] small area. Um the pictures don't indicate that there's actually cedar

[13:29] trees that are protecting most of the cottages that would be built for

[13:33] privacy, not just for people driving by, but the guests as well. And so that was

[13:39] really the main reason. Um there's not a lot of hover on the farm. It's very open

[13:45] uh along Country Club and Shauny Trail. So

[13:50] um we have um named the cottages the farmhouse cottages and actually

[13:56] purchased a domain farmhouse cottages.com

[13:59] and going with a theme of the farmhouse look and cottage style. Classy, it's

[14:07] elegant and it's timeless. Doesn't go away. Um the farmhouse right down the

[14:12] street's up for sale. I think it's built in the 1810s and it's still beautiful.

[14:16] So, um, obviously these cottages generate short-term rental sales tax

[14:21] revenue for the county and the dollars that guests spend have an even larger

[14:26] impact on the small businesses that they do patronize. Um, we currently have

[14:32] seven non-family employees that help on the farm and also help maintain the

[14:37] properties. Um, four of them actually live within 2,000 ft of the cottage

[14:43] entrance. So, we're able to attend to maintenance issues or complaints about

[14:48] noise or whatever could be going on. Um there was a concern about travel

[14:55] trailers or RVs uh that was brought up at the last meeting and this one as

[15:01] well. And we will not allow them. Um just because well a we don't want the uh

[15:08] there's there's a lot of reasons why. Let's just say we're not going to allow

[15:11] them. There's not a lot of room there. It's a ridge. Um and so um and honestly

[15:18] we have another Airbnb down the road. Uh we've had that question come up and um

[15:26] but it's it's been very rare honestly. Most of the people are going to stay in

[15:30] a nice home that's heated and cooled and not you know towing their their fifth

[15:36] wheel there. So, um, but we, um, do want to, of course, uh, thank the neighbors

[15:45] who've been encouraging us and ob obviously very nice about telling us to

[15:50] continue to farm. That's our intention. Um, it's also going to be a place where

[15:55] we can uh some of the trainings that we will do on the other parcels to teach

[16:00] people how to do this kind of farming because it is different.

[16:03] um I had have been taught this and spent thousands of dollars going to other

[16:07] farms across the country to learn how to do it and so uh we want that for them to

[16:13] be able to stay on the farm and experience the farm um right here where

[16:18] they can walk over and experience it. So, we hope to uh create a wonderful

[16:24] experience for our guests who stay at the farmhouse cottages regardless of

[16:28] visiting family or anniversary or a wedding, which we've had that all happen

[16:32] at our other short-term rental, which is at 32 country club. Um be surprised how

[16:38] many people actually come just to stay in beautiful Bonat. So, um

[16:44] do you guys have any other questions? >> You any questions for the applicant?

[16:50] So, I I would just want to uh expand a little bit. You said that your intention

[16:54] is to keep this as a working farm. >> That's correct.

[16:58] » Um and then hopefully some of your guests might be interested in learning

[17:03] some of the techniques that you're using.

[17:05] » Um do you have any other plans? You have cows, you have sheep, you have chickens.

[17:10] Any other um farming endeavors that you're considering?

[17:13] » Uh bees. So, we actually have an intern that's uh developed that on other farms

[17:19] and so he's already done it a few times and so that obviously you can't do it

[17:23] this time of year. So, um that'll be springtime when that comes and then um

[17:30] so if you want to come get stung, we'll charge you $25 per beasting. Um that's

[17:36] quite an experience. Um no, so then we also do want to have some green houses.

[17:41] um maybe not necessarily on this parcel, the 13 acres, but on the larger parcel

[17:46] uh green houses where we'll, you know, have some fruits and vegetables and that

[17:49] sort of thing as well, but that's all maybe we'll have, you know, chickens,

[17:54] but all the meat is processed through a USDA uh facility, right? It's not

[17:58] processed on the farm. So, it's driven all the way to the USA facility,

[18:04] packaged and labeled with a little stamp, and then brought back and then

[18:07] either would be sold locally at the farm store or shipped. So,

[18:12] » fantastic. Thank you. >> You're welcome.

