On the agenda: Campbell County meeting — colocation (Mar 23)

CAMPBELL COUNTY PLANNING
COMMISSION
AGENDA
March 23, 2026
Available via ZOOM

7:00 PM: Regular Meeting
l
l

Call to order
Pledge of Allegiance and Invocation

1. MINUTES FOR CONSIDERATION
Documents:
02-23-26 PLANNING COMMISSION MINUTES.PDF
2. OLD BUSINESS
2.I. None
3. PUBLIC HEARINGS FOR CONSIDERATION
*Commissioners are reminded to please include in motions on land use matters
one or more of the following reasons: public necessity, convenience, general
welfare, or good zoning practice. Good zoning practice is assumed unless the
motion states otherwise.
The following matters are scheduled for the May 5, 2026 Board Meeting:

Documents:
03-23-2026 PLANNING COMMISION PACKET.PDF

The following matters are scheduled for the May 5, 2026 Board Meeting:

Documents:
03-23-2026 PLANNING COMMISION PACKET.PDF
3.I. PL-26-011
Request by Stuart Squier of GDN Properties for Verizon Wireless, agent for Steve
Moorman, for a special use permit for the property located at 10566 Brookneal
Highway and further identified as tax map parcel 74-5-2A to allow for a
telecommunications tower. The property is located in an area designated as
transitional per the current Comprehensive Plan.
3.II. PL-26-038
Request by Nicholas & Erika Cheatham to rezone the property located at Half Moon
Lane and further identified as tax map parcel 34A-23-8A from Residential SingleFamily to Residential Multi-Family in order to construct a duplex. The property is
located in an area designated as medium to high density mixed per the current
Comprehensive Plan.
3.III. PL-26-041
Request by Kasey Nash and Sarah Woodruff of Muddy Paws, agent for Guarry Cyrus,
for a special use permit for the property located at 2213 Waterlick Road and further
identified a tax map parcel 21D-1-26 to allow for the continued use of an existing pet
grooming and doggie day care facility. The property is located in an area designated
as medium to high density residential per the current Comprehensive Plan.
3.IV. PL-26-042
Request by Luis Rodriguez, agent for Anchor Farm Homes, LLC, to rezone the
property located at 2208 Buffalo Mill Road and further identified as tax map parcel 29A-11 from Agricultural to Residential Single Family to allow for the property to be
divided to construct 2 new single family residences. The property is located in an area
designated as transitional per the current Comprehensive Plan.
3.V. PL-26-045
Request by Ian & Amy Lacks, for a special use permit for the property located at 831
Cook Avenue and further identified as tax map parcel 107-A-1B to allow for the
existing bed and breakfast to be used as a special events venue. The property is
located in an area designated as transitional per the current Comprehensive Plan.
3.VI. PL-26-047
Request by William Tyree, for Campbell County to vacate a 50’ utility and drainage
easement as shown on the plat recorded in Plat Book 30, Page 19 and further
identified as parcels 68H-1-1 and 68H-7-1.
3.VII. PL-26-048
Request by Dirk Daniel and Norm Walton, agents for Augusta Clark Communications,
LLC, for a special use permit for the property located at 1062 Greenhouse Road and
further identified as tax map parcel 32-A-158 to allow for the storage of utility
equipment. The property is located in an area designated as medium to high density
residential per the current Comprehensive Plan.
3.VIII. PL-26-000

further identified as tax map parcel 32-A-158 to allow for the storage of utility
equipment. The property is located in an area designated as medium to high density
residential per the current Comprehensive Plan.
3.VIII. PL-26-000
The following matter is scheduled for the April 7, 2026 Board Meeting:
PL-26-000 – Code Update to Chapter 22 (Zoning)

4. SUBDIVISION MATTERS FOR CONSIDERATION
4.I. None
5. MATTERS FROM ASSISTANT COUNTY ADMINISTRATOR
5.I. None
6. MATTERS FROM PLANNER
6.I. None
7. MATTERS FROM THE COMMISSIONERS
7.I. Meeting Attendance (4/27/26)
8. MOTION FOR ADJOURNMENT

Campbell County Planning Commission, February 23, 2026

Campbell County Planning Commission
Minutes
February 23, 2026
The regular meeting of the Campbell County Planning Commission was held on Monday,
February 23, 2026, in the Board of Supervisors Meeting Room, Walter J. Haberer Building,
Rustburg, Virginia. The following members were present:
Dean B. Monroe
John Thilking
Michael S. Condrey
Megan Witt
Trish R. Hedges
Robert J. Otero
Charlie Watts, Board of Supervisors Representative
Members Absent:
David Gough
Staff Members present:
Paul E. Harvey, Assistant County Administrator
Katherine N. Reusch, Planner
Crystal J. Machhi, Staff Secretary
//

Chairman Monroe called the meeting to order with the invocation followed by the Pledge of
Allegiance at 7:00 p.m.

//

Chairman Monroe asked for corrections or comments on the minutes from the December 1, 2025
and January 5, 2026 meetings. With none, Chairman Monroe made the motion to approve the
minutes from the December 1, 2025 and January 5, 2026 meetings.

//

PUBLIC HEARINGS FOR CONSIDERATION

//

PL-25-277 (Special Use Permit-New Chapel Road, 37-5-5)

//

Chairman Monroe stated this is a request by Massi Saunders of Saunders Surveys, Inc, agent for
Central Virginia Services, Inc. doing business as Firefly Broadband, for a special use permit for the
property located at New Chapel Road and further identified as tax map parcel 37-5-5 to allow for
a public utility structure. The property is located in an area designated as rural per the current
Comprehensive Plan.

//

Ms. Kate Reusch, Planner, stated the applicant is seeking to construct a 10’ x 20’ prefab masonry
building on the property to serve as a fiber facility communication hut. Electrical and fiber
connecting to the parcel would be underground and the structure would be unoccupied. A generator
and propane tank would be located on site to serve as an emergency backup in the event of a power
outage.

//

Chairman Monroe opened the public hearing at 7:04 p.m.

Campbell County Planning Commission, February 23, 2026

//

Mr. Massie Saunders, 329 Crabtree Falls Highway, stated this is for a 10’x20’ concrete structure
with a generator and propane tank in case of power outages. It will provide broadband for a 15mile radius and they will pull service from the Appomattox area.

//

Mr. Jason Palmer of Firefly, stated this will serve residents of Campbell County and some parts of
southwest Appomattox County. All 46 huts that they have built will be connected.

//

Commissioner Condrey asked what the decibel level would be. Mr. Palmer stated they use the
smallest commercial grade generator, and it would be very quiet.

//

No one spoke in favor or opposition to the special use permit request. Chairman Monroe closed the
public hearing at 7:09 p.m. This matter will go before the Board of Supervisors meeting on March
3, 2026.

//

Commissioner Condrey made the motion to recommend approval of PL-25-277 for a special use
permit. Commissioner Witt seconded the motion.

//

Commissioner Condrey has no issues and is glad it will be contained on site.

//

Commissioner Otero stated it is good they will have backup power for power outages.
The vote was:

Aye: Monroe, Witt, Condrey, Hedges, Otero, Thilking
Nay: None
Absent: Gough

//

PL-26-002 (Rezoning-119 Candlemakers Lane, 24-A-4B)

//

Chairman Monroe stated this is a request by Blake Shorter to rezone the property located at 119
Candlemakers Lane and further identified as tax map parcel 24-A-4B from Agricultural to
Residential Single-Family in order to construct a single-family residence with reduced setbacks.
The property is located in an area designated as medium to high density residential per the current
Comprehensive Plan.

//

Ms. Kate Reusch, Planner, stated the applicant is seeking to rezone the parcel to R-SF in order to
construct a single-family dwelling on the property. Due to the shape of the lot and an existing drain
field, the applicant is not able to meet A-1 setback requirements with the structure he would like to
build. The lot does not meet current A-1 minimum lot size requirements.

//

Commissioner Condrey asked if the two structures on the property have been removed. Ms. Reusch
stated they had been removed.

//

Chairman Monroe opened the public hearing at 7:12 p.m.

//

Mr. Blake Shorter, 938 Country Road, stated both mobile homes have been removed and he needs
the setback to be reduced for a house rather than having to put a mobile home back.

