On the agenda: Colonial Beach meeting — colocation (Apr 9)

TOWN OF COLONIAL BEACH
PLANNING COMMISSION MEETING
WITH
JOINT PUBLIC HEARING
April 9, 2026, 6:00 PM
Colonial Beach Town Center
22 Washington Avenue, Colonial Beach, VA 22443

AGENDA
1. Call to Order
a. Planning Commission
b. Town Council
2. Pledge of Allegiance
3. Determination of Quorum
a. Planning Commission
b. Town Council
4. Approval of the Meeting Agenda
5. Joint Public Hearings
a.

ZONING TEXT AMENDMENT (ZTA 26-01) – Amend Section 8-2 of The Town of Colonial Beach
Zoning Ordinance to List “Communications Facility” as Permitted with the approval of a Conditional Use
within The General Commercial (C-1) Zoning District.
i) Staff Presentation – combined with 5.b.

ii) Open Public Hearing
iii) Close Public Hearing
iv) Staff Response, if needed
v) Planning Commission/Town Council Discussion

b. ZONING TEXT AMENDMENT (ZTA 26-02) – Amend Section 18-7 of the Town of Colonial Beach
Zoning Ordinance to include Telecommunications Towers and Related Facilities Permitting and
Regulations.
i) Staff Presentation – combined with 5.a.

ii) Open Public Hearing
iii) Close Public Hearing
iv) Staff Response, if needed
v) Planning Commission/Town Council Discussion

c. CONDITIONAL USE PERMIT (CUP 26-02) –THE TOWERS, LLC, a joint venture of
Verizon Wireless and Vertical Bridge, requests approval of a Conditional Use Permit to construct
a Telecommunications Tower and Related Communications Facility Equipment in the Town of
Colonial Beach, pursuant to pending Zoning Text Amendments (ZTA 26-01 And ZTA 26-02) The
Property Is Identified As Tax Map Parcel Id# 3A8-1-2 on New Monrovia Road.
i) Staff Presentation
ii) Open Public Hearing
iii) Close Public Hearing
iv) Staff Response, if needed
v) Planning Commission/Town Council Discussion
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6. Adjournment - Town Council
7. Approval of Minutes
a. March 12, 2026 Regular Planning Commission Meeting
8. Public Comment on Non-Public Hearing Items
9. Planning and Community Development Director’s Report
10. Planning Commission Committee Reports and Commissioner Comments
11. Public Hearings
a. SUBSTANTIAL ACCORD DETERMINATION (SA 26-01) - COLONIAL BEACH
VOLUNTEER FIRE DEPARTMENT requests Substantial Accord Determination for an
emergency services establishment (for equipment and apparatus storage) plus community
facility use (meeting and event space) on a 0.7 acre property that fronts approximately 200 feet
on the west line of Garfield Avenue, approximately 50 feet north of its intersection with
Colonial Avenue. The property is identified as TAX MAP IDS 3A (2) 88 parcels 8 – 11.
i) Staff Presentation – Combined with 11. b.
ii) Open Public Hearing
iii) Close Public Hearing
iv) Staff Response, if needed
v) Planning Commission Discussion
vi) Planning Commission Action
b. REZONING WITH CONDITIONAL USE PERMIT (RZ-C 26-01) - Colonial Beach
Volunteer Fire Department requests to rezone a 0.7 acre property from General Commercial (C1) And General Residential (R-2) to Commercial-Residential (CR) With Conditional Use
Permit approval to allow community facility use (meeting and event space) in a CommercialResidential (CR) District. The subject property fronts approximately 200 feet on the west line
of Garfield Avenue, approximately 50 feet north of its intersection with Colonial Avenue. The
property is identified as TAX MAP IDS 3A (2) 88 parcels 8 - 11.
i)

Staff Presentation – Combined with 11.a.

ii) Open Public Hearing
iii) Close Public Hearing
iv) Staff Response, if needed
v) Planning Commission Discussion
vi) Planning Commission Action

c. ZONING TEXT AMENDMENT (ZTA 26-03) - Amend Section 20-2 definitions of the
Zoning Ordinance of the Town of Colonial Beach, Virginia, to add “small scale production”
definition.
i)

Staff Presentation – Combined with 11.d.

ii) Open Public Hearing
iii) Close Public Hearing
iv) Staff Response, if needed
v) Planning Commission Discussion
vi) Planning Commission Action

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d. ZONING TEXT AMENDMENT (ZTA 26-04) - Amend Section 7-3 Resort Commercial
(RC) District Conditional Uses (Conditional Use Permit Required); Section 8-2 General
Commercial (C-1) District (Conditional Use Permit Required); And Section 9-3 Commercial
Residential (C-R) District Conditional Uses (Conditional Use Permit Required) Of The Town
Of Colonial Beach Zoning Ordinance to allow for “small scale production, not exceeding
6,000 square feet”.
i)

Staff Presentation – Combined with 11.c.

ii) Open Public Hearing
iii) Close Public Hearing
iv) Staff Response, if needed
v) Planning Commission Discussion
vi) Planning Commission Action
12. Planning Commission Action:
a.

ZONING TEXT AMENDMENT (ZTA 26-01) – Amend Section 8-2 of The Town of Colonial Beach
Zoning Ordinance to List “Communications Facility” as Permitted with the approval of a Conditional Use
within The General Commercial (C-1) Zoning District.

b. ZONING TEXT AMENDMENT (ZTA 26-02) – Amend Section 18-7 of the Town of Colonial Beach
Zoning Ordinance to include Telecommunications Towers and Related Facilities Permitting and
Regulations.
c. SUBSTANTIAL ACCORD DETERMINATION (SA 26-02) – for a telecommunication facility to

construct a telecommunications tower and related communications facility equipment on Tax Map
Parcel 3A8-1-2, New Monrovia Road

d. CONDITIONAL USE PERMIT (CUP 26-02) –THE TOWERS, LLC, a joint venture of
Verizon Wireless and Vertical Bridge, requests approval of a Conditional Use Permit to construct
a Telecommunications Tower and Related Communications Facility Equipment in the Town of
Colonial Beach, pursuant to pending Zoning Text Amendments (ZTA 26-01 And ZTA 26-02) The
Property Is Identified As Tax Map Parcel Id# 3A8-1-2 on New Monrovia Road.
13. Old Business
a. Comprehensive Plan Update
14. New Business
a. None
15. Adjournment

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TO:
FROM:
COPY:
SUBJECT:
DATE:

Town Council and Planning Commission
Angela Lawrence, Department of Planning & Community Development
Natasha Tucker, Town Manager; Kyler Brower, Assistant Town Manager; and
Powell Duggan, Town Attorney
Telecommunication Facility Zoning Public Hearings
April 9, 2026

SUMMARY:
The Towers, LLC, a joint venture of Verizon Wireless and Vertical Bridge, requests approval of a
Conditional Use Permit to construct a telecommunications tower and related communications facility
equipment on Tax Map Parcel 3A8-1-2, New Monrovia Road, pursuant to approval of ZTA 26-01 and
ZTA 26-02 and Substantial Accord Determination (public hearing not required).
Public Hearings for ZTA 26-01 and ZTA 26-02 and CUP 26-02 have been advertised to be heard in order
during a Joint Public Hearing.
BACKGROUND:
Planning Commission initiated ZTA 26-01 to allow “Communication Facilities, not to exceed 100’ height”
in the C-1 district. A public hearing was held by Planning Commission in January. In February, Town
Council sent the item back to Planning Commission to review the height restriction and to set policy or
regulations. Planning Commission reviewed a revised ZTA 26-01, removing the height restriction, and
ZTA 26-02 establishing regulations related to location, structural, co-location, lighting, setback, and
additional requirements.
ISSUE:

The Towers, LLC made an initial inquiry about locating a telecommunications tower in the General
Commercial (C-1) Zoning District, one lot off McKinney Boulevard in the vicinity of New Monrovia
Road. There currently is no permitted use allowed for a communications tower in the C-1 District.
The Federal Telecommunications Act limits our ability to prohibit towers within the Town.
The Town of Colonial Beach Zoning Ordinance Section 20-2 defines Communications Facility as
“Structures, including towers, where the principle use is to provide point-to-point communication
services whether by wire or radio, either aurally or visually, including radio, telephone, television
broadcasting and the exchange or recording of messages.”
The Zoning Ordinance only permits communications facilities and/or towers in the Agricultural (A1) Zoning District with the approval of a Conditional Use Permit (CUP). Height regulations for A-1
state, “Permitted structures may be erected up to thirty-five (35) feet from grade with the following
exceptions: Church spires, belfries, cupolas, monuments, water towers, chimneys, flues, flag poles,
silo (used for agricultural products - grain, corn, etc.), television antennas, and radio aerials are exempt.
There are currently no properties zoned A-1 in the Town.

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Telecommunication Facility Public Hearing
Page two

ALTERNATIVES:
There are currently no properties within the town zoned agriculturally. Therefore, to permit a
communications facility and/or tower in town:
• The property would need to be rezoned to A-1 and a CUP approved to permit a communications
facility/tower; or
• A text amendment initiated by the Planning Commission or Town Council to permit the use in a zoning
district other than A-1 is necessary.
FISCAL IMPACT:
There is no negative fiscal impact to the town. Increased tax revenue will result; however, an estimate is
not available.
RECOMMENDATION:
Hold Joint Public Hearings:
1. ZTA 26-01
2. ZTA 26-02
3. CUP 26-02

After the public hearings, Planning Commission will review all items and make a recommendation
to Town Council for consideration at the May 20, 2026 meeting.

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Attachment 1 - Proposed Zoning Text Amendment (ZTA 26-01)

AMENDMENT TO THE ZONING ORDINANCE OF THE TOWN OF COLONIAL
BEACH, VIRGINIA, TO ADD “COMMUNICATIONS FACILITY” AS A PERMITTED
USE IN THE C-1 GENERAL COMMERCIAL DISTRICT WITH THE APPROVAL OF A
CONDITIONAL USE PERMIT
Section 8-2 Conditional Uses (Conditional Use Permit Required)
Notwithstanding 8-1 of this Article, the following uses require a Conditional Use Permit with an
approved site plan:
9. Communications facility
The amendment would result in Items 9 - 29 being renumbered as Items 10 – 30

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Attachment 2 – Proposed Zoning Text Amendment ZTA 26-02
AMENDMENT TO THE ZONING ORDINANCE OF THE TOWN OF COLONIAL
BEACH, VIRGINIA, TO ADD SECTION 18-7 TELECOMMUNICATIONS TOWERS
AND RELATED FACILITIES PERMITTING AND REGULATIONS
A. Location. Telecommunication towers are permitted in the C-1 General Commercial District;
however, must be located no less than 100 yards from residential districts, schools, parks, and
shorelines.
B. Structural Requirements. Telecommunication towers and related facilities shall be designed and
constructed as follows:
1. Telecommunications towers shall be constructed with a galvanized steel finish or similar
material and shall, to the extent practicable, use materials, colors and textures so as to reduce
visual obtrusiveness.
2. Telecommunication towers shall not exceed 150 feet, including antennas. A lightening rod,
not to exceed 3 feet, may be allowed in addition to the tower height.
3. Satellite dish and microwave dish antennas attached to monopoles shall not exceed three and
one-half (3.5) feet in diameter and shall be of a neutral, non-reflective color with no logos.
4. Whenever practicable, telecommunications towers shall include features that will camouflage
the telecommunications tower so as to blend in with the natural setting and the built
environment.
5. Prior to the use of a telecommunications tower or related facility, the owner of the tower or
facility shall have obtained approval of the structural integrity by a registered professional
engineer licensed in the state and a copy of such report shall be filed at the time of site plan
review.
6. All telecommunications towers and related facilities shall be located, designed and operated
in a manner that meets all requirements of the Federal Communications Commission and
the Federal Aviation Administration and does not create a hazard for existing, future or
planned airspaces.
C. Co-location. Wherever possible, prior to a new telecommunication tower being built, the
applicant must show valid technological, economic, or physical justification as to why colocation is not possible.
D. Lighting. The following lighting requirements shall be in addition to any lighting requirements
set forth in Section 8-3:
1. Telecommunications towers and facilities that are otherwise permitted by right shall not be
permitted if lighting, beacons, or other safety devices are required by the Federal
Communications Commission, the Federal Aviation Administration, or any other governing
agency.