[18:15] » Other questions? >> Okay. Thank you. We will open the public

[18:20] hearing at this time. I have some requests for um speaking. So, the public

[18:28] hearing is now open. I do want to note for the minutes uh and for the official

[18:35] record, Supervisor Clinton joined us earlier today via um remote access. He

[18:43] is uh not feeling well and uh was with us for the earlier part of our meeting

[18:50] today. He is not online tonight. So, he will not be part of these public

[18:55] hearings and these board actions. So, I just wanted to clarify that before we

[19:00] got started. So, the first public comment that I have listed, Greg Riley,

[19:11] » speaking this one, right? >> Speak into any microphone. If you're

[19:14] speaking, please say your name, your address, and you have three minutes for

[19:19] comment. Okay. My name is Greg Riley. I live at 588 Country Club Road,

[19:24] Troutville. You know, all of this sounds wonderful.

[19:28] Bees, honey, cattle, sheep, quaint little country store, maybe a nice

[19:34] little uh rental cottages. But as an adjoining property owner, I've been

[19:38] receiving these registered letters um for months about this proposed

[19:43] development. I decided to come to the last planning commission meeting and

[19:46] find out more about it. The reason I hadn't gotten involved earlier that like

[19:50] most of my neighbors, I thought it sounded like a pretty cool idea. A few

[19:53] rental cabins and quaint little country getaway and things like that sound like

[19:57] a nice idea. But after digging in, I found out that some people had been told

[20:03] different things uh in addition to the rental cottage, maybe a a meat packing

[20:07] plant or something, another good thing for the community and for the farmers in

[20:11] Batide. But then at the end of the meeting, the elephant in the room came

[20:15] out that if this is not profitable in a few years, we have the ability to put

[20:20] apartments here if it was not profitable. Well, anybody can tell you

[20:25] that a few cottages rental a rural getaway in right over the hill from a

[20:33] noisy data center that is going to be an asphalt and concrete jungle for several

[20:37] years is probably not going to be as profitable as apartments. So it's very

[20:42] easy to set a precedent and come back in and say, "Okay, I'm not making enough

[20:46] money." And we have seen the same pattern with other developers before. So

[20:51] it makes perfect sense for them to come back in and say, "Hey, I'm not making

[20:55] enough money here." And so what's going to happen? Again, the elephant in the

[21:01] room is apartments, apartments, apartments. And I remember talking to

[21:05] Mr. Clinton a few years ago and he said, "When we approved Ashley Plantation, we

[21:11] never dreamed that it would turn into this." And I would just like to say that

[21:15] the planning commission often gets out in front of the board

[21:20] in how they approve different things. I would like to thank the board because in

[21:25] the years that I've observed the board, you've always taken a cautious and

[21:28] fastidious approach in these things. Of course, apartments are here to make

[21:33] money. So, let's just be honest about what's coming in a few years or six

[21:38] months or whatever. I would like to ask that you table this

[21:44] project until more questions can be asked and more information can be

[21:48] obtained. Thank you. >> Thank you. Next comment is Carl Porter.

[22:01] I'm Carl Porter, 592 Country Club Road. What concerns me is what will be the

[22:07] special exemption for the next phase and then the next phase. I believe special

[22:13] exemptions should be a rare occurrence considering the time, energy, and money,

[22:18] taxpayer money that was used to create the comprehensive plan and future land

[22:23] use. [snorts]

[22:29] Thank you, Jerry Riley.

[22:42] Hello, [clears throat] my name is Jerry Riley. Live in the Fin Castle District

[22:48] on Country Club Road. Mainly, I came here to get information.

[22:53] There's been a lot of rumor going around about this project and very little

[23:00] facts. I came here hoping to get more facts and

[23:05] honestly I haven't. There seems to be a lot of questions and

[23:12] for one I see that it's approved one septic for each two cottages instead of

[23:19] one septic for each dwelling. And there's also two adults per bedroom.

