On the agenda: Campbell County meeting — data center (Apr 27)

CAMPBELL COUNTY PLANNING
COMMISSION
AGENDA
April 27, 2026
Available via ZOOM

1.

7:00 P.M. Regular Meeting
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Call to order
Pledge of Allegiance and Invocation
Minutes for consideration from the regular meeting of March 23, 2026

2. OLD BUSINESS
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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 June 2, 2026 Board Meeting:
Documents:
APRIL 27, 2026 PLANNING COMMISSION PACKET.PDF
3.I. PL-26-055
Request by Lauren Zealand of Onward Christian Academy, agent for Liberis, LLC, for
a special use permit for the property located at 16021 Leesville Road and further
identified as tax map parcels 31-A-26B and 31-A-26 to allow for a private school
serving grades PreK - 12. The property is located in an area designated as transitional

3.I. PL-26-055
Request by Lauren Zealand of Onward Christian Academy, agent for Liberis, LLC, for
a special use permit for the property located at 16021 Leesville Road and further
identified as tax map parcels 31-A-26B and 31-A-26 to allow for a private school
serving grades PreK - 12. The property is located in an area designated as transitional
per the current Comprehensive Plan.
3.II. PL-26-064
Request by Jonathan Bobby of Greenview LLC, to rezone the property located at E.
Overbrook Road and further identified as tax map parcel 21G-2-B-25 from Residential
Single-Family to Residential Multi-Family in order to construct a quadplex. The
property is located in an area designated as medium to high density residential per
the current Comprehensive Plan.
3.III. The Following Matters Are Scheduled For The May 5, 2026 Board Meeting:
3.IV. PL-26-000 - Code Update To Chapter 22 – Zoning
4. SUBDIVISION MATTERS FOR CONSIDERATION
4.I. Request By Michael Barbour For A Proposed Street Name Change From “Chambers
Lane” To “Joyce Marie Way”.
5. MATTERS FROM ASSISTANT COUNTY ADMINISTRATOR
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None

6. MATTERS FROM PLANNER
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None

7. MATTERS FROM THE COMMISSIONERS
7.I. Meeting Attendance
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5/19/26 Joint meeting with the Board of Supervisors
5/26/26 Regular meeting date

8. MOTION FOR ADJOURNMENT
Campbell County Planning Commission

CAMPBELL COUNTY
PLANNING COMMISSION
STAFF REPORT
APRIL 27, 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-26-055

Lauren Zealand

Special Use Permit
School

PL-26-064

Jonathan Bobby

Rezoning
R-SF to R-MF

PL-26-000

Staff

Code Update
Chapter 22 - Zoning

Subdivision Matter

Michael Barbour

Street Name Change
Chambers Lane

Please note that decisions made by the Planning Commission are not final until after the
Board of Supervisors confirms the recommendations on June 2, 2026. The Board of
Supervisors will be considering the code update on May 5, 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-26-055 (16021 Leesville Road)

Date:
April 27, 2026
_________________________________________________________________________________

General Information
Applicant: Lauren Zealand of Onward Christian Academy
Owner: Liberis LLC
Request: Special Use Permit in the A-1 district to allow for a private
school serving grades PreK-12
Location: 16021 Leesville Road
Election District: Spring Hill
Tax Map Number(s): 31-A-26B & 31-A-26
Acreage: 33.6+/- acres
Magisterial District: Flat Creek (2020 population 19,313)
Subject Property Analysis
The applicant is seeking a special use permit to allow for a private school serving grades PreK –
12. Onward Christian Academy is a hybrid privet school/homeschool facility, two groups of
students would utilize the facility, one on Monday/Wednesday and the other on Tuesday/Thursday.
Parcel 31-A-26B currently has an automobile sales, painting, and body work establishment of the
property. Prior to construction of the school, a boundary line adjustment will be completed to
change the automobile establishment onto its own parcel. The Project Evaluation Committee
(PEC) met on March 31, 2026 to discuss the request and the summary is included.
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 mixed use 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 proposed entrance on Leesville Road
Route 682 (average daily traffic 3,900 vehicles).
Utilities: The property would be served by public water and a private septic system.
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, 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.