//

Chairman Monroe asked if there will be just one dwelling on the property. Mr. Shorter responded
yes there will only be one.

//

No one spoke in favor or opposition to the rezoning request. Chairman Monroe closed the public
hearing at 7:15 p.m. This matter will go before the Board of Supervisors meeting on April 7, 2026.

Campbell County Planning Commission, February 23, 2026

//

Commissioner Witt made the motion to recommend approval of PL-26-002 for rezoning.
Commissioner Thilking seconded the motion.

//

Commissioner Condrey stated he is familiar with the area and Mr. Shorter has made an
improvement with the work he has already done.

//

Chairman Monroe stated the zoning is what the county is going toward in this area for the future.

//

Commissioner Thilking believes a smaller manufactured home would be good on the lot.
The vote was:

Aye: Monroe, Witt, Condrey, Hedges, Otero, Thilking
Nay: None
Absent: Gough

//

PL-26-014 (Special Use Permit-912 Goat Island Road, 88-3-1B)

//

Chairman Monroe stated this is a request by Tarry Pribble for a special use permit for the property
located at 912 Goat Island Road and further identified a tax map parcel 88-3-1B to allow for the
existing manufactured home to be used a s tourist house. The property is located in an area
designated as rural per the current Comprehensive Plan.

//

Ms. Kate Reusch, Planner, stated the applicant is seeking to be able to rent out the manufactured
home that is currently on the property as a tourist house. The owners currently use the property
only on weekends and would like to rent it out when to being used for their personal use. The
special use permit is needed as the property does not have the 25 acres minimum to allow the tourist
house as a by-right use.

//

Chairman Monroe opened the public hearing at 7:17 p.m.

//

Mr. Tarry Pribble, 5127 Gladys Road, stated this is a remodeled trailer that he would like to rent
out to help cover taxes and insurance. He owns 12 acres between the road and this property.

//

Commissioner Witt asked if he would be nearby for any issues. Mr. Pribble stated he lives 5 miles
away.

//

Commissioner Condrey asked about the other mobile home that was destroyed by a fire. Mr. Pribble
stated that was cleaned up about 7-8 years ago.

//

No one spoke in favor or opposition to the special use permit request. Chairman Monroe closed the
public hearing at 7:20 p.m. This matter will go before the Board of Supervisors meeting on April
7, 2026.

//

Chairman Monroe made the motion to recommend approval of PL-26-014 for a special use permit.
Commissioner Otero seconded the motion.

//

Chairman Monroe is concerned about rewriting ordinances and is not in favor of tourist houses as
they are unsupervised dwellings with occupants.

//

Ms. Kate Reusch explained that tourist houses are a by right use in A-1 zoning districts as long as
they have at least 25 acres. Mr. Pribble only has 18 acres, which is why it would require a special
use permit.

Campbell County Planning Commission, February 23, 2026

//

Commissioner Hedges commented that he has 12 more acres that he could vacate the property line
to meet the 25 acre requirement.

//

Commissioner Thilking stated he thinks the situation is acceptable.

//

Commissioner Otero has no issues.

//

Chairman Monroe asked if it would be the only dwelling on the 18 acres. Ms. Reusch stated that
he could add one more dwelling but it would have to be for immediate family only.

//

Commissioner Witt likes that he lives nearby and neighbors will not be impacted.
The vote was:

Aye: Monroe, Witt, Condrey, Hedges, Otero, Thilking
Nay: None
Absent: Gough

//

PL-26-019 (Special Use Permit-1109 Clarks Road, 32-2-1D and 32-2-1A2)

//

Chairman Monroe stated this is a request by Timothy Thomas for a special use permit for the
property located at 1109 Clarks Road and further identified as tax map parcel 32-2-1D and 32-21A2 to allow for the property to be used as an outdoor wedding venue and for the barn to be used
as a special events venue. The property is located in an area designated as transitional per the
current Comprehensive Plan

//

Ms. Kate Reusch, Planner, stated the applicant is seeking to be able to use the property as an outdoor
wedding venue and to convert the existing barn into a special events venue / reception location.
Approximately 2,200 square feet of the barn will be converted into a special events venue with
bathrooms and a warming kitchen for catering. She asked that the Commission no longer consider
the staff recommendation that “The applicant obtains all necessary permits to change the barn to
an assembly group occupancy prior to use as an event venue.” After consulting with the County
Attorney permits will still be required, and if the applicant fails to comply they will be subject to
building code enforcement.

//

Chairman Monroe opened the public hearing at 7:24 p.m.

//

Mr. Timothy Thomas, 1109 Clarks Road, stated he and his wife bought this property to farm and
have special events. They plan to install fencing for cattle in the next few months and have
weddings and gatherings as an accessory use to the farm.

//

Commissioner Condrey asked how many attendees they planned for. Mr. Thomas stated between
100-120 people but they would prefer the number to be lower and have smaller weddings.

//

Commissioner Thilking asked if they have received feedback from the neighbors across from the
property. Mr. Thomas stated they have met with all of the neighbors, and they are excited and have
no opposition. His family will be moving onto the house that is on the property.

//

Mr. Ted Vassar, 231 Pigeon Run Road, spoke in favor and stated the Thomas’s have made a
difference in young people’s lives. They have improved the property and are good people and do
what they say they are going to do. He also stated he has loaned them his farm equipment but plans
to pick it up soon.

//

Chairman Monroe closed the public hearing at 7:37 p.m. This matter will go before the Board of
Supervisors meeting on April 7, 2026.

Campbell County Planning Commission, February 23, 2026

//

Commissioner Otero made the motion to recommend approval of PL-26-019 for a special use
permit. Commissioner Hedges seconded the motion.

//

Commissioner Thilking thinks they have done a good job and it will be a good addition to the
county.

//

Chairman Monroe commended him on talking with the neighbors.
The vote was:

Aye: Monroe, Witt, Condrey, Hedges, Otero, Thilking
Nay: None
Absent: Gough

//

SUBDIVSION MATTERS FOR CONSIDERATION

//

None

//

MATTERS FROM THE ASSISTANT COUNTY ADMINISTRATOR
None

//

MATTERS FROM THE DIRECTOR OF COMMUNITY DEVELOPMENT
None

//

MATTERS FROM THE PLANNING COMMISSION

//

Next scheduled meeting is March 23, 2026.

//

Chairman Monroe adjourned the meeting at 8:38 p.m.
_________________________
Dean B. Monroe, Chairman

CAMPBELL COUNTY
PLANNING COMMISSION
STAFF REPORT
MARCH 23, 2026

CAMPBELL COUNTY GOVERNMENT
PLANNING COMMISSION
Commission Member

District

David Gough

Altavista

Dean Monroe
Chair

Brookneal

Megan Witt

Concord

Michael Condrey

Rustburg

Robert Otero

Spring Hill

John Thilking

Sunburst

Trish Hedges
Vice Chair

Timberlake

Charlie Watts

Board of Supervisors Representative

Staff

Kate Reusch

Planner

Brian Stokes

Community Development Director

Paul Harvey

Assistant County Administrator

MEETING AGENDA
Case

Applicant

Request

PL-26-011

Stuart Squier

Special Use Permit
Telecommunications Tower

PL-26-038

Nicholas & Erika

Rezoning
R-SF to R-MF

PL-26-041

Kasey Nash and Sarah Woodruff

Special Use Permit
Kennel

PL-26-042

Luis Rodriguez

Rezoning
A-1 to R-SF

PL-26-045

Ian & Amy Lacks

Special Use Permit
Special Events Venue

PL-26-047

William Tyree

Ordinance of Vacation

PL-26-048

Dirk Daniel and Norm Walton

Special Use Permit
Utility Equipment Storage

PL-26-000

Staff

Code Update

Please note that decisions made by the Planning Commission are not final until after the
Board of Supervisors confirms the recommendations on May 5, 2026. The Board of
Supervisors will be considering the code update on April 7, 2026.