[23:25] That's four adults per septic system. So I think that that needs to be relooked

[23:33] at. Also, um, at the very end of his talk, out of

[23:41] just a little slight comment, there was a mention of a farm

[23:46] store. I hadn't heard anything about a farm store before. Have y'all heard

[23:50] about a farm store? If you have, how come we haven't heard about it? What

[23:54] does that entail? So, I think if there is a farm store planned, it should be

[23:58] brought up and talked about separately. If there's no farm store, then let's

[24:03] settle that right now and say no, there's not going to be a farm store

[24:07] there. Then the last thing, and has been

[24:11] mentioned before, the elephant in the room, apartments. Where did that come

[24:15] from? I heard no mention of apartments before, so why is it being brought up

[24:20] now? I think there's a lot of questions about

[24:23] this project that need to be answered and a lot more work needs to be done and

[24:29] a lot more public information given out to the residents before you approve

[24:34] something of this nature. Thank you for your time.

[24:37] » Thank you,

[24:40] » Sharon Porter.

[24:49] Sharon Porter, 592 Country Club Road, Fincastle District. My request is

[24:55] simple. It's punctuation. So, there's a comma after cottage. So,

[25:02] we were It looks like it's a cottage resort. Is it a cabin or a cottage or a

[25:08] resort? Or is it a cottage resort? There's a big difference between a

[25:13] resort and a cottage. So, I guess I need to remove that comma and say it's a

[25:20] cottage resort. A resort is of course it's a it's a let's see a resort is a um

[25:30] all it's a comprehensive experience which includes shopping, restaurants,

[25:33] and entertainment. So, I don't think we're talking about a resort. So, if

[25:37] it's a cottage resort, then just say it's a cottage resort. So, the planning

[25:41] commission has recommended six two-bedroom cottages. If this is

[25:46] approved, just remove that comma and so we don't make sure that it's not a

[25:51] resort. Thank you. >> Thank you,

[25:57] Charles Glatty.

[26:03] » Glad you I'm sorry. You may have heard that before.

[26:08] » [laughter] >> Thanks, Gladoo.

[26:13] My name is Ah, sorry. My name is Charles Gladia. I live at uh

[26:19] 803 Shauny Trails, just down from this. I drive by it every day. I was seriously

[26:25] worried years ago when they started there. The

[26:29] previous attempt at buying this was

[26:34] conditional on another special exemption from the board. Didn't have to come to

[26:40] that because they declined because some of the property owners between them and

[26:45] where they were going to have to access water and sewer were going to fight them

[26:49] and they didn't feel like fighting it. I'm all for Mr. Bowen's attempt at

[26:55] trying to keep it a farm. He's had a farm before. I think he wants to make

[26:59] this a farm. He is a businessman. He's trying to make a profit. I understand

[27:03] that. I agree with one of these gentlemen here that said we taxpayers

[27:08] have spent money for this comprehensive plan and so forth and so on. And I can

[27:14] go into a litany of things including the Bailey property that oh well it's

[27:18] adjacent to the Daleville Town Center, so we'll just let it be a pud, too.

[27:25] Guys, if you're going to spend the money on the comprehensive plans,

[27:31] please use the special exemptions judiciously.

[27:37] The um Wawwa that's going in now, special

[27:42] exemption. I had a lady on the board say, "Well, it's not our job to tell us

[27:47] to tell people who can build there and so forth." Well, when the propertyy's

[27:50] there and it has conditions or the land use has conditions and somebody comes to

[27:57] you and you give them special exemptions, you are picking who's going

[28:02] to use it because maybe somebody else would have used it if they could have

[28:05] had special things. But Wawwa wasn't going to do it if they didn't get access

[28:10] to Glee Road and Tighter Dimensions so forth to put their charging units. I've

[28:17] been to a lot of y'all's meetings and I agree with this gentleman on the special

[28:24] exemptions being overused. And yes, once you start down the road,

[28:29] is this going to be an additional special exemption? I've only known Mr.