Shrader, Karissa M.
From:
Sent:
To:
Subject:

Shrader, Karissa M.
Thursday, April 2, 2026 9:49 AM
[email protected]; Bill Lane; '[email protected]'
PEC Meeting Summary - Onward Christian Academy

Dear Ms. Zealand,
The Project Evaluation Committee met on Tuesday, March 31,2026 at 10AM. to discuss the plan for the
Onward Christian Academy . The following is a synopsis of the meeting; it does not necessarily reflect all
comments or indicate all requirements of the permitting process.
Present:
Lauren Zealand
David Pemberton
Bill Lane
Paul Harvey
Karissa Shrader
Brian Stokes
Kate Reusch
Zachary Lee
Randall Johnson
Nina Rezai
Daniel Brown
Steven Wright
Kelly Cole
Todd Asselborn

Onward Christian Academy
Property Owner
Hurt & Pro0itt
Assistant County Administrator
Zoning Administrator
Director of Community Development/Director of Public
Works
Planner
Plan Reviewer
Fire Marshal
Director of Economic Development
Virginia Dept. of Transportation (VDOT)
Virginia Dept. of Transportation (VDOT)
Virginia Dept. of Transportation (VDOT)
Campbell County Utilities & Services Authority (CCUSA)

Overview
This project will include the construction of a homeschooling hybrid school for K-12. There are two
di0erent sets of students that come twice a week. There is a group on Monday/Wednesday and
Tuesday/Thursday. There are 5-6 buildings planned to surround an outdoor courtyard. The project is a
few years out. A Special Use Permit is required for the project.
VDOT
When they are ready to submit, the site plan checklist and site plan notes will be required. There is a
vertical curve to the North of the site that might present site distance issues. That is something to keep in
mind moving forward. No major issues at this stage.
E&S
This project will require a fully engineered erosion and sediment control and stormwater management
plan. These will not need to be submitted until the project is ready to move forward. Proposed
stormwater maintenance strategies will need to be on your site plan. It doesn’t need to be the exact
location of the pond. It just lets us know you are aware that stormwater management will be required.
1

Land Disturbance permits and stormwater permits will come through the Community Development
o0ice.
AEP
Contact the service center 888-710-4237 when ready to apply for service for the new academy. That will
get a technician assigned to the project to evaluate the service, usage load, etc. Any existing facilities
that would need to be moved for this construction would be charged to the customer at total costs.
CCUSA
Property currently served by small 3/4” meter that would need to be properly abandoned. School would
likely need 2” meter if fire water not needed. If fire water needed, 6” RPDA with 2” meter or 6x2 meter
would be likely options. Fire flow tests are probably required to ensure 1500 gpm available without
dropping pressure below 20 psi if fire water is needed at the property. Need to know expected water
usage. Service would be installed by CCUSA at cost plus 15%; detail drawing including profile should be
provided so an accurate cost assessment can be obtained, and public/private ownership transition point
is clear. Record drawings sent via email showing 12” water main across Leesville Road from the property.
No CCUSA sewer available in the area; be sure to get professional soil testing & design to verify septic
drain field will work. Flow test would be needed.
Planning
Please provide the preliminary plat from the surveyor.
Fire Marshal
Fire code requires road access within 150’ of all sides of the buildings. The designer will need to plan for
that access. It doesn’t have to be a usable road by the public or students. It can be a gated emergency
access. There are exceptions to that rule when sprinklers are involved and we look at that during review.
Avoid any dead ends over 150’. Consider widening the ingress/egress road. If an emergency call comes
in during pick up/drop o0, it can be hard to access the school is there isn’t enough room on the roadway.
During the drawing phase of your building plans, you might consider additional outlets. Fire hazards are
created when there are 4 kids at a circular table that only have 3 outlets and then they resort to using
power strips that are a hazard. Requesting a hydrant to be brough onto the property so they wouldn’t
have to pull lines across Leesville Rd. It will most likely be a private fire line.
Building Inspections
This is an educational building, which will require sealed construction drawings will be required. The
buildings will be considered an “E” use group.
Zoning
Due to the property being zoned Agricultural there are no landscaping of bu0ering requirements,
however since this is headed to the Board of Supervisors as a Special Use Permit the Board could put
conditions on the permit and request that you landscape the parking lot or provide a bu0er. It does
appear that there is a lot of existing vegetation on the perimeter of the site which would most likely count
for bu0ering.
Thank you,

Karissa Shrader
Zoning Administrator
2

Campbell County
85 Carden Lane, Suite A
Rustburg, VA 24588
Office: 434.332.9615

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MEMORANDUM
To:

Planning Commission

From:

Kate N. Reusch, Planner KNR

CC:

Paul E. Harvey, Assistant County Administrator PEH

Subject:

Rezoning #PL-26-064 (E. Overbrook Road)

Date:
April 27, 2026
_________________________________________________________________________________

General Information
Applicant: Jonathan Bobby
Owner: Greenview, LLC
Request: R-SF (Residential – Single Family) to
R-MF (Residential – Multi Family)
Location: E. Overbrook Road
Election District: Spring Hill
Tax Map Number(s): 21G-2-B-25
Acreage: 0.740 +/- acres
Proposed Use: Allow for the construction of a quadplex
Magisterial District: College (2020 population 8,076)
Subject Property Analysis
The applicant is seeking to rezone the parcel to R-MF in order to construct a quadplex on the
property. If approved, the property would be used as rental and tenants would be limited to age
55 and older. The property does adjoin the City of Lynchburg, the City 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.