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2. Telecommunications towers and related facilities that are allowed with a conditional use
permit may be permitted if lighting beacons or other safety devices are required; however, if
lighting is required, the owner of the telecommunications tower or related facility shall
submit a lighting plan at the time of site plan review which shall include the available lighting
alternatives. As part of site plan approval, the town shall approve the design that would
cause the least disturbance to the surrounding views and have the least impact on
neighboring properties.
E. Setbacks. Where a telecommunications tower is camouflaged as provided in A.4. above, the
setback requirements shall be the same as those applicable to other buildings or structures in the
district in which the telecommunications tower is located. In all other instances, the following
additional setback requirements shall apply:
1. The minimum setback from the boundary of the property on which the telecommunications
tower or facility is located shall be equal to one hundred ten (110) percent of the "fall-zone"
as certified by a licensed engineer; should the "fall-zone" be equal to the height of the
telecommunications tower or related facility, the minimum setback shall be equal to one
hundred ten (110) percent of the height of the tower.
2. The minimum setback from existing off-site dwellings shall be as follows:
a. For telecommunications towers and related facilities that exceed fifty (50) feet in height
but do not exceed one hundred (100) feet in height, the minimum setback shall be two
hundred (200) feet;
b. For telecommunications towers and related facilities that exceed one hundred (100) feet
in height, the minimum setback shall be three hundred (300) feet.
3. The minimum setback from public rights-of-way shall be as follows:
a. For telecommunications towers and related facilities that exceed fifty (50) feet in height
but do not exceed one hundred (100) feet in height, the minimum setback shall be fifty
(50) feet;
b. For telecommunications towers and related facilities that exceed one hundred (100) feet
in height, the minimum setback shall be seventy-five (75) feet.
4. The minimum setback requirements set forth in subsections (2) and (3), above, may be
satisfied if:
a. The applicant can demonstrate that the telecommunications tower or related facility is
located within an existing wooded area and the height of the tower or facility is not more
than ten (10) feet above tree line (as observed from a public right-of-way or boundary of
the property on which the tower or facility is to be constructed), and
b. The property owner records a no-disturbance perimeter easement with a minimum of
twenty-five (25) feet on all sides of the compound containing the telecommunications
tower or related facility.
The no-disturbance perimeter easement shall provide that disturbance of the wooded
area surrounding the proposed telecommunications tower or related facility; however,
the no-disturbance perimeter easement shall permit a single means of access to a

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telecommunications tower or related facility, provided the means of access is located so
as to minimize visibility of the tower or facility from neighboring residences and public
rights-of way.
F. Signs prohibited. No advertising of any type may be placed on a telecommunications tower or
related facility, except that a sign shall be required displaying the name, registration number, and
emergency contact number of the tower owner. The sign shall not exceed four (4) square feet in
size and shall be located on the security fence or other approved location.
G. Security. All related facilities shall be located, fenced or otherwise secured in a manner that
prevents unauthorized access. At the time of site plan review, the owner of the property or the
tower shall submit specifications on the security for the telecommunications tower or related
facility, which shall demonstrate measures to ensure that:
1. All antennas, towers and other supporting structures, including guy wires, are inaccessible to
individuals and constructed or shielded in such a manner that they cannot be climbed or run
into; and
2. Transmitters and telecommunications control points are installed such that they are readily
accessible only to persons authorized to operate or service them.
H. Landscaping and screening requirements. All equipment and facilities related to a
telecommunications tower shall be screened in accordance with Article 24 of the Town of
Colonial Beach Zoning Ordinance. Screening shall not be required if the equipment and facilities
are located within an enclosed structure or are visually obstructed from the public right-of-way
or from neighboring properties by existing vegetation or other structures on site. An applicant
who proposes to use existing vegetation to screen the equipment and facilities shall record an
easement providing that the vegetation shall remain. At the time of site plan review, the owner
shall submit a landscaping plan showing existing vegetation and a screening plan for the
equipment and facilities. Existing mature tree growth and natural land forms on the site shall be
preserved to the maximum extent possible.
I. Removal of abandoned, unsafe, or unused telecommunications towers and related facilities.
1. Any telecommunications tower or related facility found to be defective or unsafe shall be
repaired to meet federal, state, and local safety standards or removed within six (6) months at
the expense of the owner of the property or the telecommunications tower or related facility.
2. Any telecommunications tower or related facility that is not operated for a continuous
period of eighteen (18) months shall be considered abandoned, and the owner of the
telecommunications facility or related structure shall remove the tower or facility within
ninety (90) days of receipt of notice from the town that the tower or facility must be
removed. Removal includes the removal of the antennas, telecommunications towers and
related facilities, fence footers, underground cables and support buildings. Any buildings and
foundations may remain with the approval of the owner of the property on which the
telecommunications tower or related facility is located.

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3. If there are two (2) or more users of a single telecommunications tower or related facility,
then this provision shall not become effective until all users cease using the
telecommunications tower or related facility.
J. Additional requirements for telecommunications facilities permitted with a conditional use
permit. An application for a conditional use permit to allow the construction of a
telecommunications tower or related facility shall be accompanied by a report containing the
information set forth in this section. The report shall be signed and certified by a licensed
professional engineer registered in the commonwealth. The report shall include the following:
1. A statement, with supporting documentation, demonstrating that existing
telecommunications facilities or alternative telecommunications structures cannot physically
accommodate the proposed antenna or array or technical evidence that existing
telecommunications facilities or alternative telecommunications structures cannot be utilized
to achieve reasonable coverage objectives. Copies of written requests and responses for
shared use shall be provided.
2. An inventory of the applicant's existing sites that are located within the Town or within five
(5) miles of the Town’s border, including specific information about the location, height, and
design of each tower.
3. On the submitted proposed conceptual plan:
a. Site topography and topography within a four hundred (400)-foot radius of the proposed
tower;
b. A scaled elevation view, including tree line heights; and
c. Supporting drawings, calculations, and other documentation showing the location and
dimensions of all improvements, radio frequency coverage, tower height, setbacks,
parking, security fencing, landscaping, proposed ingress and egress, and adjacent uses,
including proximity to residential uses.
4. For telecommunications towers that are proposed to exceed one hundred (100) feet in
height, certification that the proposed telecommunications tower and related facility are
compatible for a minimum of three (3) additional users including the primary user and
information demonstrating that antennas, telecommunications towers, and
telecommunications facilities for possible co-locator antennas are no higher than required to
accommodate the additional users. The report shall include a statement signed by the
individual applicant or a responsible officer of a corporate applicant, as appropriate, setting
forth the applicant's willingness to co-locate on other company's telecommunications towers
and the applicant's willingness to accept other users on its telecommunications tower or
related facility.
5. Design standards for the proposed telecommunications tower and related facility, with
particular reference to design characteristics that have the effect of reducing or eliminating
the visual impact from neighboring properties and rights-of way.
6. Photographs from the site showing adjoining properties and other relevant views and
simulated photographic image of the proposed telecommunications tower and related facility

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from neighboring properties and rights-of-way and within one (1) mile of a designated
historic site or district or Virginia Scenic Byway.
7. Documentation that demonstrates the need for the telecommunications tower or related
facility to provide service primarily within the town.
8. Name, address and phone number of the person preparing the report.
9. Location of the nearest existing off-site residential structure.
10. Location, size and height of all structures on the property which is the subject of the
application.
11. Type, locations and dimensions of all proposed and existing landscaping, and fencing.
12. The design of the telecommunications tower or related facility, including the specific type of
support structure that will be used and the design, type, location, size, height and
configuration of all existing and proposed antennas and other equipment.
13. The frequency, modulation and class of service of radio or other transmitting equipment,
including certification that the proposed telecommunications tower or related facility will not
interfere with the town's emergency public safety communications system or existing
telecommunications devices.
14. Transmission and maximum effective radiated power of antennas and arrays to be located
on the telecommunications tower.
15. Direction of maximum lobes and associated radiation of the antennas and arrays to be
located on the telecommunications tower.
16. Certification that nonionizing electromagnetic radiation (NIER) levels at the proposed site
are within the threshold levels adopted by the FCC.
17. A copy of the FCC license applicable for the use of telecommunications towers or related
facilities.
18. Certification that a topographic study and analysis and an environmental impact analysis
have been conducted and that the site is adequate to ensure the stability of the proposed
telecommunications tower or related facility. The environmental impact analysis shall
identify all historic structures or sites that may be impacted by the proposed
telecommunications tower or related facility and shall include an assessment of the impact
that the proposed telecommunications tower or related facility will have on agricultural and
forestal resources and wildlife habitats.
19. Propagation studies of the proposed site and all adjoining planned, proposed, in-service or
existing sites.
K. Site plan required; submission of obstruction survey after construction.
L. Prior to the construction of any telecommunications tower or related facility, a site plan shall be
prepared and submitted for review and approval in accordance with the requirements of Town
of Colonial Beach Zoning Code Article 14; the site plan shall provide adequate information to
demonstrate that the proposed telecommunications tower or related facility complies with all
requirements of this section.
M. An obstruction survey shall be submitted within thirty (30) days of completion of the
telecommunications tower or related facility; if the telecommunications tower or related facility

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is in operation prior to the expiration of that thirty (30)-day period, the survey shall be submitted
on the day that operation begins. The obstruction survey must meet the Accuracy Code '2C' as
defined in Appendix 2 of FAA Order 8260.19C CHG 3 dated July 14, 2003, or the latest change.
1. Interference with public safety communications systems prohibited. Telecommunications
transmissions from any telecommunications tower or related facility shall not interfere with
the emergency public safety communications system operated by the town or any
communications system operated by the federal, state or county government.
2. Owner or operator to maintain adequate insurance.
3. The owner of property on which a telecommunications tower or other facility or the
operator of the telecommunications tower or related facility shall secure and at all times
maintain public liability insurance for personal injuries, death and property damage, and
umbrella insurance coverage.
4. The insurance policies shall be issued by an agent or representative of an insurance company
licensed to do business in the commonwealth.
5. The insurance policies shall contain an endorsement obligating the insurance company to
furnish the town with at least thirty (30) days prior written notice in advance of the
cancellation of the insurance.
6. Renewal or replacement policies or certificates shall be delivered to the town at least fifteen
(15) days before the expiration of the insurance that such policies are to renew or replace.
7. Prior to construction of a permitted telecommunications tower or related facility, the owner
of the property on which the telecommunications tower or facility is located or the operator
of the telecommunications tower or related facility shall deliver to the town a copy of each
of the policies or certificates representing the insurance as required in subsection (1), above.

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TOWN OF COLONIAL BEACH
TOWN COUNCIL
PLANNING COMMISSION
JOINT PUBLIC HEARING
Meeting Date: April 9, 2026

Item Number: Case CUP 26-02

REQUEST:

The Towers, LLC, a joint venture of Verizon Wireless and Vertical Bridge, requests
approval of a Conditional Use Permit to construct a telecommunications tower and
related communications facility equipment on Tax Map Parcel 3A8-1-2, New
Monrovia Road, pursuant to approval of ZTA 26-01 and ZTA 26-02 and Substantial
Accord Determination.
PROPOSED LAND USE:

Installation of a wireless telecommunications facility consisting of a 150’ monopole
tower with related ground equipment and a 3’ lighting rod. (Attachment B)
STAFF RECOMMENDATION:

Staff recommends approval of this request, subject to the conditions in Attachment A,
pursuant to the approval of ZTA 26-01 and ZTA 26-02 for the following reasons:
•

As conditioned, the proposed telecommunications facility complies with the
future land use recommendations of the Town’s Comprehensive Plan which
suggests the property is appropriate for commercial uses.

•

The proposed facility will not adversely affect the health or safety of persons
residing or working in the area of the proposed use, or be detrimental to public
welfare or injurious to property or improvements in the area.

•

The proposed facility will deliver essential communications infrastructure that is
vulnerable to coverage gaps and emergency communications failure and advances
the Town's documented economic development and resilience goals.