[28:34] Bowen for about a year. I think I like him.

[28:40] I don't know him well enough. We don't have a history to where I trust him

[28:44] with, you know, this, that, or the other. But I've helped him out. He's

[28:48] helped me out. I like him. I take him at his word what he's saying. And I think

[28:54] he wants the the farm store, as I understand it from a previous meeting,

[28:58] that can be done on any farm. It doesn't require special permission or anything.

[29:04] So my whole thing is even if you, and I hope you do, allow

[29:09] this to go forward. I'd kind of like to see where it goes. But please guard

[29:15] those special exemptions and realize what you're starting a road down if you

[29:21] incrementally just allow all the A1 to start becoming everything else.

[29:28] » Thank you. Would anyone else like to comment on this proposal?

[29:37] Seeing and hearing no one, I will close the public hearing and um open this up

[29:44] to the board for discussion and questions.

[29:48] » Madam Chair, I was wondering if you could come back down answer some of the

[29:51] things about >> Yeah, that's what I was going to if Mr.

[29:53] McCoy could come first. I think um a couple things might be clarified. Uh Mr.

[29:59] McCoy, could you first address the comma issue? Uh is this as as written cabin

[30:06] comm or cottage comma resort comma on the property? Is that correct?

[30:12] » Yes ma'am. >> And does that does that use

[30:16] allow the definition that we just heard of resort?

[30:20] » Yes to both. So cabin or cottage, resort is the exact name in the ordinance. So

[30:25] we don't try to hide or offiscate what the terms are. I use the exact term from

[30:29] the ordinance when somebody applies for it. and that is what's in the the uh the

[30:33] advertisement as well. Um the use that you were considering tonight falls very

[30:38] nicely into that use definition. >> Okay.

[30:40] » So, it is a cabin or cottage common resort. I'll agree it's not a great

[30:44] name. We would have to do a text amendment to change that name.

[30:47] » We're not doing that tonight, but yes, it is a cabin or cottage resort that Mr.

[30:51] Bowen has requested and it does fall underneath that definition.

[30:54] » Okay. But [clears throat] the use would be um

[30:58] defined as what was presented tonight. Correct.

[31:02] » Um the other question I I thought of to ask you

[31:08] if five years he decides he wants apartments that use that word has come

[31:13] up several times. What would be required for apartments to be built on this

[31:18] property? >> Apartments cannot be built on this

[31:21] property just full stop without a reasonzoning to R3 or R4 and access to

[31:26] public water or sewer. There is no public water or sewer here. It is not

[31:30] being reszoned to R4. Therefore, no apartments can be built on this property

[31:34] now or in the future without the board approval to do so.

[31:39] » And that's a reasonzoning, not a special exception.

[31:41] » Correct. >> So, just to clarify that process. Other

[31:46] questions for Mr. McCoy? >> The septics have been approved by health

[31:51] department. >> The health department has reviewed this

[31:53] application, has indicated that these are suitable for the use as Mr. Bowen

[31:57] has described and do not have issues with the use as presented to the board.

[32:02] » Very good. >> They have done as soil um they've done

[32:05] soil analysis to make sure that it would meet the requirements of the Virginia

[32:08] Department of Health and that has been already um tested and and looked at by

[32:13] the Department of Health. >> Okay. Thank you.

[32:16] » One other note too, the the and this did come up in the planning commission and

[32:20] one that I failed to bring up earlier tonight. The farm store, if there were

[32:24] to be a farm store, is separate from this special exception permit. The

[32:27] special exception permit has nothing to do with the farm store in any way,

[32:29] shape, or form. Mr. Bowen, um, as the owner and operator of an a use on a

[32:36] agriculturally zoned piece of property, could potentially do a farm stand there

[32:40] that may be permitted by state code, and it pre preempts us from requiring him to

[32:46] do a special exception permit to do so. Um, Mr. Bowen, whether he does one or

[32:50] not, this is not related to the Cavern Cottages. And regardless of whether he

[32:55] came before you tonight in any way, shape, or form, he could potentially

[32:58] have done that without our approval in any way, shape, or form. So, I just

[33:02] wanted that to be clear as well that this use in front of you has nothing to

[33:05] do with the rest of his property. >> Thank you.