CAMPBELL COUNTY
ZONING DISTRICTS
Agricultural Districts
A-1

Agricultural
Residential Districts

R-SF Single Family
R-MF Multi Family
R-MH Manufactured housing
Commercial Districts
B-LC Limited Commercial
B-GC General Commercial
B-HC Heavy Commercial
Industrial Districts
I-G Industrial Heavy
I-H Industrial General

EXCERPTS FROM CODE OF VIRGINIA
ZONING
§ 15.2-2200. Declaration of legislative intent.
This chapter is intended to encourage localities to improve the public health, safety, convenience
and welfare of its citizens and to plan for the future development of communities to the end that
transportation systems be carefully planned; that new community centers be developed with
adequate highway, utility, health, educational, and recreational facilities; that the need for mineral
resources and the needs of agriculture, industry and business be recognized in future growth; that
residential areas be provided with healthy surroundings for family life; that agricultural and
forestal land be preserved; and that the growth of the community be consonant with the efficient
and economical use of public funds.
§ 15.2-2283. Purpose of zoning ordinances.
Zoning ordinances shall be for the general purpose of promoting the health, safety or general
welfare of the public and of further accomplishing the objectives of § 15.2-2200. To these ends,
such ordinances shall be designed to give reasonable consideration to each of the following
purposes, where applicable: (i) to provide for adequate light, air, convenience of access, and safety
from fire, flood, crime and other dangers; (ii) to reduce or prevent congestion in the public streets;
(iii) to facilitate the creation of a convenient, attractive and harmonious community; (iv) to
facilitate the provision of adequate police and fire protection, disaster evacuation, civil defense,
transportation, water, sewerage, flood protection, schools, parks, forests, playgrounds, recreational
facilities, airports and other public requirements; (v) to protect against destruction of or
encroachment upon historic areas; (vi) to protect against one or more of the following:
overcrowding of land, undue density of population in relation to the community facilities existing
or available, obstruction of light and air, danger and congestion in travel and transportation, or loss
of life, health, or property from fire, flood, panic or other dangers; (vii) to encourage economic
development activities that provide desirable employment and enlarge the tax base; (viii) to
provide for the preservation of agricultural and forestal lands and other lands of significance for
the protection of the natural environment; (ix) to protect approach slopes and other safety areas of
licensed airports, including United States government and military air facilities; (x) to promote the
creation and preservation of affordable housing suitable for meeting the current and future needs
of the locality as well as a reasonable proportion of the current and future needs of the planning
district within which the locality is situated; and (xi) to provide reasonable protection against
encroachment upon military bases, military installations, and military airports and their adjacent
safety areas, excluding armories operated by the Virginia National Guard. Such ordinance may
also include reasonable provisions, not inconsistent with applicable state water quality standards,
to protect surface water and ground water as defined in § 62.1-255.

MEMORANDUM
To:

Planning Commission

From:

Kate N. Reusch, Planner KNR

CC:

Paul E. Harvey, Assistant County Administrator PEH

Subject:

Special Use Permit #PL-26-011 (10566 Brookneal Highway)

Date:
March 23, 2026
_________________________________________________________________________________

General Information
Applicant: Stuart Squier of GDN Properties for Verizon Wireless
Owner: Steve Moorman
Request: Special Use Permit in the A-1 district to allow for a
communications tower
Location: 10566 Brookneal Highway
Election District: Rustburg
Tax Map Number(s): 74-5-2A
Acreage: 6.2+/- acres
Magisterial District: Patrick Henry (2020 population 6,821)
Subject Property Analysis
The applicant is seeking to construct a 135 ft. steel monopole communications tower with a 4ft
lightning rod for a total height of 139ft. The monopole would be utilized by Verizon Wireless to
address a coverage gap. The applicant will be leasing an approximately 10,000 sq. ft. area from
the property owner for the purpose of constructing and operating the tower.
Land Use Compatibility
This request is generally consistent with the Comprehensive Plan.
Conditions
The Planning Commission may recommend, and the Board of Supervisors may impose any
reasonable conditions upon approval of the permit. Staff recommends the following conditions:
the applicant utilizes the site in conformance with the use described in the narrative and shown on
the site plan submitted with this request.

Site Data
Surrounding Zoning: The area is agricultural in nature. Zoning in the vicinity is A-1 (Agricultural).
Land Use/Floodplain: The property does not lie within any FEMA 100-year flood zones.
Access and Traffic: The parcel would be accessed by a proposed entrance on Brookneal Highway
Route 501 (average daily traffic 6,200 vehicles).
Utilities: No occupied structure is proposed; therefore, water and sewer facilities are not
applicable.
Comprehensive Plan: The property is located in an area designated as transitional.
Comprehensive Plan Map

Zoning Map

Aerial Map

Public Notification
In accordance with Section 15.2-2204, Code of Virginia of 1950, as amended, all adjoining
property owners and those located immediately across the street of the subject parcel were notified
by mail of the rezoning request. At the time of this report, no comments in support or opposition
of the request have been received.

VERIZON - “MOLLIES CREEK ROAD” SITE
TELECOMMUNICATION TOWER AND ANTENNA SYSTEMS FACILITY
TAX MAP NUMBER 74-5-2A, BROOKNEAL HIGHWAY
Project Description:
Verizon Wireless respectfully requests approval of a Special Use Permit pursuant to § 22-35, § 22-16.A(49), and § 2217.10 - § 22-17.22 of the Campbell County Zoning Ordinance to allow the installation of a Telecommunications Tower
facility in the A-1 Agricultural District. The proposed facility would include a steel monopole that is 135 feet tall, with an
additional four feet of height for the lightning rod, for a total maximum height of 139 feet. The monopole will initially
be equipped with panel antennas, radios, and associated components for use by Verizon Wireless. This project is
intended to expand Verizon’s network of services into an area of Campbell County that currently has low to marginal
levels of wireless coverage, while also meeting the needs for increased network capacity in the surrounding areas that
are being served by existing, neighboring facilities that are currently overstressed.
The proposed facility will include a sectored mounting array allowing space for up to twelve (12) antennas with remote
radio heads and fiber optics junction boxes connected behind the antennas. Verizon’s base station cabinets housing
transmit / receive radios and an emergency back-up generator with other boxes for electrical and communications
utilities such as power meters, fiber optic and telephone service circuits would be attached on an H-frame stand. The
monopole and all base station equipment will be installed within an 80’ x 80’ fenced compound within a 100’ x 100’
(10,000 square-foot) leased area that Verizon leases from the property’s owner, Steven Thomas Moorman. In addition
to allowing the deployment of the different technologies for which Verizon is licensed to provide throughout Campbell
County, the monopole serving this facility will also be engineered and constructed with additional structural capacity to
support the co-location of antennas and components of additional providers of wireless services.
Character of the Area:
The subject property is a 6.2-acre parcel identified as Tax Map Number 74-5-2A, which is accessed from an existing
entrance off Brookneal Highway (U.S. 501), and approximately one half-mile northwest of the intersection with
Lockwood Ln. Access to the facility will then be provided by an improved gravel drive approximately 300 feet long into
an existing wooded area of the property.
The proposed facility will be located approximately 475 feet southeast of the nearest off-site dwelling, which is located
on the property identified as Tax Map Number 74-5-2, owned by Sandra S. Carr. The monopole is proposed to have a
front yard setback of 210 feet to the northeastern property line; 300 feet side yard to the eastern property line; 85 feet
to the western property line; and 110 feet rear yard setback to the southern property line. All setbacks exceed the
minimum yard requirements of the A-1 Agricultural District. All adjacent properties are similarly zoned A-1 Agricultural
with the surrounding properties being rural in character with agricultural, residential, and recreational use structures
dispersed among fields and forested areas.
The proposed facility will operate continuously and will be unmanned. Once construction and completed it will not
generate daily traffic and will only be visited by a technician approximately once per month. The site will not generate
any smells or lights. The site will be supported by a sound-attenuated emergency backup power generator that will have
a weekly test cycle but will not run continuously except in the case of power failure.
Network Objectives:
Verizon Wireless is licensed, by the Federal Communications Commission (FCC), to provide state-of-the-art wireless
telecommunications services within Campbell County using a combination of many separate bands on the frequency
spectrum. These services consist of the 4G Long Term Evolution (LTE) and 5G Nationwide. 4G primarily operates in
lower frequency bands, typically between 700 MHz and 2.6 GHz. These longer wavelengths can travel farther and
penetrate buildings more easily. 5G uses a much broader range of frequencies—low, mid, and high.