•

The proposed facility will not create any smoke, dust, noise, or traffic congestion.
The facility is not anticipated to create any flood and/or other hazardous, will
comply with all erosion and sediment control regulations, and the area is not
located within a flood plain. It will not require any additional fire or police
protection. It will not generate traffic that impacts the Town’s transportation
network nor will it create any increased levels of services for schools or water and
sewer infrastructure, as water and sewer are not required for the facility. The
improvements at the Facility are not expected to impact drainage. The proposed
facility will not impact recreational needs of the Town as it is an existing vacant
property.

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LOCATION AND ZONING:

The subject property is zoned General Commercial (C-1) and identified as Tax Map
Parcel #3A8-1-2. The property fronts New Monrovia Road, approximately 250’ from
McKinney Blvd.
Properties to the north are located in the County. Properties to the east, west and south
are zoned General Commercial (C-1) and are occupied by Atlantic Union Bank,
Beachwood Shopping Center, McDonalds and Colonial Beach Discounters.

COMPREHENSIVE PLAN AND AREA LAND USE

The Comprehensive Plan designates this parcel as General Commercial, which is
described as follows:
The General Commercial district is located primarily along Colonial Avenue and sections
of Rt. 205 surrounding its intersection with Colonial Avenue. The general commercial
district has been limited to these areas to encourage redevelopment of existing
commercial areas rather than expanding into other areas. Development of older blighted
portions of the Colonial Avenue corridor should be encouraged and new businesses
pursued.
The proposed facility is located within the Monroe Point Neighborhood, that is
designated for commercial activity. The existing land use map shows the property as
treed cover surrounded by commercial use. The proposed facility within this district is
consistent with the Comprehensive Plan’s intent to concentrate commercial

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development within established corridors rather than expanding into residential or
undeveloped areas. The Comprehensive Plan calls for the pursuit of new businesses and
investment. The proposed wireless tower will bring new private capital investment,
generate lease revenue that improve the economic viability of the host parcel, and
deliver the communications infrastructure that modern businesses require to operate.
Reliable cellular connectivity supports every commercial tenant making the district more
attractive to the new businesses and supports existing businesses in the Town. The
facility involves minimal land disturbance, does not displace or compete with retail or
service uses, and is consistent with the commercial character of the district.
The property is located in the Town’s Technology and Tourism Zone.
ZONING ORDINANCE:
This CUP is contingent upon the approval of Zoning Text Amendments ZTA 26-01 and ZTA 26-02
which are being heard concurrently with the CUP.
If approved, ZTA 26-01 and 26-02 will allow “Communications Facility” as a permitted use in the
C-1 General Commercial District with the approval of a Conditional Use Permit and will establish
permitting and regulations specific to Telecommunications Facilities.
PARKING:

This project will be an unstaffed structure, except for maintenance needs, with limited
need for parking. The applicant proposes an access road, with sufficient turn around
space as needed.

PUBLIC UTILITIES:

Water and sewer are not required for this facility.

STAFF DISCUSSION:
This CUP is contingent on the approval of ZTA 26-01 & 26-02, which provides the framework for
appropriate locations within the Town’s C-1 district but at least 100 yards from residential areas,
parks, schools, and shorelines. The ZTAs also have clear regulations regarding structural, colocation, lighting, setback and additional requirements. Public hearings for the ZTAs will be held
at the same meeting, ahead of the public hearing for the CUP.
The Town’s Comprehensive Plan encourages new business and investment. This facility will
enhance cell service that businesses need, particularly in the tourist season when cell service is
stretched.
The applicant is proposing limited tree cutting/land disturbance as shown on attachment B. The
monopole will be set back approximately 100’ from the roadway and adjacent properties and
will be surrounded by mature trees.

This Colonial Beach Zoning Ordinance Section 16-2 provides that Conditional Use
Permits shall expire within one (1) year when the applicant or its successor in interest

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has failed to establish the use authorized or to commence and diligently pursue the
construction. However, pursuant to Va. Code § 15.2-2616.4:2.A(10), a locality may not
limit the duration of a wireless approval “except that a locality may require that
construction of the approved project shall commence within two years of final approval
and be diligently pursued to completion.” Therefore, a condition has been added to
allow this.
ATTACHMENTS:

Recommended Draft Conditions of Approval – Attachment A
Project Description and Location Map – Attachment B
Applicant’s Narrative – Attachment C

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ATTACHMENT A
RECOMMENDED CONDITIONS OF APPROVAL – CASE CUP 26-02
The Towers, LLC
This Conditional Use Permit (CUP) shall be granted on the subject properties identified as
Tax ID: 3A8 1 2 and shall run with the land, subject to the following conditions:
1. The site shall be developed in substantial accordance with the “Torrey Smith New
Monrovia Road Colonial Beach VA 22443 Project Description Installation of New
Tower, Compound, and Driveway” prepared by Bamman Consulting, LLC and dated
March 9, 2026. Minor modifications may be approved by the Director of Planning and
Community Development at the time of site plan review. (Attachment B)
2. The construction of the approved project shall commence withing two years of final
approval and be diligently pursued to completion.
3. A 6-foot chain link fence with 3-strand barbed wire shall be allowed within the 50’x50’
area as shown on SP-2.

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PLANS PREPARED BY:

SITE

BAMMAN
CONSULTING, LLC

T
O

T1162

M

SUBMITTALS
SUB. NO.

DESCRIPTION

BY

DATE

1

PRELIMINARY SITE PLAN

SPP

10/14/25

2

FINAL SITE PLAN

SPP

3/09/26

C
R
E
R

T1160
É
T
1150
É
T1115
É
T1142
É

APPLICANT:

STEVEN FANSHAW

PHONE NUMBER:

(804) 543-7313

REAL ESTATE:

SEAN CAI

PHONE NUMBER:

(540) 793-0810

T1140
É

ZONING:

SEAN CAI

PHONE NUMBER:

(540) 793-0810

CONSTRUCTION:

BRIAN BELSKI

PHONE NUMBER:

803.237.2451

UTILITIES:

STUART PATTERSON

PHONE NUMBER:

(703) 328-8574

RF ENGINEER:

HAMED SEMATI

PHONE NUMBER:

(804) 543-7556

É

É

n
T1114 T1109

T1112

É É
1159
É TÉ

T1166

É

T1118
É

T1116
É
T
1131
É
T
1139
É

É

T1125

É

T1158

T1164

CONSULTING TEAM

T1132
É
T1113
É

T1133

SITE

T1110
nÉ

É

T1157

PROJECT SUMMARY

NEW MONROVIA RD
COLONIAL BEACH, VA
22443

PROPERTY OWNER:

TOWER FACILITY OWNER:

SHEET NUMBER SHEET TITLE

BAMMAN CONSULTING, LLC
14489 ST ANDREWS LN
ASHLAND, VA 23005
CONTACT:
STUART PATTERSON, PE
TELEPHONE:
(703) 328-8574

MAYO, MICHAEL C.
& VALERIE JEAN

THE TOWERS, LLC
22 WEST ATLANTIC AVE
SUITE 310
DELRAY BEACH, FL 33444

GENERAL

UTILITIES INFORMATION:
POWER: DOMINION POWER
(888) 677-3000

É

T1109

É
É
T
1111
É
T
1103
É
T
1128
É
T
1129
É
T
1106
É
T
1148
É
T
1168
É
T
1107
É
T
1124
É
T
1105
É
T
1147
É
T
1122
T
1102
É
É
T
1123
É
T
1104
É
T
1130
É
T1119
É
T1146
É
T
1145
É
T
1120
É
T
1165
É
T
1169
É
T
1144
É
T
1121
É
T
1101
É

632
É
723
É

658
É

E

MONRO

Monroe
Hall

PROJECT DATA:
ZONING
TAX MAP #
ACREAGE
JURISDICTION
SITE TYPE
STRUCTURE TYPE

SURVEY:
LENNING LAND SURVEYING
2126 LEWISTON PLANK ROAD
BURKVILLE, VA 23922
CONTACT:
TODD LENNING, LS
TELEPHONE:
(434) 767-9440

628
É

1303
É
658
É

1309
É

G-1

COVER SHEET

DESIGN:
DRAWN:
REVIEW:

SITE PLAN
Z-1

PARCEL PLAN

SP-1

SITE PLAN

SP-2

ENLARGED SITE PLAN

SP-3

ELEVATION

SPP
MAA
SPP

UNAUTHORIZED ALTERATION OR ADDITION TO
THIS DOCUMENT IS A VIOLATION OF
APPLICABLE STATE AND/OR LOCAL LAWS

SUBMITTALS
SYM.

DESCRIPTION

DATE

1

PRELIMINARY SITE PLAN

10/14/25

2

FINAL SITE PLAN

3/09/26

C-1
3A8-1-2
1.083
TOWN OF COLONIAL BEACH
RAW LAND
MONOPOLE
SHEET NAME:

STRUCTURE HEIGHT
OVERALL HEIGHT
AREA OF LAND DISTURBANCE

CREEK

628
É

DRAWING INDEX

ENGINEERING:

T1127
T
1108
É
T1107

652
É

150'
153' (TOP OF LIGHTNING ROD)
100' x 100'
6,500 SQ. (0.39 AC.)

FAA 1A GEOGRAPHIC COORDINATES:
LATITUDE:
38° 15' 17.04285" N (NAD 83) N38.254734125°
LONGITUDE: 76° 58' 34.97356" W (NAD 83) W76.976381545°
ELEVATION: 15.5' AMSL

)

1300
É

ADA COMPLIANCE:
FACILITY IS UNMANNED AND NOT FOR HUMAN HABITATION. SITE
WILL NOT BE SERVED BY CITY SEWER OR WATER.

MA
C

1306
É

1345
É

TO

1302
É

PO

COLONIAL BEACH, VIRGINIA

1313
É

E ER

SITE ADDRESS:

T1134
É

É

T1149
É

US-VA-5213

TORREY SMITH

T1135

T1141
É

I ONA L E NG

IV

T1143
É

T1126
É

T1152
É

SITE #:

March 9, 2026

IN

PROJECT TEAM
APPLICANT INFORMATION:
VERIZON WIRELESS
1831 RADY COURT
RICHMOND, VA 23222

A

T789
É

É
É

SS

SITE NAME:

1167
É

T1137
T1151

FE

T
1136 TÉ
1163
É
1155
É TÉ
T
1154
É
T
1161
É

O

1179
É

)

Lic. No. 041047

P RO

É

T1153

Potomac
Beach

P

1178
É

NI A

STUART P. PATTERSON

2 WORKING DAYS
BEFORE YOU DIG
811
TOLL FREE
MISS UTILITY

T1153
É

ALTH OF VI
E
W

I
RG

COMM
ON

SCAN FOR
DIRECTIONS TO SITE:

PROJECT DESCRIPTION
INSTALLATION OF NEW TOWER, COMPOUND & DRIVEWAY

18

SHEET TOTAL:
5

SHEET NO.:

G-1

#

LEASE NOTES

1.

VERIZON 19' x 26' LEASE AREA.

PLANS PREPARED BY:
BAMMAN
CONSULTING, LLC

NI A

LEGAL DESCRIPTION

ALTH OF VI
E
W

I
RG

COMM
ON

SURVEYOR'S NOTES

STUART P. PATTERSON

FE

SF

SS

SITE #:

.4'

117

E ER

I ONA L E NG

US-VA-5213

SITE NAME:

SF

4'

92.

SF

.4'

72

March 9, 2026

IN

P RO

Lic. No. 041047

TORREY SMITH

'

0.1

10

XX
XX

F
XX S

1

10

XX

XX
SF

SITE ADDRESS:

.9'

89

NEW MONROVIA RD
COLONIAL BEACH, VA
22443

'

7.5

11

.4'

72

XX

'
0.0

DESIGN:
DRAWN:
REVIEW:

SPP
MAA
SPP

UNAUTHORIZED ALTERATION OR ADDITION TO
THIS DOCUMENT IS A VIOLATION OF
APPLICABLE STATE AND/OR LOCAL LAWS

SUBMITTALS
SYM.