[33:09] » Very good. Other questions,

[33:15] comments?

[33:20] Hearing none, I will entertain a motion. There are, if we could go back to the

[33:26] options that >> presentation. Yeah,

[33:31] » the options for motions are before you.

[33:38] » Most before you. Getting there.

[33:53] So, I would entertain a motion of approval or to deny.

[34:02] I'll move to approve the special exception permit for the cabin or

[34:06] cottage resort on the property of Peak Vista as recommended by the planning

[34:12] commission. >> So we have a motion to approve. Do I

[34:17] have a second? >> I have a second. Any [clears throat]

[34:20] discussion?

[34:24] » I think that this is a good thing. It's low volume traffic. uh

[34:30] in the A1 with remaining properties out there. Uh I think it's a little over 100

[34:35] acres or that that could result in 40 plus

[34:40] houses big lot with well and septic. I I'd much rather see this in the farm

[34:47] continue. >> I I would agree with Supervisor Nicely.

[34:53] I think that um there's obviously interest in this county of preserving

[34:59] our farmland and keeping it in agriculture. That doesn't always pay the

[35:03] bills. And this is a way to allow this owner to supplement the income but keep

[35:10] the majority of the property in agriculture, true agricultural use. I

[35:16] think that it is uh a good uh endeavor to for him to support his farming habit

[35:24] this way. So I would support it for those reasons as well. Supervisor

[35:29] nicely. Other comments?

[35:34] Nope. >> All in favor?

[35:37] » I I >> All opposed.

[35:42] Any abstensions?

[35:46] That motion carries.

[35:55] » Yeah. Do you want to do a voice vote? Okay. Would you do a voice vote, please?

[36:00] Yes. A roll call. >> Yes.

[36:03] » Yes. >> Yes. Yes.

[36:08] » That motion carries. Again, I think we can celebrate that this land is going to

[36:14] remain in agricultural use. So, we will move on now to agenda item 17,

[36:23] the valley district. Mr. Lindsay is going to present this

[36:27] one.

[36:52] We're getting there.

[37:00] There we go.

[37:14] Maybe.

[37:19] All right. There we go. Good evening, Madam Chair, members of the board. Um,

[37:23] I'm here to prevent to present uh the reasonzoning request from Journey Church

[37:27] and Journey Church, Inc. They are requesting a reszoning from the

[37:31] agricultural A1 and residential R1 use to residential R3 use district with

[37:36] possible proper conditions and a commission permit in accordance with

[37:40] 15.2-2232 of the Virginia state code. These

[37:45] properties are located at, between, and adjacent to 3574 Reed Mountain Road and

[37:50] 3468 Reed Mountain Road and at the Reed Mountain Road State Route 654 and Bonny

[37:56] View Lane intersection identified on the tax map as 107-91

[38:01] 199, 107-201, 107-202,

[38:06] 107 C15, and 107 C11.

[38:12] As you can see here, um the largest of the five parcels is zoned uh A1

[38:18] currently with the remaining four being zoned R1. Um as I stated, Journey Church

[38:25] and Journey Church, Inc. are requesting a reszoning of this 12.37 acres from A1

[38:30] and R1 to R3. Um the applicant has indicated that the proposed development

[38:36] includes the construction of 72 residences as well as new streets and

[38:39] sidewalks to serve the neighborhood. Um the proposed community per the applicant

[38:44] is proposed to address a shortage of housing for those looking to downsize

[38:47] such as retirees and empty nesters. Um as you can see here there are a few

[38:52] existing uh structures on the property. Uh the former Journey Church location

[38:56] there on the north side of the property as well as an existing single family