Verizon Wireless

Page 1

“Mollies Creek Road” Facility

The largest capacity frequency Verizon has access to in this area is the C-Band - a full 200 MHz of spectrum, which allows
it to provide ultra-wideband 5G coverage. This frequency is in the (high) 3700 MHz range. The shorter wavelengths of
high-band 5G allow for much faster data transmission because they can carry more information per second. However,
they don't travel as far and are more easily blocked by walls, trees, and even rain.
The current network offers data upload and download transmission speeds that are much faster than the previous
generations of wireless technologies and Verizon also offers high-definition calling capabilities in the form of its Voice
Over LTE (VOLTE) service.
The proposed facility will provide expanded in-building coverage and additional capacity for residents, businesses, and
other nearby establishments in the vicinity of Gladys and Naruna. The site will also provide service improvements at the
street level and people traveling in cars on US-501 Brookneal Hwy, Mollies Creek Rd, and other nearby local roads.
In addition to serving coverage needs in the immediate area, this facility will also provide improvements to overall
network performance by adding more network capacity to transfer data throughout a much greater area. This objective
is important for network stability, because it reduces the total number of customers that are relying on the marginal
levels of coverage currently being provided by existing, neighboring facilities at farther distances away from this site.
If the proposed facility is constructed, then the users that currently receive marginal coverage will have access to
stronger signals that are in concentrated in closer proximity, while those closer to other existing facility sites will also
experience improvements, because they will now be competing with fewer overall users for access to the services
provided by the facilities in their own areas.
Enclosed with this Special Use Permit Application for Wireless Telecommunications facilities are the following:
-Property owner’s authority letter
-Site Plan, which includes an elevation plan
-Survey
-Alternative Candidate Analysis
-ASR Search Results
-Photosimulations
-ASAC Air Safety Study
-Co-location Policy
-Application fee
If the SUP request is approved, the applicant will order the tower design and will submit any required engineering report
regarding the tower structure with its building permit application.
Please note that propagation maps are not included because these materials are proprietary business information.
Under state law localities may no longer require applicants for permits to allow communications facilities to submit
radio frequency coverage maps or similar information pursuant to Va. Code § 15.2-2316.4:2 provides as follows:
“A. In its receiving, consideration, and processing of a complete application submitted under subsection A of §
15.2-2316.4:1 or for any zoning approval required for a standard process project, a locality shall not:
2. Require an applicant to provide proprietary, confidential, or other business information to justify the
need for the project, including propagation maps and telecommunications traffic studies…”
Campbell County Zoning Ordinance for Telecommunications Towers

Verizon Wireless

Page 2

“Mollies Creek Road” Facility

Article IX Division E. Standards for Telecommunications Towers and Antennas of the County’s Zoning Ordinance provides
as follows:
Sec. 22-17.10. Telecommunication Antennas and Towers.
The provisions of this division (§22-17.10 through §22-17.22, both inclusive) shall be applicable to the construction,
maintenance, operation and dismantling of telecommunication or other antennas and towers. The purpose of this
division is to establish general guidelines for the siting of telecommunication or other towers and antennas and to set
forth criteria to be considered by the Board of Supervisors in considering applications for Special Use Permits required
pursuant to this chapter. The goal of this division is to (i) encourage the location of towers in order to maximize the
benefits of telecommunications services while also minimizing the total number of towers and tower sites throughout
Campbell County, (ii) encourage strongly the joint use of new and existing tower sites, (iii) encourage users of towers
and antennas to locate them, to the extent possible, in areas where the adverse impact on the community is minimal,
(iv) encourage users of towers and antennas to configure them in a way that minimizes the adverse visual impact of the
towers and antennas, (v) provide adequate sites for the provision of telecommunication service with minimal negative
impact on the resources of the County, (vi) facilitate the creation of convenient, attractive and harmonious communities,
(vii) protect against overcrowding of land, obstruction of light and air, danger and congestion in travel and
transportation, (viii) encourage economic development activities that provide desirable employment and enlarge the
tax base, (ix) provide for the preservation of agriculture and forestal lands and other lands of significance for the
protection of the natural environment, and (x) protect approach slopes and other safety areas of licensed airports,
including United States government and military air facilities.
The proposed telecommunications tower meets and does not conflict with these goals of the Ordinance. The
proposed facility will i) provide wireless service to an underserved area of the county, ii) support colocation by multiple
carriers, iii) be located in an area that will have no adverse impact on the community, iv) be designed to minimize
visual impact, v) have no adverse impact on County resources, vi) support the surrounding community, vii) will cause
no overcrowding or hazard to transportation, viii) support economic development, ix) meet all environmental
standards, x) meet all air transportation regulations.

Sec. 22-17.12. Applicability of this division; exceptions.
The provisions of this division shall apply in any zoning district in Campbell County in which telecommunication antennas
and/or towers are permitted under the specific regulations applicable to that zoning district. A proposed
telecommunications tower or a facility constructed by an entity organized pursuant to Va. Code §56-231.15 et seq. shall
be deemed to be substantially in accord with the comprehensive plan and Planning Commission approval shall not be
required if the proposed telecommunications tower or facility is located in a zoning district that allows such
telecommunications towers or facilities by right.
A. Height limitations. The requirements set forth in this division shall govern the location of towers that exceed,
and antennas that are installed at greater than, fifty feet (50’) in height.
The proposed facility will be 139 feet overall height and is therefore subject to the requirements of this division.
The facility is proposed to be constructed and owned by Verizon Wireless, which is not a Utility Consumer Services
Cooperative as defined by Va. Code §56-231.15
Sec. 22-17.13. General guidelines and requirements.
A. Principal or accessory use. For purposes of determining compliance with area requirements, antennas and towers
may be considered either principal or accessory uses. An existing use or an existing structure on the same lot shall not
preclude the installation of antennas or towers on such lot. For purposes of determining whether the installation of a

Verizon Wireless

Page 3

“Mollies Creek Road” Facility

tower or antenna complies with zoning district regulations, the dimensions of the entire lot shall control, even though
the antennas or towers may be located on leased areas within such lots.
Noted.
B. Inventory of existing sites. Each applicant for a permit under this division shall provide to the Planner or Zoning
Administrator, upon request, an inventory of its existing facilities that are within the locality, including specific
information about the location, height, and existing use and available capacity of each tower. The staff may share such
information with other applicants applying for approvals or special use permits under this ordinance or other
organizations seeking to locate antennas within the jurisdiction of the locality, provided, however, that the staff shall
not, by sharing such information, in any way represent or warrant that such sites are available or suitable.
An inventory of existing Verizon Wireless sites in Campbell County follows:
-Candler Mountain, 3792 Candlers Mountain Rd, Lynchburg, VA, 72-foot self-support tower
-SE Lynchburg, 395 Candlmakers Ln, Rustburg, VA, 120-foot monopole
-Gladys, Theta Mill Rd, 190-foot self-support tower
-Naruna, Brookneal Highway, 180-foot self-support tower
C. Design. The requirements set forth in this section shall govern the location of all towers and the installation of all
antennas governed by this ordinance:
1. Towers shall either maintain a galvanized steel finish or, subject to any applicable standards of the FAA, be painted a
neutral color, so as to reduce visual obtrusiveness. Dish antennas will be of a neutral, non-reflective color with no logos.
The proposed tower will be constructed and maintained in a matte, galvanized steel finish in a neutral gray
color. The FAA will not require lighting or special paint due to the height of 139’. The applicant affirms any dish
antennas mounted on the structure will be of a neutral, non-reflective color with no logos.
2. At a facility site, the design of the buildings and related structures shall, to the extent possible, use materials, colors,
textures, screening, and landscaping that will blend the tower facilities to the natural setting and surrounding structures.
The proposed site will utilize neutral colors on all equipment and will be screened by existing vegetation as
shown on Sheet Z-2 of the Plan.
3. If an antenna is installed on a structure other than a tower, the antenna and supporting electrical and mechanical
equipment must be of a neutral color that is identical to, or closely compatible with, the color of the supporting structure
so as to make the antenna and related equipment as visually unobtrusive as possible.
This section is Not Applicable to this application.
4. Towers shall not be artificially lighted, unless required by the FAA or other applicable authority. If lighting is required,
such lighting shall be in strict compliance with the regulations of the FAA. Such lighting shall be oriented inward so as
not to project onto surrounding property provided that such orientation is in compliance with applicable FAA
regulations.
The applicant affirms the tower will have no lighting. The applicant conducted an Air Safety Study which found
the maximum height to not require lighting was 139’.
5. No advertising of any type may be placed on the tower or accompanying facility unless as part of retrofitting an
existing sign structure.
The applicant affirms that no advertising will be placed on the facility.
6. To permit co-location, the tower shall be designed and constructed to permit extensions to a height of at least one
hundred ninety-nine feet (199’), subject to FAA regulations. A waiver of this requirement can be granted only through
the special use permit process and cannot be based solely on the cost of construction.