DESCRIPTION

DATE

1

PRELIMINARY SITE PLAN

10/14/25

2

FINAL SITE PLAN

3/09/26

SHEET NAME:

SETBACK INFORMATION
JURISDICTION: TOWN OF COLONIAL BEACH
ZONING: C-1 COMMERCIAL

PARCEL PLAN

DIMENSION

PROPOSED TOWER

PROPOSED COMPOUND

RIGHT OF WAY:

117.4'

92.4'

SIDE:

L=100.0', R=100.1'

L=72.4', R=72.4'

REAR:

117.5'

89.9'
SHEET NO.:

NOT TO SCALE

19

Z-1

GENERAL NOTES
CE CONSTRUCTION
ENTRANCE

1.

THIS PLAN IS SUBJECT TO ALL EASEMENTS AND RESTRICTIONS OF RECORD.

2.

THE FACILITY IS UNMANNED AND NOT INTENDED FOR HUMAN HABITATION (NO
HANDICAP ACCESS REQUIRED).

3.

THE FACILITY IS UNMANNED AND DOES NOT REQUIRE POTABLE WATER OR SANITARY
SERVICE.

PLANS PREPARED BY:
BAMMAN
CONSULTING, LLC

3
4

SF
SF

LEASE NOTES

1.

VERIZON 19' x 26' LEASE AREA.

6

ALTH OF VI
E
W

I
RG

SF

5

#

NI A

COMM
ON

SF

SF NEW SILT FENCE

FE

SF

SS

SF

1.

NEW MONOPOLE TOWER. SEE SHEET SP-3.

2.

50' x 50' FENCED COMPOUND, SEE SHEET SP-2.

3.

NEW PE-1 VDOT PRIVATE ENTRANCE.

4.

25 LF OF 18" HDPE.

SITE #:

March 9, 2026

E ER

Lic. No. 041047

P RO

SF

# CONSTRUCTION NOTES

IN

SF

STUART P. PATTERSON

I ONA L E NG

US-VA-5213

SITE NAME:

SF

SF
7

TORREY SMITH

ENTRY GATE.

6.

NEW 12' WIDE ACCESS ROAD.

7.

NEW PARKING/TURNAROUND AREA.

SF

7

5.

SITE ADDRESS:

SF

NEW MONROVIA RD
COLONIAL BEACH, VA
22443

XX

XX

XX

ABBREVIATIONS

SF

XX

XX

XX

SF

#
A
AGL
ANSI

XX

AWG
CL
COAX
COMM
CONC
E
EIA

SF

XX

XX

XX
SF

LIMITS OF CLEARING
0.15 ACRES ±

XX

XX

NUMBER
AMPS
ABOVE GROUND LEVEL
AMERICAN NATIONAL
STANDARDS INSTITUTE
AMERICAN WIRE GAUGE
CENTERLINE
COAXIAL CABLE
COMMUNICATION
CONCRETE
EXISTING, EAST
ELECTRONICS INDUSTRIES
ALLIANCE
GRID PARCEL
IDENTIFICATION NUMBER
INSTRUMENT
MINIMUM
NORTH AMERICAN
DATUM

SF

1

XX
SF

XX

XX
SF

XX

INST
MIN
NAD

XX

XX

SF

2

XX

GPIN

XX

XX

1

XX

NC
N/F
NO
OSHA

P/P
RF
SYM
TIA
TTV
TYP
VA
W/
WM
WV

NORTH CAROLINA
NOW OR FORMERLY
NUMBER
OCCUPATIONAL SAFETY
AND HEALTH
ADMINISTRATION
POWER POLE
RADIO FREQUENCY
SYMBOL
TELECOMMUNICATIONS
INDUSTRY ASSOCIATION
TECHNICAL TEAM VISIT
TYPICAL
VIRGINIA
WITH
WATER METER
WATER VALVE

DESIGN:
DRAWN:
REVIEW:

SPP
MAA
SPP

UNAUTHORIZED ALTERATION OR ADDITION TO
THIS DOCUMENT IS A VIOLATION OF
APPLICABLE STATE AND/OR LOCAL LAWS

SUBMITTALS
SYM.

DESCRIPTION

DATE

1

PRELIMINARY SITE PLAN

10/14/25

2

FINAL SITE PLAN

3/09/26

SHEET NAME:

LEGEND

SF

PROPERTY LINE

CONCRETE

LEASE AREA
EASEMENT
EDGE OF PAVEMENT
90
X

SITE PLAN
NOT TO SCALE

90.22

CONTOUR
SPOT ELEVATION
GRAVEL

20

FENCE
LIMITS OF DISTURBANCE

SHEET NO.:

SP-1

GENERAL NOTES

4.

ANY VEGETATED AREA DISTURBED BY CONSTRUCTION SHALL
BE THE RESPONSIBILITY OF THE CONTRACTOR TO SEED AND
ESTABLISH A PERMANENT VEGETATIVE COVER.

5.

THE CONTRACTOR IS RESPONSIBLE FOR MEANS AND METHODS
OF CONSTRUCTION. SAFETY IS THE RESPONSIBILITY OF THE
CONTRACTOR. ALL WORK SHALL BE PERFORMED IN
ACCORDANCE WITH OSHA REQUIREMENTS.

6

7.

ALL WORK SHALL BE ACCOMPLISHED IN ACCORDANCE WITH ALL
LOCAL, STATE, AND FEDERAL CODES OR ORDINANCES.

8.

THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL
PERMITS AND INSPECTIONS THAT MAY BE REQUIRED BY ANY
FEDERAL, STATE, COUNTY OR MUNICIPAL AUTHORITIES.

3

XX

XX

XX

XX

20.0'

XX

XX

XX

12.0'
XX

XX

5.0'

XX

5

10.0'

Lic. No. 041047

FE

THE CONTRACTOR IS RESPONSIBLE FOR SITE LAYOUT AND
CONSTRUCTION STAKING. LOCATION OF EXISTING STRUCTURES
AND UTILITIES MUST BE CONFIRMED BY THE CONTRACTOR.

STUART P. PATTERSON

P RO

6.

SS

SITE #:

XX

XX

5.0'

ALTH OF VI
E
W

March 9, 2026

E ER

THE STOCKPILING OF EXCESS MATERIAL ON SITE WILL NOT BE
ALLOWED.

IN

3.

BAMMAN
CONSULTING, LLC

NI A

ALL EROSION AND SEDIMENT CONTROL DEVICES SHALL BE
INSTALLED BY THE CONTRACTOR IN ACCORDANCE WITH THE
LATEST EDITION OF THE VIRGINIA EROSION AND SEDIMENT
CONTROL HANDBOOK (VESCH) BEFORE LAND DISTURBANCE
COMMENCEMENT AND CHECKED PERIODICALLY TO ENSURE
THEY ARE FUNCTIONING AS INDICATED.

PLANS PREPARED BY:

I
RG

2.

4

XX

IT IS THE CONTRACTORS RESPONSIBILITY TO LOCATE EXISTING
UNDERGROUND UTILITIES PRIOR TO CONSTRUCTION.
PROPOSED UTILITIES INSIDE THE COMPOUND SHALL BE HAND
DUG. UTILITY TRENCHES SHALL BE BACKFILLED AND
COMPACTED IN 6" LIFTS WITH DETECTABLE WARNING TAPE
WITHIN BACKFILLED NATIVE MATERIAL. GEOTEXTILE FABRIC
AND STONE SHALL BE RESTORED TO TO EXISTING CONDITIONS.

COMM
ON

1.

I ONA L E NG

US-VA-5213

SITE NAME:

XX

XX

TORREY SMITH

XX

XX

XX

XX

#

7

XX

XX

1.

LEASE NOTES
VERIZON 19' x 26' LEASE AREA.

25.0'

SITE ADDRESS:

NEW MONROVIA RD
COLONIAL BEACH, VA
22443

XX

XX

5.0'
XX

XX

# CONSTRUCTION NOTES

1

XX

XX

1.
2.

25.0'

XX

XX
1

8

XX

XX

XX

XX
2

XX

XX
XX

XX

XX

XX

XX

XX

XX

XX

XX

XX

XX

XX

XX

DESIGN:
DRAWN:
REVIEW:

UNAUTHORIZED ALTERATION OR ADDITION TO
THIS DOCUMENT IS A VIOLATION OF
APPLICABLE STATE AND/OR LOCAL LAWS

NEW MONOPOLE TOWER. SEE SHEET SP-3.
6' CHAIN LINK FENCE WITH 3-STRAND BARBED WIRE.

3.

12' WIDE DOUBLE ACCESS GATE.

4.

FIBER HANDHOLE.

5.

8FT H-FRAME.

6.

SPACE RESERVED FOR POWER PROVIDER TRANSFORMER.

7.

ICE BRIDGE POST(S).

8.

WITHIN VZN LEASE AREA; CONCRETE EQUIPMENT PAD,
GENERATOR PAD, EQUIPMENT H-FRAME AND FIBER/POWER
CONDUIT STUB-UPS.

SPP
MAA
SPP

SUBMITTALS
SYM.

DESCRIPTION

DATE

1

PRELIMINARY SITE PLAN

10/14/25

2

FINAL SITE PLAN

3/09/26

SHEET NAME:

SHEET NO.:

COMPOUND PLAN
21

SP-2

GENERAL NOTES
1.

TRANSMITTER EQUIPMENT AND ANTENNAS ARE DESIGNED TO MEET ANSI/EIA/TIA 222-H
REQUIREMENTS.

2.

ALL STRUCTURAL ELEMENTS SHALL BE HOT DIPPED GALVANIZED STEEL.

3.

MONOPOLE AND FOUNDATION DESIGNED BY OTHERS.

PLANS PREPARED BY:
BAMMAN
CONSULTING, LLC

ALTH OF VI
E
W

I
RG

NI A

COMM
ON

3' LIGHTNING ROD

STUART P. PATTERSON

SITE #:

March 9, 2026

IN

FE

SS

E ER

Lic. No. 041047

P RO

FUTURE CARRIERS

I ONA L E NG

US-VA-5213

SITE NAME:

150' MONOPOLE

TORREY SMITH

SITE ADDRESS:

NEW MONROVIA RD
COLONIAL BEACH, VA
22443
DESIGN:
DRAWN:
REVIEW:

SPP
MAA
SPP

UNAUTHORIZED ALTERATION OR ADDITION TO
THIS DOCUMENT IS A VIOLATION OF
APPLICABLE STATE AND/OR LOCAL LAWS

SUBMITTALS
SYM.

DESCRIPTION

DATE

1

PRELIMINARY SITE PLAN

10/14/25

2

FINAL SITE PLAN

3/09/26

FENCED COMPOUND,
SEE SHEET SP-2
SHEET NAME:

ELEVATION
NO SCALE

SHEET NO.:

22

SP-3

23

The Towers, LLC for Verizon Wireless
Torrey Smith Project Conditional Use Permit Application and
Detailed Project Narrative
March 9, 2026
APPLICATION FOR A CONDITIONAL USE PERMIT TO ALLOW THE TOWERS, LLC, a joint venture of Verizon Wireless
and Vertical Bridge (hereinafter “Verizon Wireless”), TO CONSTRUCT A TELECOMMUNICATIONS TOWER AND
RELATED COMMUNICATIONS FACILITY EQUIPMENT IN THE TOWN OF COLONIAL BEACH (THE “TOWN”) TAX MAP PARCEL
3A8-1-2, New Monrovia Road (the “Property”).
Pursuant to pending Zoning Text Amendments (ZTA 26-01 and ZTA 26-02) being considered by the Town
that would permit a communications tower in the C-1 Commercial zoning district with the approval of a
Conditional Use Permit, Verizon Wireless seeks a Conditional Use Permit from the Town Council for the
proposed installation of a wireless telecommunications facility as described herein (the “Site” or the
“Facility”). The proposed installation is critical to Verizon Wireless’s goal of providing state-of-the-art
coverage and service in the area that will benefit the Town, its residents and businesses. The Facility will
consist of a 150’ monopole tower with related ground equipment. The Property is currently zoned C-1
Commercial. Should the Town adopt the above reference Zoning Text Amendments, towers would be
permitted in the C-1 Commercial zoning district with the approval of a Conditional Use Permit.
Site Location:

Verizon Wireless Conditional Use Permit Application – Torrey Smith
24

Page 1

Site Description
As shown on the Site Development Plans prepared by Bamman Consulting, LLC, bearing a seal date of
March 9, 2026 enclosed, Verizon Wireless proposes to construct a new wireless facility monopole at a
total height of 150 feet, inclusive of a 3’ lightning rod (the “Tower”) with antennas and related equipment
within a 19’ x 26’ lease area on the Property. The Tower would be constructed with sufficient strength to
support at least three additional antenna arrays to enable service from other wireless providers. Verizon
Wireless will install an equipment shelter, generator for backup power, and other ground equipment
enclosed by security fencing within the lease area. The Site will be accessed by a new access road within
an easement, which provides access to the public right of way on New Monrovia Road, just west of the
intersection with McKinney Blvd, St. Rt. 205.
As part of its initial due diligence efforts to bring improved wireless coverage to the Town, Verizon Wireless
evaluated the feasibility of locating telecommunication facilities on the Torrey Smith water tower.
However, after careful consideration, Verizon Wireless determined colocation on the water tower was not
feasible due to a few reasons. First, the existing structure is not adequate to support the required
telecommunications equipment. Second, the ground space under the tower is unavailable due to the
underlying water lines. Additionally, an access road does not exist and would need to be constructed to
allow for the water tower to be a viable colocation opportunity.
Included with the application materials is an exhibit showing the existing wireless services coverage areas
(green/yellow) and the gap of services affective the Town, its residents, and businesses. This exhibit also
includes additional coverage that would be provided by the Facility (shown in red) to address the existing
coverage gaps while bringing enhanced and reliable service to the Town, its residents, and businesses.
ARTICLE 16 SECTION 16-5: CONDITIONAL USE PERMITS STANDARD OF REVIEW
A conditional use permit shall be issued provided the governing body finds that the use will not:
1. Adversely affect the public health, safety or welfare of persons residing or working in the
neighborhood of the proposed use;
The proposed wireless telecommunications facility promotes the public health, safety,
convenience, and general welfare of the citizens of Colonial Beach within the meaning of
Code of Virginia §§ 15.2-2200 and 15.2-2283. It delivers essential communications
infrastructure to a growing, aging, and coastal community that is vulnerable to coverage gaps
and emergency communications failures, advances the Town's documented economic
development and resilience goals, and does so through private investment that imposes no
burden on the public tax base.
The proposed Facility will not create any smoke, dust, noise, or traffic congestion. The Facility
will be an unmanned facility visited monthly by a service technician. The Facility is not
anticipated to create any flood and/or other hazardous, deleterious or otherwise undesirable
substances or conditions as it would disturb less than 10,000 square feet, will comply with
all erosion and sediment control regulations, and the area is not located within a flood plain.
The Facility will not require any additional fire or police protection. The Facility will not
generate traffic that impacts the Town’s transportation network nor will it create any
Verizon Wireless Conditional Use Permit Application – Torrey Smith
25

Page 2

increased levels of services for schools or water and sewer infrastructure, as water and
sewer are not required for the Facility. The improvements at the Facility are not expected to
impact drainage. The proposed Facility will not impact recreational needs of the Town as it is
an existing vacant property.
2. Be detrimental, injurious, or incompatible to property or improvements in the
neighborhood;
The proposed wireless telecommunications facility will not be detrimental, injurious, or
incompatible with property or improvements in the Monroe Point neighborhood. It is a lowimpact, passively operated infrastructure use that is physically compatible with the
neighborhood's mixed commercial and residential character, consistent with the gateway
role Route 205 plays in the Monroe Point area, and subject to design, screening, and setback
measures that minimize any visual impact. Additionally, the Facility is over 300 feet away
from the nearest residential dwelling. The Facility brings tangible benefits to neighborhood
residents and businesses and introduces no new category of harm to the surrounding area.
3. Conflict with the purposes of the Comprehensive Plan of the Town of Colonial Beach.
Please refer to the Comprehensive Plan analysis section further below in this narrative for
detailed information on how the Facility supports the Plan.
ARTICLE 16 SECTION 16-2: EXPIRATION OF CONDITIONAL USE PERMITS
This Zoning Ordinance Section provides that conditional use permits shall expire within one (1) year when
the applicant or its successor in interest has failed to establish the use authorized or to commence and
diligently pursue the construction. However, pursuant to Va. Code § 15.2-2616.4:2.A(10), a locality may
not limit the duration of a wireless approval “except that a locality may require that construction of the
approved project shall commence within two years of final approval and be diligently pursued to
completion.” Therefore, Verizon Wireless respectfully request that any expiration for this conditional use
permit align with the requirements set forth in the Code of Virginia.
COMPLIANCE WITH THE TOWN OF COLONIAL BEACH COMPREHENSIVE PLAN
Wireless telecommunications infrastructure is not merely compatible with the Plan, it is affirmatively
called for by the community, the Town’s leadership, and the Plan’s stated goals. The following analysis
addresses each relevant goal and policy area in turn.
The Comprehensive Plan designates this parcel as General Commercial, which is described as follows:
The General Commercial district is located primarily along Colonial Avenue and sections of Rt. 205
surrounding its intersection with Colonial Avenue. The general commercial district has been limited
to these areas to encourage redevelopment of existing commercial areas rather than expanding
into other areas. Development of older blighted portions of the Colonial Avenue corridor should be
encouraged and new businesses pursued.

Verizon Wireless Conditional Use Permit Application – Torrey Smith
26

Page 3

The proposed facility is sited within the Monroe Point Neighborhood, that is designated for commercial
activity. Approving the Facility within this district is fully consistent with the Plan’s intent to concentrate
commercial development within established corridors rather than expanding into residential or
undeveloped areas.
The Plan calls for the pursuit of new businesses and investment. The proposed wireless tower advances
this goal directly: it brings new private capital investment, generates lease revenue that improves the
economic viability of the host parcel, and delivers the communications infrastructure that modern
businesses require to operate. Reliable cellular connectivity supports every commercial tenant making
the district more attractive to the new businesses and supports existing businesses in the Town.
The facility involves minimal land disturbance, does not displace or compete with retail or service uses,
and is consistent with the commercial character of the district. For these reasons, the proposed use aligns
with the purpose of the General Commercial land use designation.
A. Improved Internet and Wireless Access: A Directly Cited Community Need
The most direct support for this application comes from the community input process that shaped the
Comprehensive Plan. During the 2016 public workshop and subsequent surveys and neighborhood
meetings, Colonial Beach residents and visitors specifically identified “Improved internet access” as one
of the initiatives needed to strengthen the Town’s functionality (Comprehensive Plan, p. 38). This citizendriven finding reflects a documented gap in connectivity that the proposed tower will directly address.
Additionally, the Town Council, Planning Commission, and Chamber of Commerce identified “increased
internet presence” as a land use issue facing the Town both currently and in the future (p. 37–38). This
finding, drawn from Town leadership rather than just the general public, further establishes that reliable
wireless connectivity is a recognized priority for Colonial Beach’s future development.
"Improved internet access" Resident-cited functional improvement, Colonial Beach Comprehensive Plan,
p. 38
The proposed Facility responds directly to this documented need by expanding cellular coverage and data
capacity across the town’s residential neighborhoods, commercial corridors, waterfront, and visitor
areas.
B. Goal 2: Public Safety and Emergency Communications
Goal 2 of the Plan calls on Colonial Beach “To provide a safe, secure, supportive, and engaging
environment for residents and businesses” (p. 138). The Comprehensive Plan places significant emphasis
on the Town’s emergency services and the need to strengthen them as the population grows and ages.
Several findings in the Plan directly support the need for improved wireless infrastructure in the context of
public safety:
•

The Plan notes that the Colonial Beach Volunteer Fire Department building “currently… leveraged
as the town’s Emergency Operations Center (EOC)” and acknowledges “there persists a need for
a local designated emergency shelter” (p. 19). Reliable wireless communications are essential to
EOC operations during a declared emergency.

Verizon Wireless Conditional Use Permit Application – Torrey Smith
27

Page 4

•

The Plan notes that “residents have emphasized the need for emergency care” (p. 24), and that
the growing 65+ population “brings increased demand for services such as emergency 911
services” (p. 16). Cellular connectivity is a primary means by which residents, particularly elderly
residents, access 911 services and telehealth.

•

Enhanced 911 service is cited as an ongoing priority for the Town (p. 16). Wireless tower
infrastructure is the backbone of modern 911 systems. Dead zones or insufficient coverage
undermine the Town’s 911 capabilities.

•

The Plan calls for Town Council to “conduct a town wide staffing needs analysis for general
government and emergency services” and notes the “continual analysis of the Fire Department’s
facilities and equipment” as a necessity (p. 24). Wireless infrastructure is an integral component
of modern emergency service capability.

The proposed Facility will extend and strengthen the wireless signal available to first responders,
residents, and visitors throughout Colonial Beach, directly advancing Goal 2.
C. Goal 4: Resilience to Storms, Flooding, and Natural Threats
Goal 4 calls on Colonial Beach “To be a community that is resilient to rising sea levels, storms, recurrent
flooding, and other current and future threats” (p. 145). The Plan dedicates extensive attention to Colonial
Beach’s vulnerability as a coastal community on the Potomac River, noting the risks posed by storm
surges, sea level rise, and recurrent flooding. The establishment of a Resiliency Committee is called for in
the Plan’s implementation strategies (p. 9).
Wireless telecommunications infrastructure is a core component of community resilience. When physical
infrastructure such as roads, power lines, and landlines is compromised during a storm event, cellular
networks often provide the primary means of communication for residents to call for help, receive
emergency alerts, coordinate evacuations, and reconnect with family members. A new tower in Colonial
Beach would:
•

Expand the redundancy of the Town’s communications network during emergency events

•

Support Wireless Emergency Alerts (WEA) delivery to all residents and visitors in the coverage
area

•

Enable first responders to maintain communications during and after storm events

•

Provide connectivity for residents sheltering in place who rely on mobile devices for information
and assistance

The Plan’s strong emphasis on resilience planning makes clear that communications infrastructure is not
a luxury, it is a public safety necessity for a coastal community like Colonial Beach.
D. Goal 3: Economic Development and Business Attraction
Goal 3 of the Plan calls on Colonial Beach “To be a business-friendly environment that promotes growth
and attracts quality businesses” (p. 143). The economic development section of the Plan paints a clear
picture: Colonial Beach is a growing bedroom community and tourism destination whose economic future
Verizon Wireless Conditional Use Permit Application – Torrey Smith
28

Page 5

depends on attracting new businesses, supporting remote workers, and expanding its appeal as a yearround destination.
Reliable wireless coverage is a fundamental prerequisite for modern economic activity. Consider the
following economic priorities identified in the Plan:
•

Colonial Beach serves commuters employed at Dahlgren Naval Weapons Station,
Fredericksburg, and the Washington, D.C. metro area (p. 17). Many of these workers increasingly
require reliable cellular data for remote work, telecommuting, and professional communications
during their commutes.

•

The Plan notes that “light industry, personal and professional services, and expansion of the
tourism industry would generate new employment opportunities” (p. 18). None of these sectors
can operate competitively without reliable wireless coverage.

•

The Plan identifies tourism expansion as a key economic driver, with Colonial Beach positioning
itself as a year-round destination (p. 18). Visitors expect and depend upon reliable cellular
connectivity for navigation, lodging reservations, payment processing, and social sharing—all of
which promote the Town’s visibility and economic activity.

•

Self-employment rates in Westmoreland County (13.9%) significantly exceed the Virginia state
average of 8.3% (p. 33). Self-employed residents are disproportionately dependent on mobile
data connectivity for their businesses.

