On the agenda: Campbell County meeting — data center (May 26)

CAMPBELL COUNTY PLANNING
COMMISSION
AGENDA
May 26, 2026
Available via ZOOM
1.

7:00 P.M. Regular Meeting
❖ Call to order
❖ Pledge of Allegiance and Invocation
❖ Minutes for consideration from the regular meeting of April 27, 2026
Documents:
4-27-26 PLANNING COMMISSION MEETING MINUTES.PDF

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 July 21, 2026 Board Meeting:
Documents:
MAY 26, 2026 PLANNING COMMISSION PACKET.PDF
4. SUBDIVISION MATTERS FOR CONSIDERATION

Documents:
MAY 26, 2026 PLANNING COMMISSION PACKET.PDF
4. SUBDIVISION MATTERS FOR CONSIDERATION
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None

5. MATTERS FROM PLANNER
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None

6. MATTERS FROM THE COMMISSIONERS
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Meeting Attendance (6/22/2026)

7. MOTION FOR ADJOURNMENT

Campbell County Planning Commission, April 27, 2026

Campbell County Planning Commission
Minutes
April 27, 2026
The regular meeting of the Campbell County Planning Commission was held on Monday, April
27, 2025, 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
Trish R. Hedges
Robert J. Otero
Charlie Watts, Board of Supervisors Representative
Members Absent:
Megan Witt
David Gough
Staff Members present:
Paul E. Harvey, Assistant County Administrator
Katherine N. Reusch, Planner
Crystal J. Machhi, Staff Secretary
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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 March 23, 2026
meeting. With none, Chairman Monroe made the motion to approve the minutes from the March
23, 2026 meeting.

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PUBLIC HEARINGS FOR CONSIDERATION

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PL-26-055 (Special Use Permit-16021 Leesville Road)

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Chairman Monroe stated this is a 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.

//

Ms. Kate Reusch, Planner, stated 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 new proposed
parcel for the school will be approximately 33.6+/- acres. The Project Evaluation Committee (PEC)
met on March 31, 2026, to discuss the request and the summary is included.

Campbell County Planning Commission, April 27, 2026

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Chairman Monroe opened the public hearing at 7:03 p.m.

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Ms. Lauren Zealand, 1354 Daltons Drive, stated this request is for a hybrid academy serving grades
pre-k to 12th hybrid. They have been open for 10 years and looking for their forever home. They
are currently located out of Hyland Heights Baptist Church and believe the location on Leesville
Road is going to be centrally located and will draw people from different counties. They partner
with different people in the community for internships and service projects.

//

Commissioner Thilking asked how many students they will have. Ms. Zealand stated about 250 for
each two-day period, totaling 500.

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Mr. Eric Szandzik, 484 Lazy Creeks Drive, recommended approval of this special use permit. He
stated they have spent several years looking for the right location and it seems this is the most
central area to serve many families. The large rural setting supports a well-rounded education with
students having the opportunity to have nature walks and outdoor physical activity. The layout of
the property provides privacy and a quiet environment. He doesn’t believe there will be any parking
or traffic issues.

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Commissioner Condrey read a disclosure statement disqualifying himself from participating in the
discussion and voting on this matter due to personal and professional interest in the project.

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Mike Condrey, 2051 Rocky Road, is in favor of this project. His daughter attends this school, and
they need a forever home. They have done a great job of managing people, security, and traffic
flow. His daughter has electives that would not be available in public schools such as gardening,
cooking, chess, and violin. They also have normal electives as well. They will work with VDOT
on entrances and traffic. Any site lighting will be directional. The site is surrounded by pine trees.
He stated this is a well-designed plan and doesn’t think it would be a strain on utilities or
infrastructure.

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Chairman Monroe closed the public hearing at 7:13 p.m. This matter will go before the Board of
Supervisors meeting on June 2, 2026.

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Commissioner Otero made the motion to recommend approval of PL-26-055 for a special use
permit. Commissioner Thilking seconded the motion.

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Commissioner Otero stated this is great for the community and surrounding counties.

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Commissioner Thilking stated this is a well-designed project and will be a great benefit to citizens.
The vote was:

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

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PL-26-064 (Rezoning-21G-2-B-25)

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Chairman Monroe stated this is a 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.