Verizon Wireless

Page 4

“Mollies Creek Road” Facility

The proposed tower will be 135 feet tall, topped with a four-foot lightning rod. The tower will be designed to
support users at four (4) levels, as shown on Sheet Z-3 of the Plan.
7. Towers shall be designed to collapse within the lot lines in the case of structural failure. Lot lines refer to those of the
parent parcel and not a leased area or easement for the tower.
The closest parcel line is 85 feet from the base of the tower. The tower will be designed to collapse with the
lot lines. The proposal is in compliance with this requirement.
8. All towers must meet or exceed current standards and regulations of the FAA, the FCC, and any other agency of the
federal government with the authority to regulate towers and antennas.
The applicant affirms the facility will meet all current standards and regulations of the FAA, FCC, and all other
regulatory bodies.
9. To ensure the structural integrity of towers, the owner of a tower shall ensure that it is both installed and maintained
in compliance with standards contained in applicable federal, state and local building codes and regulations.
The applicant affirms it will comply with all building codes and regulations. A structural design, certified by a
Professional Engineer, will be provided at the time of application for a building permit.
D. Information required. Each applicant requesting a permit under this ordinance shall submit the following:
1. A scaled plan and a scaled elevation view and other supporting drawings, calculations, and other documentation,
signed and sealed by appropriate licensed professionals, showing the location and dimensions of all improvements,
including information concerning topography, tower height requirements, setbacks, drives, parking, fencing,
landscaping and adjacent uses.
The applicant has provided with this application a complete Plan showing all of the above information.
2. An engineering report, certifying that the proposed tower is compatible for colocation with a minimum of three (3)
users, including the primary user. The report shall also include information as to the height of the proposed tower at
initial construction and its ability to be extended.
The applicant will provide a complete engineering report of the proposed tower at the time of application for
a building permit. The tower will be ordered from the manufacturer so that it will support the primary user, plus three
(3) additional collocators.
3. A copy of its co-location policy.
The applicant has provided the co-location policy with this application.
4. Copies of correspondence and/or approvals from applicable federal and state agencies.
The applicant is going through all required Federal and State agency reviews at this time and will provide
results upon completion, which takes several months. The applicant has provided with this application the ASAC Air
Safety study due to its proximity to Brookneal/Campbell County Airport. The study states the proposed tower must
be registered with the FCC, but it does not require lighting.
5. Actual photographs of the site and, to the extent possible, those photographs shall include a simulated photographic
image of the proposed tower. A photograph with the simulated image shall include the foreground, the midground, and
the background of the site. This requirement will be waived when no special use permit is required.
The applicant has provided a complete set of photographs and photosimulations of the proposed tower with
this application. The photos were made during a balloon test conducted at the site on October 23, 2023.

Verizon Wireless

Page 5

“Mollies Creek Road” Facility

6. Copies of propagation maps demonstrating that tower heights and location are appropriate to meet the goals of this
division as stated in §22-17.10. This requirement may be waived by the Zoning Administrator when it is not deemed
applicable to the type of antenna proposed.
Va. Code § 15.2-2316.4:2 provides as follows: “A. In its receiving, consideration, and processing of a complete
application submitted under subsection A of § 15.2-2316.4:1 or for any zoning approval required for a standard
process project, a locality shall not:
2. Require an applicant to provide proprietary, confidential, or other business information to justify the need for the
project, including propagation maps and telecommunications traffic studies…”
7. Evidence that no existing tower or structure can accommodate the applicant’s proposed antenna as stated in §2217.15.
The applicant conducted a thorough search of the area and found no existing telecommunications support
structures of any type. Additionally there are no alternative support structures in the area, such as power transmission
towers. Finally, the applicant used the FCC Antenna Structure Registration Search (ASR) tool to identify existing
support structures, and found none within one mile of the proposed location. A copy of the ASR Search results and an
Alternate Candidate Analysis narrative is included with this application.
Sec. 22-17.14. Factors considered in granting special use permits for new towers. The applicant shall obtain a special
use permit from the Board of Supervisors before erecting towers or antennas covered by these sections and other
applicable sections of this Chapter. The Board of Supervisors shall consider the following factors in determining whether
to issue a special use permit:
A. Height of the proposed tower;
The proposed tower will be 135’ topped with a four-foot lighting rod for 139’ total height.
B. Proximity of the tower to residential structures and residential district boundaries;
The nearest residential structure is 475 feet to the northwest. There are no nearby residential districts.
C. Nature of the uses on adjacent and nearby properties;
The uses in the surrounding area are agricultural and residential.
D. Surrounding topography;
The surrounding topography is characterized by rolling hills.
E. Surrounding tree coverage and foliage;
The proposed facility will be located in an existing wooded area, surrounded by a mix of mature deciduous
and evergreen trees.
F. Design of the tower, with particular reference to design characteristics that have the effect of reducing or eliminating
visual obtrusiveness;
The proposed tower will be a monopole design that presents a slim profile, with no guy wires or open lattice.
All materials will be a neutral color in a non-reflective matte finish. The tower will not be lighted. The fenced
equipment compound will be screened by existing mature vegetation.
G. Proposed ingress and egress;
Access to the facility will be provided by way of an improved 10-foot wide gravel access drive within a 20-foot
access and utility easement.
H. Co-location policy;
The applicant has provided its colocation policy with this application.
I. Language of the lease agreement dealing with co-location;
The lease does not restrict the applicant from leasing space within its lease area for collocation to other
wireless providers.
J. Consistency with the comprehensive plan and the purposes to be served by zoning;
The proposal conforms and does not conflict with the comprehensive plan, Shaping Our Space, 2022-2037
Comprehensive Plan:
Chapter 10: Infrastructure Development