Wireless infrastructure is economic infrastructure. By closing coverage gaps, the proposed tower will
make Colonial Beach more competitive for business attraction and retention, consistent with Goal 3.
E. Goal 1: Attractiveness to Tourists, Residents, and Prospective Residents
Goal 1 calls on Colonial Beach “To be an attractive Town to tourists, existing residents, and prospective
residents” (p. 135). The Plan identifies the Town’s waterfront, beach, arts, and small-town character as
key assets. Wireless connectivity increasingly factors into quality-of-life decisions made by prospective
residents, particularly retirees, remote workers, and families with school-age children, when choosing
where to live.
The Plan notes that Colonial Beach “continues to attract retirees and second-home owners predominantly
from outside the region” (p. 17) and that “the town’s relative affordability, mild climate, and desirable
waterfront setting will all continue to attract new residents” (p. 17). Reliable wireless connectivity
enhances all these qualities by making Colonial Beach a practical choice for modern living, not just a
scenic one.
Additionally, the Plan’s population projections anticipate growth from 3,908 residents in 2020 to over
5,000 by the mid-2030s (p. 17). Planning now for wireless infrastructure that serves a larger population is
consistent with the Plan’s forward-looking approach.
F. Infrastructure as a Stated Community Priority
The Comprehensive Plan’s Capital Improvement Plan (CIP) section states plainly:

Verizon Wireless Conditional Use Permit Application – Torrey Smith
29

Page 6

"It has been consistently and clearly put forth by the citizens of Colonial Beach that infrastructure is a great
concern and high priority." Comprehensive Plan, CIP Introduction, p. 40
The CIP further establishes that technology improvements with a minimum cost of $20,000 are eligible
capital improvement projects for the Town (p. 40). The CIP specifically includes “Utility mapping and tech
upgrade” as a listed capital project (p. 41), demonstrating that the Town’s planning framework expressly
contemplates technology infrastructure improvements as part of the Town’s capital program.
A wireless facility is precisely the kind of technology infrastructure investment, privately funded and
maintained at no cost to the Town, that advances the community’s stated infrastructure priorities while
relieving taxpayer burden.
CONCLUSION
Verizon Wireless is pleased to propose the Facility to improve wireless service in the Town. The proposal
meets the requirements of the Zoning Ordinance and is consistent with the goals and objectives of the
Town’s Comprehensive Plan. We respectfully request that a conditional use permit be granted because
the Facility would not have a substantial detriment to adjacent property or change the character of the
zoning district in which it is located; it is in harmony with the purpose and intent of the Zoning Ordinance
and with the uses permitted by right in the zoning district; and it supports the public health, safety and
general welfare. Good wireless communications service is an essential utility, needed by citizens and
travelers for safety, government communications, economic development, education and healthcare,
and general convenience. We appreciate your consideration of this application.

Verizon Wireless Conditional Use Permit Application – Torrey Smith
30

Page 7

TOWN OF COLONIAL BEACH
PLANNING COMMISSION MEETING
March 12, 2026, 6:00 PM
Colonial Beach Town Center
22 Washington Avenue, Colonial Beach, VA 22443

MINUTES
MEMBERS PRESENT:

Nathan Howell, Chairperson
Vicki Luna, Vice Chairperson
Lauren Adams
Annamarie Bairstow
William Hutchins
Nigel Long
Bill Malone

MEMBERS ABSENT: None
COUNCIL LIAISON:

Rick Wood

STAFF PRESENT:

Angela Lawrence, Director of Planning & Community Development
Powell Duggan, Town Attorney
Darla Odom, Zoning Official
Heather Oliver, Town Clerk

1) Call to Order
Chairperson Howell called the meeting to order at 6:00 p.m.
2) Pledge of Allegiance
Chairperson Howell led attendees in reciting the Pledge of Allegiance.
3) Determination of Quorum
Chairperson Howell noted all members are present.
4) Approval of Agenda
ON MOTION BY COMMISSIONER BAIRSTOW, SECONDED BY
COMMISSIONER ADAMS, APPROVED UNANIMOUSLY 7-0
5) Approval of Minutes
a. January 29, 2026-Special Meeting
ON A MOTION BY COMMISSIONER BAIRSTOW, SECONDED BY
COMMISSIONER LONG JANUARY 29, 2026, WERE APPROVED
UNANIMOUSLY WITH AMENDMENTS “MOVE A-E BULLET POINT TO B-E”
7-0.

32

b. February 12, 2026
ON A MOTION BY COMMISSIONER BAIRSTOW, SECONDED BY
COMMISSIONER MALONE FEBRUARY 12, 2026, MINUTES APPROVED
UNANIMOUSLY 7-0 AS PRESENTED.
6) Public Comment on Non-Public Hearing Planning Commission/Land Use
None
7) Planning and Community Director Report
Ms. Lawrence advised corrections to her written report, the top bullet should state SingleFamily Dwelling. She met with Ms. Luna regarding the Comprehensive Plan. John will be
leaving the department. John had begun reviewing the Comprehensive Plan and gathering
data. Department heads were asked to review their respective sections. She asks the
Commission to review the first 24 pages and return comments by March 30th. Ms. Luna
asked if someone was willingly to help with the Comprehensive Plan. Commissioner
Bairstow agreed.
8) Planning Commission Reports and Commissioner Comments
Commissioner Long advised good things are happening with Economic Vitality Group.
9) Public Hearing
None
10) Old Business
None
11) New Business
a) Telecommunications Facilities-Discussion Only
Ms. Lawrence reported that a Joint Public Hearing with the Town Council has been
scheduled for April 9, 2026. She provided an overview of the timeline of this request and
outlined key provisions of the Telecommunications Act of 1996. The Town Council
requested consideration of removing the 100-foot height restriction and encouraged
policy or regulations. Ms. Lawrence reviewed the proposed amendments to Article 18-7,
Telecommunications Towers and Related Facilities—Permitting and Regulations and
discussed the Conditional Use Permit (CUP) application.
Chairperson Howell asked if users/co-locators are other communications companies. Ms.
Lawrence advised it is inclusive for other carriers.

33

Mr. Rosa of Williams Mullen thanked staff. He advised that there are usually three (3)
additional carriers on the tower.
Commissioner Hutchins asked what part of town does not have coverage by VerizonMr.
Rosa stated engineers advise on search rings. He advised companies have reciprocal
agreements. Verizon has researched this area, and a tower is needed for better Verizon
coverage.
Commissioner Luna asked what kind of enhancement the tower will provide. Mr. Rosa
confirmed cell phone and some 5G coverage. Mr. Rosa advised it will help with
download speeds for the internet while using mobile devices.
Commissioner Adams inquired about ownership of the proposed tower. Mr. Rosa
explained that The Towers would own the tower, and Verizon would be a leaseholder.
Commissioner Adams requested that decommissioning bond language be added, as well
as provisions requiring site restoration following decommissioning. Commissioner
Adams also asked about the type of fencing to be installed and whether structural
inspections would be conducted every three to five years. Ms. Lawrence stated that she
would conduct additional research and provide follow-up information. Mr. Rosa advised
that the fence height would comply with the applicable code requirements.
Commissioner Long asked why co-location was only being considered for towers that are
101 feet or higher. Ms. Lawrence advised that she would look into the matter.
Commissioner Long also inquired about concerns related to the fall zone. Mr. Rosa
explained that the tower’s fall zone is approximately 75 feet and stated that the engineers’
report would provide additional detail.
Commissioner Malone asked about access to the site and referenced new county Knox
Box requirements for the county. Ms. Lawrence stated that it will likely be the building
inspector’s responsibility.
Zoning Text Amendments and CUP will be on the agenda as a Joint Public Hearing
meeting at the April Planning Commission meeting.
b) Fire Department New Building- Information Only
Ms. Odom gave a summary of the Rezoning from C-1 and R-2 to a CR with a CUP and
Substantial Accord Determination for a proposed storage facility for fire equipment in
addition to an event space. Ms. Odom advised there will be a Public Hearing at the April
9th meeting but not part of the Joint Public Hearing.
Chairperson Howell recommended to restripe Colonial Avenue for parking.
No action taken by Commission.

34

c) Authorization of Public Hearing for ZTA 26-03 and ZTA 26-04
Ms. Lawrence gave a summary of the Zoning Text Amendments for Small Scale
Production and recommended to authorize a Public Hearing to for a Zoning Text
Amendment for Article 20 Definitions, Sections 7-3 Resort Commercial (RC)
Conditional Uses, Section 8-1 General Commercial(C-1) District Permitted uses, and
Section 9-3 Commercial Resort (CR) District Conditional Uses to allow a Small Scale
Production, not to exceeds 6,000 square fee at the April 9, 2026.
ON MOTION BY COMMISSIONER LUNA, SECONDED BY COMMISSIONER
LONG, APPROVED UNANIMOUSLY TO HOLD A PUBLIC HEARING FOR
ZTA 26-03 AND ZTA 26-04 ON APRIL 9, 2026, 7-0
AYES: CHAIRPERSON HOWELL, COMMISSIONERS ADAMS, BAIRSTOW,
BAIRSTOW, HUTCHINS, LONG, LUNA, AND MALONE.
NYES: NONE
12) Adjournment
Chairperson Howell adjourned the meeting at 7:15 p.m.

I certify that these Planning Commission Meeting Minutes were reviewed, approved, and
adopted by the Planning Commission on April 9, 2026.
__________________________________________
Nathan Howell, Chairperson
Attest:
__________________________________________
Angela Lawrence, Director Planning & Community Development

35

TOWN OF COLONIAL BEACH
PLANNING COMMISSION MEETING
April 9, 2026

DIRECTOR’S REPORT

1) Permits Issued
• Permits Issued: 19
o STR Renewal issued: 7
o Tree Permits: 4
o Conditional Use: 1
o Sign: 2
o Driveway: 1
o Renovation: 2
o Minor Home Occupation: 1
o Change of Use: 1
• Walk ins: 83
• Average days to issue permit: 14
2) Other Items
a) Letters for this season’s Short-Term Rental permits went out in March. Permits run
from May-April.
b) A flyer was enclosed in the business license application letter to remind all
businesses of our sign ordinance.
3) Personnel
a) John Sawdy, Community Enhancement Officer, resigned effective March 13, 2026.
We are actively recruiting for that position. Angela is conducting violation
inspections and sending letters. Melissa is conducting final zoning permit
inspections.

31

Town of Colonial Beach
Planning Commission Memorandum
____________________________________________________________________________
TO:
Town of Colonial Beach Planning Commission
FROM:

Darla Orr Odom, Zoning Official

COPY:

Natasha Tucker, Town Manager; Kyler Brower, Assistant Town Manager; Powell Duggan,
Town Attorney; and Angela Lawrence, Director of Planning and Community Development

SUBJECT:

PUBLIC HEARINGS – COLONIAL BEACH VOLUNTEER FIRE
DEPARTMENT REQUESTS SUBSTANTIAL ACCORD DETERMINATION (SA
26-01) FOR AN EMERGENCY SERVICES ESTABLISHMENT
AND
REZONING FROM GENERAL BUSINESS (C-1) AND GENERAL
RESIDENTIAL (R-2) TO COMMERCIAL-RESIDENTIAL (CR) WITH
CONDITIONAL USE PERMIT APPROVAL TO PERMIT COMMUNITY
FACILITY USE (MEETING AND EVENT SPACE)

DATE:

April 9, 2026

BACKGROUND:
Substantial Accord Determination (SA 26-01) and Rezoning from C-1 and R-2 to CR with Conditional Use
Permit approval (RZ-C 26-01) are requests by the Colonial Beach Volunteer Fire Department to allow them
to construct a building for equipment and fire apparatus storage with an area for meetings and special events
(community facility).
The subject property is 0.7 acre and is identified as Tax Map ID 3A (2) 88 Parcels 8 – 11. The property is a
vacant grassed area with a small portion of the property adjacent to Lenny’s Restaurant being allowed to be
used as overflow parking. The property fronts approximately 200 feet along the west line of Garfield Avenue,
approximately 50 feet north of Colonial Avenue. (See Map 1 on Page 2)
The Zoning Ordinance permits an emergency services establishment by-right in the Commercial-Residential
(CR) Zoning District and requires approval of a Conditional Use Permit for a community facility.
Virginia Code §15.2-2232 requires approval of a Substantial Accord Determination for public facilities to
ensure that no public facility is constructed, established or authorized unless the general or approximate
location, character and extent thereof has been submitted to and approved by the Planning Commission as
being substantially in accord with the adopted Comprehensive Plan or part thereof. Council has the authority
to review the Planning Commission’s determination.
DISCUSSION:
The Planning Commission’s public hearings for Cases SA 26-01 and RZ-C 26-01 have been duly advertised
for their meeting on April 9, 2026.
RECOMMENDED ACTION:
Approval of Substantial Accord Determination 26-01 and recommend approval of RZ-C 26-01 to Town
Council subject to the conditions in Attachment A.
36