[39:00] home to the south. Um, in addition to the 72 residences,

[39:05] which you will see here, um, the site will include a 10-ft vegetative buffer

[39:10] along Reed Mountain Road and along the north and south sides of the property,

[39:14] as you can see here, bringing the, uh, property. Uh, this buffer will include a

[39:18] mix of evergreen and deciduous trees, um, as well as a fence between the

[39:22] property on between that and lot 60. Um the site has been updated since the

[39:28] initial hearing to also include the potential uh to turn around for school

[39:32] buses that you can see in the culde-sac on the west side of the property and the

[39:37] turnaround at the south side of the property. Um as well as uh some

[39:42] additional storm water management on the north end of the property.

[39:46] Um, as it stands, the Bodak County zoning ordinance does not prevent the

[39:50] construction of single family attached homes by right in A1 or R1. Um, the

[39:56] density proposed in this application uh is 5.8 units per acre, which should not

[40:02] be allowed in either zoning district. Um, however, reszoning this to R3 would

[40:06] allow for this type of development. Um, in the comprehensive plan, this area

[40:11] is um looked at as um,

[40:17] sorry, I lost my place, medium density. Correct. Um, this is in

[40:22] line with the development along this stretch of Reed Mountain Road. Um, so in

[40:28] terms of traffic, uh, Reed Mountain Road has a average daily traffic volume of

[40:33] 9,800 cars. Um Bonnie View Lane does not report any um as this is a private

[40:39] street. Uh since 2016, there have been seven crashes in the vicinity. U most of

[40:44] these being minor uh and deer strikes. Um this is lower, it's important to

[40:50] note, than uh other portions of Reed Mountain Road. Um, it's also important

[40:54] to note that nearby Cloverdale Road and Reed Mountain Road intersections have

[40:58] been identified as a high crash location with uh state studies looking into

[41:02] recommendations to improve that intersection. Um, in terms of utilities,

[41:07] uh, the site is served by public water and sewer, public water being served by

[41:10] Aqua Virginia and sewer being provided by West Virginia Water Authority. Um,

[41:16] since the first hearing, we have received some public comment, uh,

[41:20] including concerns regarding access along Boniview Lane. Um, concerns

[41:24] regarding the buffer between the proposed development and existing

[41:28] houses, as well as water supply, um, being served by a well. Um, however, as

[41:36] I stated before, um, the applicant does not intend to use Bonaview Lane as an

[41:41] access point. Um, and there have been additional buffers between existing

[41:45] homes in the proposed development and water will be served by Aqua.

[41:53] As you can see on the board here, these are the proper conditions uh that have

[41:57] been offered by the applicant. Um, the first one being the propo property shall

[42:01] be developed in substantial conformance with the concept plan which is showed on

[42:04] the previous page. Um, all residential dwelling units shall be uh restricted in

[42:09] height to no more than two stories excluding walkout basements. Uh, the

[42:12] development shall include a 10-ft buffer with a mixture of evergreen and

[42:16] deciduous trees also shown in that concept plan. And then the last one

[42:19] here, um, we have received this, so that is not in your packet. Um, a privacy

[42:24] fence shall be erected along the southern terminus of the access road

[42:28] near lot 60 as shown on the concept plan to show Bonniew Lane from headlights of

[42:32] vehicles using the access road. Um, the applicant is here, so if you have any

[42:38] questions, I'd be happy to answer those as well as the applicant.

[42:42] » Thank you. >> Absolutely.

[42:44] » I would invite the applicant down to share your thoughts on this project.

[43:00] » Thanks. >> Absolutely.

[43:02] Uh, Madame Chairman, members of the board, I'm Dale Wilkinson. Uh, with me

[43:07] is Seth Wilkinson, another member of our team, Bobby Wampler, who represents ECI,

[43:12] our consultant on this. Uh, I appreciate the opportunity to talk to you tonight.

[43:19] I am a longtime Bat resident. I think I've lived here 35 or 40 years. I live

[43:24] at 185 Park Drive in the Blue Ridge area. Uh we uh want to make this clear.