Campbell County Planning Commission, April 27, 2026

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Ms. Kate Reusch, Planner, stated 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.

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Chairman Monroe opened the public hearing at 7:15 p.m.

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Ms. Sharon McCormick, 1501 Greenview Drive, stated her and her business partner own a couple
of hospice houses in the City of Lynchburg and Bedford. The small business model of having one
caregiver or nurse to one to three people works better. They are catered to and cared for. People
live six to eight months longer than they do anywhere else in Virginia according to Medicare. A
quadplex would provide more independence to the applicants for hospice residency. They would
live right by the hospice house and have access to the nursing staff and delivery of medication. The
units would be for rent, and they believe this would be more complimentary than student housing.
There would be handicap access as well.

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Chairman Monroe inquired about the demand for this type of facility. Ms. McCormick responded
there is no time limit anymore for hospice care anymore and people are asking for this type of
facility.

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Commissioner Hedges commented they will be living on their own basically. Ms. McCormick
confirmed they would, but they would have support, call bells, and a lifeline call to them if needed.

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Commissioner Thilking inquired about staff members being on site and if neighbors would be
concerned how long the project would be in existence. Ms. McCormick stated they are staffed with
nurses at the hospice house 24/7 and would be available to the residents at the quadplex as well.
They also have on-call nurses. She stated she has been doing this for 13 years and they have never
run out of people that need this service. They plan to add two more facilities, and they have children
in the medical field that will take over.

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No one spoke in favor or opposition. Chairman Monroe closed the public hearing at 7:25 p.m. This
matter will go before the Board of Supervisors meeting on June 2, 2026.

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Commissioner Otero made the motion to recommend approval of PL-26-064 for rezoning.
Commissioner Hedges seconded the motion.

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Commissioner Thilking asked staff if the property would be bound to house only senior citizens if
it were sold. Mr. Paul Harvey responded that it wouldn’t have an age restriction if sold.

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Commissioner Hedges commented since there will be ADA modifications inside then if it is used
for student housing then it would be for a specific type of student.

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Commissioner Condrey inquired about spot zoning since they are rezoning toward the
comprehensive plan. Mr. Paul Harvey stated this wouldn’t be illegal spot zoning as it is consistent
with the comprehensive plan.
The vote was:

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

Campbell County Planning Commission, April 27, 2026

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PL-26-000 (Code Update to Chapter 22-Zoning)

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Chairman Monroe stated this is a code update to Chapter 22 – Zoning.

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Ms. Kate Reusch, Planner, stated 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, 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.
•

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.

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Chairman Monroe opened the public hearing at 7:33 p.m.

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Commissioner Condrey read a comment from Anne Parker, 615 Collington Drive. She would like
to show support for approving data centers for the special use permit process to provide for adequate
time for the Planning Commission and Board of Supervisors to properly research, visit proposed
sites, meet with affected property owners and hear from citizens prior to final decisions being made.

//

Chairman Monroe closed the public hearing at 7:34 p.m. This matter will go before the Board of
Supervisors meeting on May 5, 2026.

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Chairman Monroe made the motion to recommend approval of PL-26-000 for a code update to
Chapter 22-Zoning. Commissioner Condrey seconded the motion.
The vote was:

Aye: Monroe, Condrey, Otero, Thilking
Nay: Hedges
Absent: Witt, Gough

Campbell County Planning Commission, April 27, 2026

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SUBDIVSION MATTERS FOR CONSIDERATION

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Request by Michael Barbour for a proposed street name change from “Chambers Lane” to “Joyce
Marie Way”.
The vote was:

//

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

MATTERS FROM THE ASSISTANT COUNTY ADMINISTRATOR
None

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MATTERS FROM THE DIRECTOR OF COMMUNITY DEVELOPMENT
None

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MATTERS FROM THE PLANNING COMMISSION

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Next scheduled meeting is May 26, 2026.