PC Memorandum – Public Hearings – SA 26-01 and RZ-C 26-01 – April 9, 2026

ATTACHMENTS:
Attachment 1 – Staff Report for Case SA 26-01
Attachment 2 – Staff Report for Case RZ-C 26-01

2
37

TOWN OF COLONIAL BEACH
PLANNING COMMISSION
PUBLIC HEARING
Meeting Date: April 9, 2026

______ Item Number: Case SA 26-01

SUBJECT:
Substantial Accord Determination (Case SA 26-01) to permit an emergency service establishment (fire
station building for equipment and apparatus storage) plus community facility use (meeting and event
space) within a planned Commercial-Residential (CR) Zoning District.
(Staff Note: In a companion case, the Colonial Beach Volunteer Fire Department is requesting
approval of rezoning of the subject property from General Commercial (C-1) and General
Residential (R-2) to Commercial-Residential (CR) with Conditional Use Permit approval to allow
community facility use for meeting and event space on the subject property. An emergency service
establishment is permitted by-right in a Commercial-Residential (CR) Zoning District.
PROPOSED LAND USE:
The Colonial Beach Volunteer Fire Department proposes to construct and operate a public facility,
an emergency service establishment, a fire station building for equipment and apparatus storage plus
a community facility including meeting and event space within the proposed fire station auxiliary
building on the subject property.
STAFF RECOMMENDATION:
STAFF RECOMMENDS THAT THE PLANNING COMMISSION DETERMINE THE
PROPOSED EMERGENCY SERVICE ESTABLISHMENT AND COMMUNITY
FACILITY USE IS IN SUBSTANTIAL ACCORD WITH THE TOWN’S COMPREHENSIVE
PLAN AS REQUIRED BY VIRGINIA CODE §15.2-2232, FOR THE FOLLOWING
REASONS:
A. While the Comprehensive Plan’s Future Land Use Map does not specifically designate the
existing fire station or the fire department owned subject property for Municipal Service
Facilities, the Plan does recognize Colonial Beach Volunteer Fire Department as a non-profit
community partner working to provide critical fire protection and includes its facilities as part
of the town’s described municipal uses.
B. The Fire Department has indicated that the proposed building is needed to store equipment
and fire-fighting apparatus and provide additional community facility space as their needs
exceed their current building. Consideration of the proposed facility as an auxiliary use to the
existing fire station, given the subject property’s close proximity to the existing station, is
appropriate. The Plan recommends that when planning for the future growth of community
resources, consideration should be given that the Fire Department’s facilities and equipment
must be continually updated to accommodate the increased public safety needs.
C. One of the Plan’s goals is to provide a safe environment for residents and businesses. The
proposed emergency service and community facilities establishment would increase the fire
department’s functionality by providing additional storage for its equipment and apparatus
under roof to protect it from becoming weather worn.
1

38

Case SA 26-01

D. The subject property is part of the Town’s Central Area as designated on the Comprehensive
Plan. The Plan suggests the Town continue to support the presence of municipal and public
offices to assist in keeping a constant stream of individuals in the area to support businesses.
E. This proposal satisfies the criteria of location, character and extent as specified in the Code of
Virginia.
ZONING AND LOCATION:
The subject property is currently zoned General Commercial (C-1) and General Residential (R-2) and
fronts approximately 200 feet on the west line of Garfield Avenue, approximately 50 feet north of its
intersection with Colonial Avenue. The property is 0.7 acre and is identified as Tax IDs 3A (2) 88
Parcels 8 – 11.

2018 - SUPs
approved on 526.9
acres for solar

2

39

Case SA 26-01

TOWN OF COLONIAL BEACH COMPREHENSIVE PLAN 2020-2030
Future Land Use Designation: General Commercial and Neighborhood Preservation
MAP 2

Subject
Property

Existing Fire Station

The Comprehensive Plan recognizes the Colonial Beach Fire Department as a non-profit partner that
the Town is fortunate to have and describes the department as a self-supported organization that has
multiple volunteers and dedicated members. The Plan describes the existing fire station facility to
include “offices, recreation room/workshop, washroom for trucks, baths, engine room, and a wellequipped meeting area which is often used for community meetings and dances. The Plan speaks to
a drill field with power, water, and tower that is also operated by the Fire Department and that all
pumpers are equipped with large-diameter supply hoses to meet big flow requirements, which may be
necessary in large commercial or light industrial developments. In addition to fire prevention and
suppression, the Plan recognizes that the Department also responds to life-threatening emergency
medical services (EMS) calls, and provides service in heavy and tactical rescue, including vehicle
extrication, rope rescue, confined space rescue, and trench rescue. The Plan notes that the current
volunteer fire department facility is also leveraged as the town’s Emergency Operations Center (EOC)
in the event of an emergency.
The Comprehensive Plan’s Future Land Use Map splits the land use recommendation for the subject
property, owned by the Applicant, into two (2) different categories (General Commercial closer to
Colonial Avenue and Neighborhood Preservation towards Franklin Avenue). While the Future Land
Use Map of the Town’s Comprehensive Plan does not designate the fire department’s existing facility
nor the fire department owned subject property for Municipal Service Facilities, the Plan does
recognize Colonial Beach Volunteer Fire Department as a non-profit community partner working to
provide critical fire protection. The Plan includes the fire department facilities as part of the town’s
municipal uses in other areas of discussion in the Plan. It is important to note that the proposed
emergency service establishment as a public facility and the planned community facility use are both
permitted by-right on the southern 100 feet of the subject property currently zoned General
3

40

Case SA 26-01

Commercial (C-1). This area would not facilitate the storage and meeting space needs of the fire
department.
Further discussion of the Colonial Beach Volunteer Fire Department is found relative to the Town’s
Community Facilities. The Plan provides that community facilities consist of all public buildings,
utilities, services, and lands catering to Colonial Beach area residents. The Plan continues that one of
the principal functions of local government is to provide water/sewer and trash removal services,
police and fire protection, parks and recreation facilities and other types of human services needed in
the community. It is the responsibility of the Town of Colonial Beach to provide these services within
the bounds of its legal authority and its financial capability. A goal established for these community
facilities is to provide a safe, secure, supportive, and engaging environment for residents and
businesses. An objective identified to meet this goal includes to develop and link essential services to
all residents and improve efficiency and coverage, specifically identifying Public Works, Fire, and
Police Department. The Plan also provides that continual analysis of the Fire Department’s facilities
and equipment for updates needed to accommodate the department’s increased needs should occur.
The Plan recognizes that residents emphasize the need for emergency care.
As identified in Map 2 on Page 3, the subject property is part of the Comprehensive Plan’s Central
Area. The Central Area is located between Boundary Street and 1st Street and is the most diverse
planning area encompassing a wide range of land uses. The Plan encourages the continued presence
of municipal and public offices and recognizes that these facilities have assisted in keeping a constant
stream of individuals in the area.
CONCLUSION
While not specifically designated on the Comprehensive Plan’s Future Land Use Map as a municipal
facility, the Plan does recognize Colonial Beach Volunteer Fire Department as a non-profit
community partner working to provide critical fire protection and includes its facilities when
describing the town’s municipal uses.
The Applicant has indicated that the proposed building is needed to store equipment and fire-fighting
apparatus and provide additional community facility space as their need exceeds their current building
functionality. Consideration of the proposed facility as an expansion of or auxiliary to the existing
fire station building given the subject property’s close proximity to the existing station is appropriate.
The Plan recommends that when planning for the future growth of community resource,
consideration should be given that the Fire Department’s facilities and equipment must be updated to
accommodate the increased needs.
The subject property is part of the Town’s Central Area as designated on the Comprehensive Plan.
The Plan identifies this area as containing a wide variety of mixed uses and suggests the Town continue
to support the presence of municipal and public offices in the Central Area to assist in keeping a
constant stream of individuals in the area to support businesses.
One of the Plan’s goals is to provide a safe environment for residents and businesses. The proposed
emergency service and community facilities establishment would facilitate increased functionality to
meet the fire department’s need to store its equipment and apparatus under roof to protect it from
becoming weather worn. The facility would also serve the need for additional meeting and event
space.
Under such considerations, the proposal would satisfy the criteria of location, character and extent as
specified in the Code of Virginia.
4

41

Case SA 26-01

TOWN OF COLONIAL BEACH
PLANNING COMMISSION
PUBLIC HEARING
Meeting Date: April 9, 2026

Item Number: Case RZ-C 26-01

REQUEST:
Colonial Beach Volunteer Fire Department requests approval of a rezoning of the subject property
from General Commercial (C-1) and General Residential (R-2) to Commercial-Residential (CR)
with Conditional Use Permit approval to allow community facility use for meeting and event
space.
PROPOSED LAND USE:
The Colonial Beach Volunteer Fire Department proposes to construct and operate a public
facility, an emergency service establishment or fire station building for equipment and apparatus
storage plus a community facility use including meeting and event space within the proposed 60’
x 120’ building on the subject property (Conceptual Plan, Attachment B). The Fire Department
refers to this building as their auxiliary building, as their day-to-day operations will continue to
occur from their existing fire station building.
STAFF RECOMMENDATION:
Staff recommends approval of the rezoning request and approval of the Conditional Use Permit
subject to the conditions in Attachment A, for the following reasons:
A. The Comprehensive Plan’s Future Land Use Map splits the land use recommendations for the
subject property, owned by the Applicant, down the middle into General Commercial for the
100 feet closer to Colonial Avenue and Neighborhood Preservation for the 100 feet towards
Franklin Avenue. This boundary follows the existing zoning district boundaries on the
property. The narrowness of the land use and zoning district boundaries may have been
considered to allow for expansion of the commercial uses facing Colonial Avenue but
practically encourages a mix of residential and commercial uses in the area between Colonial
and Franklin Avenues. Staff finds that the Commercial-Residential (CR) Zoning proposed
with this case is more appropriate as its purpose is stated in the Zoning Ordinance to “provide
for a transitional mixture of uses” which is found in this area. In addition, while commercial
uses are emphasized in the CR zoning district, mixed commercial and residential uses may be
continued, developed, and redeveloped.
B. The use of the property to construct an auxiliary building for equipment and fire apparatus
storage with meeting and event space is a public facility. While not owned by the Town, both
uses as public facilities would be permitted by-right by the Zoning Ordinance in either the
existing C-1 or R-2 Districts. Limiting the fire department’s use of its property to one of those
100-foot wide districts nor developing the whole property under split development standards
for the different districts would facilitate the storage and meeting space needs of the fire
department. Approval of the rezoning and conditional use permit to allow development of
these two (2) uses on the whole 0.7 acre subject property is appropriate to meet the fire
department’s needs and while still narrow, allow for buffer and landscaping to provide
appropriate transitions to adjacent residential use.

42

1|Page

C. The building’s design offers architectural elements and differing colors to break up the mass
of the building and reduce monotonous facades.
D. As conditioned, the proposed community facility use for meetings and special events will not
adversely affect the health or safety of persons residing or working in the area of the proposed
use or be detrimental to the public welfare or injurious to property or improvements in the
area.
E. The Comprehensive Plan recommends continual analysis of the Fire Department’s facilities
and equipment to accommodate the increased needs. The Fire Department has indicated the
need for additional indoor storage and meeting space as they plan to provide with this auxiliary
building.
LOCATION AND ZONING:
The subject 0.7 acre property is zoned General Commercial (C-1) and General Residential (R-2)
and is identified as Tax Map ID 3A (2) 88 Parcels 8 – 11. The property is a vacant grassed area
except for a small area of the property where the Fire Department has stored equipment outdoors
and for a small portion of the property adjacent to Lenny’s Restaurant being allowed to be used
as overflow parking. The property fronts approximately 200 feet along the west line of Garfield
Avenue, approximately 50 feet north of Colonial Avenue. (See Map 1)
Properties to the north are zoned General Residential (R-2) and are occupied by single family
residential use. Properties to the west are zoned General Commercial (C-1) and General
Residential (R-2) and are occupied by single family residential use or are vacant. Properties to the
south are zoned General Commercial (C-1) and are occupied by commercial use and properties
to the east are zoned Commercial-Residential (CR) and General Residential (R-2) and are
occupied by commercial and residential uses. (See Map 1 below and Map 2 on Page 3)
Map 1 – Existing Zoning
Subject

Existing CB
Volunteer
Fire Dept

43

2|Page

Map 2 – Existing Land Use

Subject
Property

Existing CB
Volunteer Fire Dept

COMPREHENSIVE PLAN AND AREA
LAND USE

The Comprehensive Plan’s Future Land Use
Map splits the land use designation of the
subject property into two (2) different
categories (General Commercial closer to
Colonial
Avenue
and
Neighborhood
Preservation towards Franklin Avenue). The
Plan provides that the General Commercial
area is an area located in the town’s Central
Area, and encompassing parcels along Colonial
Avenue and section of Route 205 surrounding
its intersection with Colonial Avenue. The
Plan notes that the General Commercial area
has been limited to these areas to encourage
redevelopment of existing commercial areas
rather than expanding into other areas. The
Plan further encourages older blighted
portions of the Colonial Avenue corridor to be
redeveloped and new business pursued.