Verizon Wireless

Page 6

“Mollies Creek Road” Facility

The County recognizes that many necessary services are provided by the private sector, including communications
services such as wireless communication, data transmission, and internet access.
Goal 3 of this Chapter is to “(i)mprove the infrastructure necessary to attract commercial and industrial development
that will enhance our local economy.” One objective for doing so is “Objective 2: Support the development of modern
communications infrastructure such as broadband Internet as resources become available.”
Wireless communications, including data transmission and internet access, contribute to many of the goals within the
Comprehensive Plan as these communications services are critical to education, health care, business and economic
development, and public safety and welfare.
K. Availability of suitable existing towers and other structures as discussed below; and
There are no suitable existing structures in the area.
L. Proximity to commercial or private airports.
Brookneal/Campbell County Airport is approximately 1.25 miles east of the proposed facility. The applicant
has provided an ASAC Air Safety report with this application confirming the maximum height allowed without an
extended study is 139 feet. The structure will require registration, but it will not require lighting.
Sec. 22-17.15. Availability of suitable existing towers or other structures. No new tower shall be permitted by special
use permit unless the applicant demonstrates to the reasonable satisfaction of the Board of Supervisors that no existing
tower or structure can accommodate the applicant’s proposed antenna. Evidence submitted to demonstrate that no
existing tower or structure can accommodate the applicant’s proposed antenna may consist of any of the following:
A. No existing towers or structures are located within the geographic area required to meet applicant’s engineering
requirements.
B. Existing towers or structures are not of sufficient height to meet applicant’s engineering requirements.
C. Existing towers or structures do not have sufficient structural strength to support applicant’s proposed antenna and
related equipment.
D. The applicant’s proposed antenna would cause electromagnetic interference with the antenna on the existing towers
or structures, or the antenna on the existing towers or structures would cause interference with the applicant’s
proposed antenna.
E. The fees, costs, or contractual provisions required by the owner in order to share an existing tower or structure or to
adapt an existing tower or structure for sharing are unreasonable. Costs exceeding the cost of new tower development
are presumed to be unreasonable.
F. The applicant demonstrates that there are other limiting factors that render existing towers and structures unsuitable.
There are no existing structures in the area. Please refer to the enclosed Alternate Candidate Analysis.
Sec. 22-17.16. Setbacks. The following setback requirements shall apply to all towers and antennas:
A. The tower must be set back from the nearest load-bearing wall of any off-site residential structure no less than one
hundred ten percent (110%) of the height of the tower at the time of the construction or any subsequent extension;
and
The closest residential structure is located 475 feet to the northwest of the proposed tower location. 110% of
the 199-foot tower height would be 220 feet. Therefore the proposed tower is in compliance with this requirement.
B. Towers, guys, and accessory facilities must satisfy the minimum zoning district setback requirements for primary
structures.
The minimum setback distances in the A-1 Agricultural District are 50 feet to the front, 25 feet to the rear and
15 feet to the side parcel lines. (For accessory structures, the rear and side setbacks are five feet.) The closest parcel
line to any part of the facility is 380 feet. Therefore, the proposed facility is in compliance with this requirement.
Sec. 22-17.17. Security fencing. Towers shall be enclosed by security fencing not less than six feet (6’) in height and shall
also be equipped with an appropriate anti-climbing device.

Verizon Wireless

Page 7

“Mollies Creek Road” Facility

The proposed facility will be enclosed by an eight foot fence (8’) topped with one foot of strands of barbed
wire as an anti-climbing device. Fence details are shown on Sheet Z-3 of the Plan.
Sec. 22-17.18. Landscaping. The following requirements shall govern the landscaping surrounding towers and antennas:
A. Tower facilities shall be landscaped with a buffer of plant materials that effectively screens the view of the support
buildings or structures from adjacent property. The standard buffer shall consist of a landscaped strip at least four feet
(4’) wide outside the perimeter of the facilities.
B. Existing mature tree growth and natural land forms on the site shall be preserved to the maximum extent possible.
In some cases, such as towers sited on large, wooded lots or property zoned for industrial uses, natural growth around
the property perimeter may be a sufficient buffer.
C. Existing trees within two hundred feet (200’) of the tower shall not be removed except as may be authorized to permit
construction of the tower, required ancillary components, and access.
The applicant is requesting to use existing vegetation on the parcel to screen the facility in compliance with
(B.) above. No existing trees will be removed within two hundred feet (200’) of the facility other than those required
to permit construction of the facility.
Sec. 22-17.19. Local government access. Owners of towers shall provide to the County, at fair market rates, co-location
opportunities as a community benefit to improve communication for County departments and emergency services,
provided such co-location does not conflict with other provisions of this ordinance.
The applicant affirms it will provide co-location opportunities to the County at fair market rates.
Sec. 22-17.20. Removal of abandoned antennas and towers. Any antenna or tower that is not operated for a continuous
period of twenty-four (24) months shall be considered abandoned, and the owner of each such antenna or tower shall
remove same within ninety (90) days of receipt of notice from the Zoning Administrator notifying the owner of such
equipment removal requirement. For the purposes of this division, removal shall include the removal of the tower, all
tower and fence footers, underground cables and support buildings. The buildings may remain with property owner’s
written approval. If there are two (2) or more users of a single tower, then this provision shall not become effective until
all users cease using the tower for its intended purpose for a continuous period of twenty-four (24) months.
The applicant acknowledges this requirement.
Sec. 22-17.21. Required report. The owner of each such antenna or tower shall, upon written request, submit a report
to the Zoning Administrator stating the location and current user status of each antenna or tower no later than thirty
(30) calendar days from the date of the request. Such report shall not be required more frequently than once per
calendar year. Failure to submit the required report may be considered evidence that the antenna or tower is
abandoned.
The applicant acknowledges this requirement.
Sec. 22-17.22. Review fees. In the event that the Board of Supervisors, or its designee, determines that engineering
studies and/or other additional detailed information are required for a proper review of the application, the applicant
shall reimburse the County for such studies or information at its own expense. A review fee of five hundred dollars
($500.00) or actual cost to the County, which may include necessary outside consulting services, whichever amount is
greater, shall be paid by the applicant upon notification by the Board of Supervisors, or its designee. Such fee shall in no
instance exceed an amount commensurate with the services rendered taking into consideration the time, skill, and
expenses involved in the review of such engineering studies, etc. Such review fee shall be in addition to the special use
permit application fee required by this chapter.
The applicant has submitted the review fee of five hundred dollars ($500.00) with this application.

Verizon Wireless

Page 8

“Mollies Creek Road” Facility

Conclusion:
Verizon Wireless is confident that the proposed Wireless Telecommunications Facility meets the Zoning Ordinance’s
criteria for approval of a Special Use Permit on the subject property and is in accord with the goals and objectives set
forth in Campbell County’s Comprehensive Plan. Approval of this application will support the provision of Verizon’s full
range of wireless communications and data services within an area of the county that currently needs greater access to
high quality voice, data and broadband services. While this facility will directly benefit customers in close proximity to
this site, it will also facilitate greater improvements to Verizon’s overall network in Campbell County by offloading strains
on other existing facilities in outlying areas. This is because the total number of users who are relying on services
currently provided by neighboring on-air sites will be reduced, which means those sites will then have fewer users that
are competing for access to the network.
The tower serving this facility will have a galvanized finish and employ a monopole structural design which has a smaller
profile than self-supporting lattice structures. The base station cabinet, generator and H-frame stand will be screened
from off-site views by the vegetation surrounding the facility. Therefore, it will not impose any unexpected, adverse
impacts upon the neighboring properties or the adjacent roadways.

Verizon Wireless

Page 9

“Mollies Creek Road” Facility

MEMORANDUM
To:

Planning Commission

From:

Kate N. Reusch, Planner KNR

CC:

Paul E. Harvey, Assistant County Administrator PEH

Subject:

Rezoning #PL-26-038 (Half Moon Lane)

Date:
March 23, 2026
_________________________________________________________________________________

General Information
Applicant: Nicholas & Erika Cheatham
Owner: Nicholas & Erika Cheatham
Request: R-SF (Residential – Single Family) to
R-MF (Residential – Multi Family)
Location: Half Moon Lane
Election District: Rustburg
Tax Map Number(s): 34A-23-8A
Acreage: 0.62 +/- acres
Proposed Use: Allow for the construction of a duplex
Magisterial District: Long Mountain (2020 population 10,478)
Subject Property Analysis
The applicant is seeking to rezone the parcel to R-MF in order to construct a duplex on the
property.
Land Use Compatibility
This request is generally consistent with the Comprehensive Plan.

Site Data
Surrounding Zoning: The area is mixed use in nature. Zoning in the vicinity is R-SF (Residential
– Single Family), B-GC (Business – General Commercial), B-HC (Business – Heavy
Commercial), B-LC (Business – Limited Commercial), R-MF (Residential – Multi Family), and
A-1 (Agricultural).
Land Use/Floodplain: The property does not lie within any FEMA 100-year flood zones.
Access and Traffic: The property would be accessed by a driveway off of Half Moon Lane, a
private off Village Highway – Route 24 (average daily traffic 4,400 vehicles).
Utilities: The parcel is served by private well and private septic.
Proffers: No proffers have been submitted with this request. No one employed by or associated
with Campbell County has suggested, requested, or required proffers as a condition of this request
Comprehensive Plan: The property is located in an area designated medium to high density mixed.
Comprehensive Plan Map

Zoning – Current
R-SF (Residential – Single Family)

Zoning – Proposed
R-MF (Residential – Multi Family)

Aerial Map

Public Notification
In accordance with Section 15.2-2204, Code of Virginia, all adjoining property owners and those
located immediately across the street of the subject parcel were notified by mail of the rezoning
request. At the time of this report, no comments in support or opposition of the request have been
received.