Site Data
Surrounding Zoning: The area is residential in nature. Zoning in the vicinity is R-SF (Residential
– Single Family) and the City of Lynchburg.
Land Use/Floodplain: The property does not lie within any FEMA 100-year flood zones.
Access and Traffic: The property would be accessed by one proposed driveway off of E.
Overbrook Road Route 1540 (average daily traffic 270 vehicles).
Utilities: The parcel would be 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 as medium to high density
residential.
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.

Narrative
Parcel ID: 21G-2-B-25
The request to change the zoning from R-SF to R-MF is hereby submitted to allow for
the potential design and construction of a quadplex dwelling appropriately suited for the
growing 55+ age group with increased mobility needs. The applicant is currently 66 and
having cared for elder parents for 9 years the need for such a dwelling is apparent.
The location of the Parcel is centrally located and in close proximity to Route 460,
retail convenience, dining and medical necessities, more specifically less than 1 mile from
central Timberlake Road and Centra’s new hospital under construction on Leesville Road.
This is noteworthy due to the planned anticipation and/or need for transportation services
for aging residents.
Further due diligence suggests a significant percentage of elders prefer living and
aging in a neighborhood setting such as this rather than living in larger planned institutional
setting commonly available today.

MEMORANDUM
To:

Planning Commission

From:

Kate N. Reusch, Planner KNR

CC:

Paul E. Harvey, Assistant County Administrator PEH

Subject:

Code Update

Date:
April 27, 2026
_________________________________________________________________________________

Background
December 2, 2025, the Board of Supervisors passed an emergency ordinance removing “data
centers” as a by-right use in the Industrial-Heavy zoning district and moved it as a special use in
Industrial-Heavy zoning district.
January 5, 2026, Planning Commission recommended denial of adoption of the emergency
ordinance with the recommendation that the Board direct staff to include additional parameters to
regulate data centers as a by-right use in Industrial Heavy.
January 6, 2026, Board of Supervisors extended the emergency ordinance for 120 day and directed
staff to prepare a summary of the JLARC study.
April 14, 2026, Board of Supervisors held a work session to review staff’s findings of the JLARC
summary and reached a consensus to adopt the emergency ordinance and allow data centers as a
special use in the Industrial-Heavy zoning district. Under Va. Code 15.2-2204, the Planning
Commission must consider that change prior to full enactment.
Discussion
The descriptive summary of such change is the removal of “data centers” as a by-right use in the
Industrial-Heavy zoning district and moving the same to Chapter 22-15(A)(28) as a special use
only use in the Industrial-Heavy zoning district. 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, 2nd 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 May 5, 2026 for the full and final passage of the emergency ordinance.

MEMORANDUM
To:

Planning Commission

From:

Kate N. Reusch, Planner KNR

CC:

Paul E. Harvey, Assistant County Administrator PEH

Subject:

Street Name Change

Date:
April 27, 2026
________________________________________________________________________
BACKGROUND: Staff received a petition on March 25, 2026 from Michael Barbour to
rename “Chambers Lane” to “Joyce Marie Way”. Chamber Lane is a private road off of
Epsons Road – Rte 633 located in the Patrick Henry Magisterial District and the
Brookneal Election District. The road is approximately 223 ft. long and only provides
access to parcel 102C-1-4.
DISCUSSION: Section 5-19 of the Campbell County Code stated that the Planning
Commission shall consider changing an approved street name upon receipt of a petition
requesting the change and stating the proposed name, provided that the petition is signed
by at least a two-thirds (2/3) majority of the real property owners along the affected street
and contains a statement signed by the Agent that the requested change is in compliance
with this article.
The applicant is the only property owner on the road.
The requested change is in compliance with Section 5-19 of the Campbell County Code
and the Campbell County, Virginia Street Naming Guideline.
RECOMMENDATION: Staff recommends approval of the request to change
“Chambers Lane” to “Joyce Marie Way.”

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