[43:33] This has been a collaborative effort on this.

[43:37] It's not just been our project. We have walked this door to door, talked to

[43:41] neighbors who have made changes, talked to planning commission members, members

[43:45] of this board that have inquired about certain aspects of this. And we've

[43:49] revised our plan to try to make this collaborative and make this something

[43:53] that in fact does fit in with the comprehensive plan and the future land

[43:58] use which it does. That is a deliberative process that does use

[44:04] taxpayer funds. It does take a lot of time. It has a significant amount of

[44:11] public input, citizen input in planning that. Uh I give credence to the planning

[44:17] department for their foresight and we fully comply with the future land use

[44:22] plan. We uh it may be good Seth if we can go through the proper conditions. We

[44:28] had a

[44:31] fairly simple we are in will be uh developing this in

[44:38] substantial conformance with this concept plan. uh

[44:44] will restrict the height on these. We anticipate doing one-story uh villas

[44:49] rather than uh certainly apartments. There it's

[44:54] worth noting uh I I'd like to bring up the fact that uh there are places for

[44:59] apartments in various localities. This is not one. Uh

[45:05] this is not maximizing the density on that site. We have tried to be

[45:12] responsive to neighbors by undulating these homes, these single family homes.

[45:19] Th this project is meeting what is commonly referred to as the missing

[45:24] middle. And I I just like to stress to the board the need for

[45:32] uh consideration of these kinds of projects. We're doing a lot to bring in

[45:38] jobs and to keep folks that have lived generations in Bodat County uh here and

[45:46] also to encourage workforce housing uh where folks can can live in the

[45:51] community and contribute in the community by ownership and this project

[45:56] will allow that and we we need to be doing more of it. uh these will not be

[46:03] at uh an extreme end of the price point. We're

[46:08] trying to make this where folks who are contributing to this community can

[46:13] afford a home in Bodatat and u I think we've succeeded in our plan in doing it.

[46:18] The the other um point I want to bring up here on the

[46:24] profer conditions is point three. We had a neighbor and planning commission

[46:29] member who was very interested in seeing that the surrounding the perimeter of

[46:34] the property be fully landscaped in deciduous trees. We've agreed to do

[46:39] that. And then we had a neighbor, frankly, at the planning commission

[46:43] meeting that came up to me and said, "Dale, can we can we get a fence? We

[46:46] don't want lights uh that might interfere with our our lifestyle." And

[46:52] of course, we readily agreed to Mr. Cooper and his and ask him to design it.

[46:57] Frankly, the uh the fence that will be put up, we'll we'll also be um

[47:04] we'll also be constructing an entrance uh that

[47:09] is uh not just signage, but it allows you to see that you're coming into a

[47:15] neighborhood. you're coming into a community with speed limits and the

[47:19] desire for for folks to slow down a bit and be respectful of the uh the

[47:25] residents of the of the of the neighborhood. So, u last item on the

[47:31] privacy. I'm rambling on a little bit. Um I'd be happy to answer any questions

[47:35] you have. Uh leave it at that.

[47:39] » Thank you. Any questions for the applicant?

[47:42] » I have four. >> Yes, sir. Um [clears throat] the first

[47:45] one will these be all single story? >> Uh we have we have the right we'll show

[47:52] you a couple slides here Mr. uh Michaels. Um,

[47:59] we plan for them all to be one-story villas as shown in this plan, but we

[48:06] wanted to provide ourselves the opportunity to

[48:13] undulate these homes and should the market be two story that we have that

[48:19] option. Our plan at this point is to keep the price point down and make them

[48:23] make them one story. But I understand your position of

[48:29] needing to be very clear about this and I I'd profer to you that it will be one

[48:36] of these two things. It could be a twotory. Not likely, but it's possible.

[48:40] » Okay. Thank you. >> Yes sir. Uh the second one

[48:45] uh do you have any feel for approximate cost to the whoever purchased this for a

[48:51] single story or a twostory just a ballpark?