Rezoning Narrative – Tax Parcel 34A–23–8A
Campbell County, Virginia
The property identified as Tax Parcel 34A–23–8A, in Campbell County, VA consists of
approximately 0.62 acres and is currently zoned residential single-family. The applicant
respectfully requests that the parcel be rezoned to residential multi-family.
The purpose of this rezoning request is to allow the construction of a duplex residential
dwelling on the property. The proposed duplex will contain two residential units and
will be maintained as long-term rental housing.
The applicant believes this rezoning is appropriate for several reasons. First, the
proposed duplex represents a low-density form of multi-family housing that is
compatible with many residential settings and maintains the character of a
neighborhood while increasing housing availability. The scale of development is
modest and appropriate for a parcel of this size.
Second, the development will contribute to the local housing supply, particularly for
individuals and families seeking rental housing options within Campbell County. The
demand for quality rental housing in the area continues to grow, and the proposed
duplex will help address that need in a responsible and manageable way.
Additionally, the development will be well maintained and professionally managed,
ensuring that the property remains an attractive and responsible addition to the
community. The duplex design will be residential in character and consistent with
surrounding development patterns.
In summary, the requested rezoning to residential multi-family will allow for a modest,
well-planned residential duplex that provides needed rental housing while maintaining
compatibility with the surrounding area. The applicant respectfully requests approval of
this rezoning to allow the proposed duplex development to proceed.

MEMORANDUM
To:

Planning Commission

From:

Kate N. Reusch, Planner KNR

CC:

Paul E. Harvey, Assistant County Administrator PEH

Subject:

Special Use Permit #PL-26-041 (2213 Waterlick Road)

Date:
March 23, 2026
_________________________________________________________________________________

General Information
Applicant: Kasey Nash and Sarah Woodruff of Muddy Paws
Owner: Sandra Grogan, Guarry Cyrus, & Glenn Cyrus
Request: Special Use Permit in the R-SF district to allow for a pet
grooming and doggie daycare
Location: 2213 Waterlick Road
Election District: Spring Hill
Tax Map Number(s): 21D-1-26
Acreage: 0.826+/- acres
Magisterial District: Flat Creek (2020 population 19,313)
Subject Property Analysis
The applicant is seeking a special use permit to allow for the continued operation of a pet grooming
and doggie day care facility within the residential home.
Land Use Compatibility
This request is generally consistent with the Comprehensive Plan.
Conditions
The Planning Commission may recommend, and the Board of Supervisors may impose any
reasonable conditions upon approval of the permit. Staff recommends the following conditions:
the applicant utilizes the site in conformance with the use described in the narrative submitted with
this request.

Site Data
Surrounding Zoning: The area is primarily residential in nature with a commercial pocket located
nearby. Zoning in the vicinity is R-SF (Residential – Single Family), B-GC (Business – General
Commercial), R-MF (Residential – Multi Family) and A-1 (Agricultural).
Land Use/Floodplain: The property does not lie within any FEMA 100-year flood zones.
Access and Traffic: The parcel would be accessed by one existing entrance on Waterlick Road
Route 622 (average daily traffic 6,100 vehicles).
Utilities: The property is served by a private well and private septic system.
Comprehensive Plan: The property is located in an area designated as medium to high density
residential.
Comprehensive Plan Map

Zoning Map

Aerial Map

Public Notification
In accordance with Section 15.2-2204, Code of Virginia, all adjoining property owners and those
located immediately across the street of the subject parcel were notified by mail of the rezoning
request. At the time of this report, no comments in support or opposition of the request have been
received.

Hello. I would like to introduce myself. My name is Kasey Nash. I am a small business owner of
a dog grooming business named Muddy Paws Grooming, LLC dba Muddy Paws Pet Grooming,
located at 2213 Waterlick Rd. Lynchburg, VA in the Campbell County, VA.
I am coming before you today to respectfully request that my application for a Special Use
permit for the above location be reviewed and moved forward with an end result of approval.
Please allow me to elaborate and give you some insight on myself and my small business. I
have loved dogs since I was a little girl (my mother can attest to that). I entered the canine world
as a facility assistant at Seven Hills Veterinary Hospital and gradually moved into the world of
grooming. I have been employed at several grooming facilities during which time, I was
mentored and trained by some great individuals. I then took a leap of faith and started my own
grooming practice. And through a lot of trials, setbacks and successes, it happened. I created
Muddy Paws Pet Grooming and have continued to grow and move forward with commitment,
dedication and hard work to obtain the success that I have today with my business. I have
competed nationally in 2 previous grooming competitions (3rd Place, Best In Show) and will be
competing in an upcoming state-wide competition being held in Virginia Beach this April. I was
nominated by the surrounding community and placed 3rd as Best Groomer in 2024; 2nd PlaceBest Groomer again in 2025 for “Best Of” Living In Lynchburg publication.
I would like to provide you with the details of our day-to-day operations:
* Location: 2213 Waterlick Rd., Lynchburg, VA. 24501
* Hours of Operation: Tues. – Fri. 8a-5:00p; Every other Sat. 9a-2p; closed Sundays & Mondays
* By Appointment Only (No Walk-ins); Drop-off only – Owners do not wait for their pets
* Employees: 1 Receptionist/Manager; 2 Groomers
* Staffing: Tues. – Fri. – 3 employees; Sat.: 1 groomer, 1 receptionist
* Total Fur Clients “Holding”/being groomed: 2-4 max. at any given time
* Total Fur Clients groomed daily: 6 min. – 12 max (combo btwn 2 groomers)
* Pickup: Customers are sent a pickup notification 20-30 mins. prior to dog being completed
At Muddy Paws, we strive to create a safe, healthy, pleasant, calm environment and grooming
experience for not only our fur clients but their owners as well. We take our work, client’s trust
and safety seriously. And if anyone is seeking grooming services or a backup groomer for your
fur baby, please give us a call. We would love to have you as a client.
I hope the information I have provided has been beneficial in this process. If for any reason, you
require additional information, please feel free to reach out to me at the contact information
listed below:
Kasey Nash, Owner/Operator
Muddy Paws Grooming, LLC dba Muddy Paws Pet Grooming
2213 Waterlick Rd., Lynchburg, VA. 24501
434.236.0378
[email protected]
I look forward to moving into the next phase of the approval process and again, I thank you for
your time and consideration.

Happy Tails Doggie Daycare:
At our customers request, Happy Tails Doggie Daycare would be an extension of Muddy Paws
Pet Grooming which will provide our customers and any future clients the opportunity to bring
their pets to daycare for the day. This is not a boarding service. Happy Tails allows owners to
drop their pet(s) off for a day filled with activity, socialization and fitness. Owner can run
errands, or just to take advantage of valuable some “me” time.
Below are the details:
* Location: 2213 Waterlick Rd., Lynchburg, VA. 24501
* Hours of Operation: Tues. – Fri. 8a-5:00p; closed Saturdays, Sundays & Mondays
* By Appointment Only (No Walk-ins); Drop-off only
* Employees: 1 Employee (Sarah Woodruff, owner)
* Number of Dogs Scheduled Daily: maximum of 4
* Pickup: Scheduled
Thank you for your time and consideration.
Sarah Woodruff, Owner/Operator
Happy Tails Doggie Daycare
2213 Waterlick Rd., Lynchburg, VA 24501
757.985.6082
[email protected]

MEMORANDUM
To:

Planning Commission

From:

Kate N. Reusch, Planner KNR

CC:

Paul E. Harvey, Assistant County Administrator PEH

Subject:

Rezoning #PL-26-042 (2208 Buffalo Mill Road)

Date:
March 23, 2026
_________________________________________________________________________________

General Information
Applicant: Luis Rodriguez
Owner: Anchor Farm Homes. LLC
Request: A-1 (Agricultural) to
R-SF (Residential – Single Family)
Location: 2208 Buffalo Mill Road
Election District: Altavista
Tax Map Number(s): 2-A-11
Acreage: 1.13 +/- acres
Proposed Use: Allow for the property to be subdivided and two new singlefamily residences to be built
Magisterial District: Flat Creek (2020 population 19,313)
Subject Property Analysis
The applicant is seeking to rezone the parcel to R-SF in order to subdivide the property. If
approved, the property would be subdivided into two parcels, and a single-family residence would
be built on each lot, and the existing residence will be removed. The lot does not meet current lot
size requirements for the A-1 zoning district.
Land Use Compatibility
This request is generally consistent with the Comprehensive Plan.