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Chairman Monroe adjourned the meeting at 7:39 p.m.
_________________________
Dean B. Monroe, Chairman

CAMPBELL COUNTY
PLANNING COMMISSION
STAFF REPORT
MAY 26, 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

MEETING AGENDA
Case

Applicant

Request

PL-26-084

Thanh Nguyen

Special Use Permit
Tourist House

Please note that decisions made by the Planning Commission are not final until after the
Board of Supervisors confirms the recommendations on July 21, 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 General
I-H Industrial Heavy

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:

Brian Stokes, Community Development Director BRS

Subject:

Special Use Permit #PL-26-084 (196 Holland Court)

Date:
May 26, 2026
_________________________________________________________________________________

General Information
Applicant: Thanh Nguyen
Owner: Thanh Nguyen
Request: Special Use Permit in the R-SF district to allow for a tourist
house
Location: 196 Holland Court
Election District: Rustburg
Tax Map Number(s): 33G-1-56
Acreage: 0.582 +/- acres
Magisterial District: Flat Creek (2020 population 19,313)
Subject Property Analysis
The applicant is seeking a special use permit to allow for the existing single-family residence to
be used as tourist house. The property is zoned R-SF,C (Residential – Single Family, Conditional).
The proffered conditions from the rezoning regulate lot sizes, home values, and home types.
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. Zoning in the vicinity is R-SF, C
(Residential – Single family, Conditional) 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 Holland Court Route
1642 (no average daily traffic data available).
Utilities: The property is served by public water and a 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.

SPECIAL USE PERMIT APPLICATION NARRATIVE
Short-Term Rental (Tourist House) — Campbell County, Virginia
Application Information
Submitted To: Campbell County Planning Commission & Board of Supervisors
Property Address: 196 Holland Ct, Rustburg, VA 24588
Applicant(s): Thanh Nguyen
Date Submitted: April 30, 2026

Who We Are
My name is Thanh Nguyen, and I am applying for a Special Use Permit to operate a Vacation
Rental (Tourist House). We own two properties in the area — our primary residence, located
approximately five minutes from the subject property, and the home described in this application,
which we use as a secondary vacation home.

What We Do
We are small business owners rooted in the Lynchburg community. I own and operate a nail
salon in Lynchburg, which has given me a deep appreciation for customer service, building trust
with clients, and being a responsible, accountable presence in the local business community. That
same mindset carries directly into how we approach hosting.
Beyond our local business, we have a genuine passion for hospitality. We take pride in creating a
welcoming, well-maintained space for guests — not as a passive investment, but as an extension
of the same care and personal attention we bring to our salon. We self-manage our rental, handle
all guest communication directly, and hold ourselves to a high standard because our reputation as
local business owners is on the line. We are not anonymous operators — we are members of this
community who live nearby and have a real stake in how our property reflects on the
neighborhood.

Why This Home
This property is not just an address to us — it is where we built some of the most meaningful
chapters of our lives. We lived in this home, raised memories within its walls, and became part of
the fabric of this community long before this application was ever considered. When we made
the decision to move into a new home nearby, we simply could not bring ourselves to let it go.

Keeping this property is a personal decision as much as a practical one. It is the home where our
family gathered, where we put down our first roots in this area, and where a part of our story still
lives. We intend to continue using it ourselves — for family visits, personal retreats, and the
quiet moments that only a familiar place can offer — and to share it with guests who will treat it
with the same care we always have.
Because our new home is just five minutes away, we are never far. We are not outside investors
who purchased a property for profit — we are neighbors who simply never left.
Owner Proximity & Oversight
We understand that Campbell County's planning process places significant weight on whether a
tourist house owner is nearby and accessible. We are. Our primary residence is approximately
five minutes from the subject property, meaning we can respond quickly to any concern —
whether from a neighbor, a guest, or the County. We are not absentee landlords operating a
property from out of state; we are neighbors who live down the road.
Our Guests
Our intended guests are adults and families visiting Lynchburg — whether coming to see a
student at Liberty University, attending an event in the area, or simply looking for a quiet,
comfortable place to stay. We are selective about who we welcome into this home. Because we
self-manage all bookings, we personally review every reservation request, communicate directly
with each guest before confirming, and make sure they understand our expectations for the
property.
This is not a hands-off operation. We know who is staying in our home, we are reachable at all
times, and we live five minutes away should anything ever need to be addressed in person. We
take the responsibility of hosting seriously — not because we are required to, but because this
home matters to us and so does the neighborhood it sits in.
Closing
We are grateful for the Commission’s time and consideration and welcome any follow-up
questions. We are happy to provide additional information, meet with staff, or address any
concerns the Commission or neighboring residents may have.
Thanh Nguyen
Respectfully submitted,

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