[48:55] » Well, it's it's missing middle and I'm I I my age is coming to me. I I can't for

[49:01] the life of me understand how folks pay $2,000 a month for an apartment, but

[49:06] there's very little to buy in Bodatak County for $2,000 a month on a mortgage

[49:10] payment. And you know, uh, we would hope that these would fall down in what I

[49:16] consider to be a lot of money, but probably in the $350,000

[49:19] range. >> Okay. The reason for the question is

[49:24] there had been some talk whether this would be what they're referring to as

[49:29] affordable housing or or not. >> I have no idea really what that means. I

[49:33] I want it to be affordable for folks. There's absolutely no subsidy or any uh

[49:39] monies coming for the financing from any state or federal housing sources. Uh

[49:47] we expect them all to be homeowners that are looking for a shot to live near

[49:55] their work or to retire and stay in bottom.

[49:59] » Okay. Okay. Thank you. >> Yes sir. Then the third one is uh who

[50:04] will be responsible for maintaining the open areas?

[50:08] » There'll be [snorts] a um and there are a number of extra open space areas there

[50:12] I might add but uh there'll be a homeowners association. There will be

[50:16] covenants and restrictions that are put in place uh that will cover the maint

[50:21] ongoing maintenance of this of the uh all the public areas.

[50:26] » Okay. And u the last one will there be any rental units? Not that I expect. No

[50:33] sir. Thank you. Yes sir.

[50:39] » Other questions for the applicant >> covered.

[50:44] » Questions >> just on the square footage

[50:48] range square footage >> uh 1,500 square feet to um 2,000.

[50:58] Thank you. There are no other questions at this

[51:02] time. I will open the public hearing. Is there anyone from the community that

[51:07] would like to comment on this proposed project

[51:19] hearing? And seeing none, last call. I will close the public hearing.

[51:26] and entertain discussion from the board. >> Yeah, Madam Chair, long time ago, I had

[51:31] talked to we spoke some about the the process of, you know, maybe building

[51:35] town homes and in this little area as we had taken a look at our plan long time

[51:40] ago. We had looked at infill in this area and this fills that little spot.

[51:45] Uh, I think this is a good idea. Um, what I do appreciate is that, you know,

[51:50] going out there and talking to the neighbors, knocking on the door and

[51:52] saying, "Hey, you know, what do you think? what can we do to make this

[51:55] better? That is, I think, somebody that's out there trying to make

[52:00] something better when he puts a plan together. So, I appreciate him going uh

[52:05] for his neighbors.

[52:08] » Thank you. Other discussion points?

[52:14] No other discussion or questions. I will entertain a motion.

[52:19] » Move to approve. >> We have a motion to approve.

[52:24] We have a second. Any discussion?

[52:29] » Yep. >> Yes.

[52:33] » We'll have to do the commission. >> Yes. First one's commission commission.

[52:36] Let's entertain a motion for the commission permit first.

[52:40] » So move back. So, I have a motion and a second to uphold the approval of the

[52:47] commission permit on the basis that the proposed streets are substantially in

[52:52] accordance with the comprehensive plan. Any discussion?

[52:58] All in favor? >> I.

[53:01] » Any opposed? Any abstensions?

[53:06] That motion carries. Now we will entertain the motion for reszoning.

[53:13] » Move to approve. Second. >> So we have a motion and a second to

[53:18] approve the R1 um to approve the R3 resoning request for the property of

[53:24] Journey Church and Journey Church Incorporated as recommended by the

[53:29] planning commission with the profits. That's that's accept the profers. The

[53:32] profers with the profers. >> Any discussion?

[53:38] All in favor? >> I.

[53:40] » Any opposed? Any abstensions?

[53:45] That motion carries.

[53:49] With no further business, I would entertain a motion for adjournment.

[53:54] » So moved. >> We are adjourned.

BOCO Board of Supervisors Meeting - October 28, 2025 | 6pm

Transcript