Site Data
Surrounding Zoning: The area is agricultural and residential in nature. Zoning in the vicinity is RSF (Residential – Single Family) and A-1 (Agricultural).
Land Use/Floodplain: The property does not lie within any FEMA 100-year flood zones.
Access and Traffic: The property would be accessed by two driveways off of Buffalo Mill Road
Route 684 (average daily traffic 3,400 vehicles).
Utilities: The parcel is served by public water and private septic.
Proffers: No proffers have been submitted with this request. No one employed by or associated
with Campbell County has suggested, requested, or required proffers as a condition of this request
Comprehensive Plan: The property is located in an area designated transitional.
Comprehensive Plan Map

Zoning – Current
A-1 (Agricultural)

Zoning – Proposed
R-SF (Residential – Single Family)

Aerial Map

Public Notification

In accordance with Section 15.2-2204, Code of Virginia, all adjoining property owners and those
located immediately across the street of the subject parcel were notified by mail of the rezoning
request. At the time of this report, no comments in support or opposition of the request have been
received.

MEMORANDUM
To:

Planning Commission

From:

Kate N. Reusch, Planner KNR

CC:

Paul E. Harvey, Assistant County Administrator PEH

Subject:

Special Use Permit #PL-26-045 (831 Cook Avenue)

Date:
March 23, 2026
_________________________________________________________________________________

General Information
Applicant: Ian & Amy Lacks
Owner: Ian & Amy Lacks
Request: Special Use Permit in the A-1 district to allow for a special
events venue
Location: 831 Cook Avenue
Election District: Brookneal
Tax Map Number(s): 107-A-1B
Acreage: 23.15+/- acres
Magisterial District: Patrick Henry (2020 population 6,821)
Subject Property Analysis
The applicant is seeking a special use permit to allow for special events as part of their bed and
breakfast business. A special use permit to allow for special events was approved for the previous
owners in 2017 but has since expired due to inactivity. The property is in close proximity to the
Town of Brookneal, the Town has been notified of the request and staff has not received any
comments.
Land Use Compatibility
This request is generally consistent with the Comprehensive Plan.
Conditions
The Planning Commission may recommend, and the Board of Supervisors may impose any
reasonable conditions upon approval of the permit. Staff recommends the following conditions:
the applicant utilizes the site in conformance with the use described in the narrative submitted with
this request.

Site Data
Surrounding Zoning: The area is primarily agricultural in nature. Zoning in the vicinity is A-1
(Agricultural).
Land Use/Floodplain: The property does not lie within any FEMA 100-year flood zones.
Access and Traffic: The parcel would be accessed by one existing entrance on Cook Ave Route
1102 (average daily traffic 490 vehicles).
Utilities: The property is served by a private well and private septic system.
Comprehensive Plan: The property is located in an area designated as medium to high density
residential.
Comprehensive Plan Map

Zoning Map

Aerial Map

Public Notification
In accordance with Section 15.2-2204, Code of Virginia, all adjoining property owners and those
located immediately across the street of the subject parcel were notified by mail of the rezoning
request. At the time of this report, no comments in support or opposition of the request have been
received.

MEMORANDUM
To:

Planning Commission

From:

Kate N. Reusch, Planner KNR

CC:

Paul E. Harvey, Assistant County Administrator PEH

Subject:

Ordinance of Vacation #PL-26-047 (Holy Hills Drive)

Date:

March 23, 2026

________________________________________________________________________
BACKGROUND: The Community Development Department received a request from the
property owner of parcels 68H-1-1 and 68H-7-1 for Campbell County to vacate a 50’ right-ofway as shown on the plat recorded in Plat Book 20, Page 19. The right-of-way was dedicated to
the County for utility and drainage purposes.

DISCUSSION: The area subject to vacation runs between the applicant’s parcels and does not
serve any public purpose. If approved, the applicant will vacate all internal lot lines to allow for
the construction of a garage. Campbell County Utilities and Service Authority (CCUSA) and the
Campbell County Environmental Manager were notified of the request and have no objections.

RECOMMENDATION: Staff recommends approval of the request. The Board of Supervisors is
scheduled to conduct a public hearing on May 5, 2026 and if approved an Ordinance of Vacation
will be adopted in accordance with County Code Section 21-43.

MEMORANDUM
To:

Planning Commission

From:

Kate N. Reusch, Planner KNR

CC:

Paul E. Harvey, Assistant County Administrator PEH

Subject:

Special Use Permit #PL-26-048 (1062 Greenhouse Road)

Date:
March 23, 2026
_________________________________________________________________________________

General Information
Applicant: Dirk Daniel and Norm Walton
Owner: Augusta Clark Communications, LLC
Request: Special Use Permit in the A-1 district to allow for the storage of
utility equipment
Location: 1062 Greenhouse Roda
Election District: Rustburg
Tax Map Number(s): 32-A-158
Acreage: 5.01+/- acres
Magisterial District: Flat Creek (2020 population 19,313)
Subject Property Analysis
The applicant is seeking a special use permit to allow for the storage of utility equipment on the
property. The equipment would be for a communication company that installs underground and
above-ground fiber. The property was previously used as a storage area for VDOT, the use of the
property predated the zoning code and no special use permit was issued.
Land Use Compatibility
This request can be generally consistent with the Comprehensive Plan if the Commission finds
that there is a public need or convenience provided by the facility. If the Commission chooses to
recommend approval, the motion should include a determination that the development of the
project is substantially in accord with the Comprehensive Plan under Section 15.2-2232 of the
Code of Virginia.

Conditions
The Planning Commission may recommend, and the Board of Supervisors may impose any
reasonable conditions upon approval of the permit. Staff recommends the following conditions:
the applicant utilizes the site in conformance with the use described in the narrative submitted with
this request.
Site Data
Surrounding Zoning: The area is primarily mixed use in nature. Zoning in the vicinity is R-SF
(Residential – Single Family), R-MH (Residential – Manufactured Housing), and A-1
(Agricultural).
Land Use/Floodplain: The property does not lie within any FEMA 100-year flood zones.
Access and Traffic: The parcel would be accessed by one existing entrance on Greenhouse Road
Route 738 (average daily traffic 1,100 vehicles).
Utilities: The property is served by a public water and private septic system.
Comprehensive Plan: The property is located in an area designated as medium to high density
residential.
Comprehensive Plan Map

Zoning Map

Aerial Map

Public Notification
In accordance with Section 15.2-2204, Code of Virginia, all adjoining property owners and those
located immediately across the street of the subject parcel were notified by mail of the rezoning
request. At the time of this report, no comments in support or opposition of the request have been
received.

MEMORANDUM
To:

Planning Commission

From:

Kate N. Reusch, Planner KNR

CC:

Paul E. Harvey, Assistant County Administrator PEH

Subject:

Code Update

Date:
March 23, 2026
_________________________________________________________________________________

Background
On March 3, 2026, the Board of Supervisors authorized the advertisement of a code update adding
the definition of a contractor’s equipment storage yards to County Code section 22-2, and allowing
such use as a by right use in business general, business heavy zones, industrial general zones, and
industrial heavy zones, as well as a special use permit use in agricultural zones.
Discussion
The entire text of the above-noted proposed new ordinances and amendments of the Campbell County Code
of 1988, as amended, is on file in the Office of the County Administrator, 2 nd Floor, Walter J. Haberer
Building, 47 Courthouse Lane, Rustburg, Virginia, and can be examined there between the hours of 9:00
a.m. and 5:00 p.m. Monday through Friday.

Recommendation
Staff recommends approval of the request. The Board of Supervisors is scheduled to conduct a
public hearing on April 7, 2026 to consider the adoption of the amendments.

Community Development
85 Carden Lane, Suite A
Rustburg, VA 24588
(434) 332-9780
[email protected]