Map 3 – Future Land Use
Subject
Property

44

3|Page

This General Commercial designation extends from the southern end of the subject property to
the north for 100 feet (See Map 3 on Page 3). The remaining 100 feet of the subject property is
designated for Neighborhood Preservation and includes all of the town’s existing residential
neighborhoods.
As identified in Map 3 on Page 3, the subject property is part of the Comprehensive Plan’s Central
Area. The Central Area is located between Boundary Street and 1st Street and is the most diverse
planning area encompassing a wide range of land uses. The Plan encourages the continued
presence of municipal and public offices within the Central Area and recognizes that these facilities
have assisted in keeping a constant stream of individuals in the area to support businesses.
While the Future Land Use Map of the Town’s Comprehensive Plan does not designate the fire
department’s existing facility nor the fire department owned subject property for Municipal
Service Facilities as it does with existing town facilities, the Plan does recognize Colonial Beach
Volunteer Fire Department as a non-profit community partner that the Town is fortunate to have.
The Plan describes the department as a self-supported organization that has multiple volunteers
and dedicated members. The Plan describes the existing fire station facility to include “offices,
recreation room/workshop, washroom for trucks, baths, engine room, and a well-equipped
meeting area which is often used for community meetings and dances. The Plan speaks to a drill
field with power, water, and tower that is also operated by the Fire Department and that all
pumpers are equipped with large-diameter supply hoses to meet big flow requirements, which may
be necessary in large commercial or light industrial developments. In addition to fire prevention
and suppression, the Plan recognizes that the Department also responds to life-threatening
emergency medical services (EMS) calls, and provides service in heavy and tactical rescue,
including vehicle extrication, rope rescue, confined space rescue, and trench rescue. The Plan
notes that the current volunteer facility is also leveraged as the town’s Emergency Operations
Center (EOC) in the event of an emergency.
Further discussion of the Colonial Beach Volunteer Fire Department is found relative to the
Town’s Community Facilities. The Plan provides that community facilities consist of all public
buildings, utilities, services, and lands catering to Colonial Beach area residents. The Plan continues
that one of the principal functions of local government is to provide water/sewer and trash
removal services, police and fire protection, parks and recreation facilities and other types of
human services needed in the community. It is the responsibility of the Town of Colonial Beach
to provide these services within the bounds of its legal authority and its financial capability. A
goal established for these community facilities is to provide a safe, secure, supportive, and engaging
environment for residents and businesses. An objective identified to meet this goal includes to
develop and link essential services to all residents and improve efficiency and coverage (Public
Works, Fire, and Police Department). Specifically, the Plan provides that in considerations of
growing community resources, continual analysis of the Fire Department’s facilities and
equipment that must be updated to accommodate the increased needs. The Plan recognizes that
residents have emphasized the need for emergency care.
PUBLIC UTILITIES:
The proposed development will be served by public water and sewer. Final connections will be
approved by the Public Works Department at the time of site plan review.
The Public Works Department has given approval of the proposed access points into the subject
property. Construction of these points of ingress/egress will be permitted with a land use permit
obtained in conjunction with the zoning permit prior to construction.

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There are existing sidewalks along Garfield Avenue that Public Works has confirmed meets
minimum accessibility standards therefore the Applicant will not be required to construct a new
sidewalk along Garfield Avenue; however, if any sidewalk or curb is broken during construction,
then the entire sidewalk or curb section(s) must be replaced in accordance with Town standards at
the Applicant’s expense. (Condition 9, Attachment A).
ZONING ORDINANCE GUIDANCE AND APPLICANT’S PROPOSAL:
Rezoning: The subject property is currently split zoned. Of the 200-foot wide subject property,
one-half or the southern 100 feet closest to Colonial Avenue is zoned General Commercial (C-1)
and the other 100 feet is zoned General Residential (R-2). The existing zoning has been in place
for many years to follow existing business development and in consideration of business
expansion and re-development along Colonial Avenue, as recommended by the Comprehensive
Plan.
Development on half of the subject property would not meet the fire department’s needs. The
split zoning would result in odd development standards for the two halves of the property and
impose unreasonable setback and buffer standards. Maintaining either C-1 or R-2 zoning would
also impose unreasonable development standards on the subject property and adjacent properties
along Colonial Avenue should C-1 be the chosen zone.
The better option was for the Applicant to seek rezoning of the subject property to CommercialResidential (CR) Zoning District. The Zoning Ordinance states the Purpose for the CR District
is to “provide for a transitional mixture of uses.” Commercial uses are emphasized in the CR
zoning district, but as its purpose states “mixed commercial and residential uses may be continued,
developed, and redeveloped.” Staff finds the proposed rezoning is appropriate given the mix of
uses in the area and finds that the proposed building layout to maintain the more intense
community facility use towards the southern portion of the property adjacent to the commercial
uses along Colonial Avenue.
Use Permissions: The Applicant’s planned fire station, permitted in the ordinance under the C1 and R-2 zoning districts as a “public facility” is permitted by-right in both the C-1 and R-2
zoning districts. The planned community facility use to allow for meeting and event space is
permitted in the existing C-1 zoning district. While not owned by Town, the non-profit fire
company still equates to a public facility use permitted in R districts. Within the proposed
Commercial-Residential (CR) District, the planned fire station would be permitted by-right and
the Applicant has requested approval of a Conditional Use Permit for the community facility use,
as required in the CR District.
The use of the property to construct an auxiliary building for equipment and fire apparatus storage
with meeting and event space is a public facility. While not directly owned by the Town, both
uses, as public facilities would be permitted by-right by the Zoning Ordinance on the southern
100 feet of the subject property currently zoned General Commercial (C-1). Similarly, the public
facility use would be permitted on the northern 100 feet of the subject property zoned R-2. These
separate 100-foot wide strips do not facilitate the storage and meeting space needs of the fire
department.
Conditional Use Permit: Uses that the Zoning Ordinance designates as conditional uses are
those uses that are generally compatible with other land uses permitted in the district but which,
due to their unique characteristics or potential impacts on surrounding properties and the town,
require individual consideration of their design, configuration and/or operation at the particular
location being proposed. These individual considerations may call for the imposition of
individualized conditions to ensure that the use is appropriate in the proposed location.
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The Zoning Ordinance provides considerations to be given in granting a CUP. The Ordinance
states that a CUP may be issued provided that the governing body finds that the use will not: 1)
affect adversely the health or safety of persons residing or working in the area of the proposed
use; 2) be detrimental to the public welfare or injurious or incompatible to property or
improvements in the area; and 3) be in conflict with the purposes of the Comprehensive Plan.
SITE OPERATION, HOURS AND NOISE:
The Applicant has indicated that the proposed building will be used for equipment and apparatus
storage and maintenance because they do not have room at their existing building. The Applicant
says the company has outgrown their existing building “due to the larger size of apparatus these
days.” They also propose the portion of the building closest to Colonial Avenue to be used for a
community center, for fundraising events and meetings. The Applicant said the community center
portion of the building would be rented out for events to offset the cost of day to day operations
of the Volunteer Fire Department.
The Applicant states that any after hour events (after 7 p.m.) will be confined to only the inside
of the building. The hours of operation would be from 9 a.m. to 11 p.m. Even during day-time
hours there would be no solely outside events and none would be allowed to include an outside
band (Conditions 3 and 4, Attachment A). The Applicant stated that each renter will pay a security
deposit to ensure they do not damage the facility, clean up after themselves, and follow the rules
of the facility use which includes hours of operation and prohibition on outside activities.
Condition 4 would require all events to be conducted so as not to be a nuisance to adjacent
properties, including ensuring that any music associated with any event exceeds seventy-five (75)
dB(A) when measured at the property lines.
DEVELOPMENT/DESIGN STANDARDS:
This CUP application includes a conceptual plan which identifies the location of proposed
building and parking (Attachment B), and a condition is recommended herewith that requires the
property development to be in substantial conformance with the conceptual plan. Prior to
commencing construction of any of the improvements on the property, the Developer will be
required to submit a site plan in compliance with Article 14 of the Zoning Ordinance for review
and approval to ensure the development meets applicable local and state codes relative to setbacks,
landscaping, parking, provision of utilities and trash collection, sidewalks, site ingress and egress,
erosion and sediment control, stormwater, Article 22, the Chesapeake Bay Preservation Overlay
and any conditions approved with this request.
The proposed building will be designed for equipment and fire apparatus storage within generally
its northern half, and the community facility use closest to the southern property boundary
(adjacent to Lenny’s Restaurant). The Applicant’s Application Narrative is located in Attachment
D.
The Applicant has offered an architectural rendering of the building (Attachment C). Conditions
are recommended that would guarantee the building elements and materials the Applicant has
committed to provide. (Attachment A)
Parking: Off-street parking is proposed by the Applicant with access from Garfield Avenue
(Concept Plan, Attachment B). Article 13 Parking of the Zoning Ordinance was recently amended
to provide more flexibility in the commercial areas, which includes the subject property, to permit
on-street parking located within 600 feet of a lot on which the use is located to be credited toward
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meeting parking requirements for any use that is transitory in nature. Thirty (30) parking spaces
are planned on-site (Concept Plan, Attachment B). The Applicant plans to use the existing fire
station parking area for overflow parking if needed. The Applicant has indicated that they will
continue to allow Lenny’s Restaurant to use a portion of their new parking area for their overflow
parking.
Landscaping, Buffer Modification and Visual Screening: Street trees are required along
Garfield Avenue in accordance with the Zoning Ordinance requirements of Section 24.5.
Even though both the fire station and community facility uses would be permitted by-right within
a General Residential (R-2) District, the site has been designed to locate on-site parking, and the
community center facility uses away from the R-2 zoned properties and closer to Colonial Avenue
(Conceptual Plan, Attachment B). To accommodate this design, Condition 6 would require the
buffer along the northern property boundary to be ten(10) feet in width and the buffer adjacent
to the R-2 zoned properties on the western side of the property to be sixteen (16) feet rather than
thirty-five (35) feet. Within these buffer areas, transitional screening would be required to be
planted prior to the issuance of a certificate of occupancy for the building. This screening would
be provided in compliance with the Zoning Ordinance regulations for landscaping in Zoning
Ordinance Sections 24.1 – 24.4 and would include two (2) staggered rows of evergreen trees, with
a minimum height of six (6) feet at the time of planting and planted not more than fifteen (15)
feet on center.
Lighting: Outdoor lighting shall not exceed 0.5 foot-candle at any property line, and such lights
shall be shielded to reflect the light downward. The light source (bulb) shall be shielded so as not
to be visible from adjoining property lines or public Rights of Way. Light standards or poles shall
not exceed 15 feet in height (Condition 5, Attachment A). This will help reduce the impact of
lights on adjacent properties and public rights-of-way.
Building Materials and Design: A metal building is planned which is permitted by the Zoning
Ordinance provided that no portion of the building is covered with unadorned or corrugated sheet
metal and unadorned concrete block. A rendering of the Applicant’s proposed building is
provided in Attachment C. The facades of the building fronting Garfield Avenue shall include
architectural variations such as windows, doors, awning and differing materials and/or colors to
break up the mass of the building and a avoid monotonous building facade. The exact design shall
be approved by the Director of Planning and Community Development at the time of site plan
review. (Condition 2, Attachment A)
STAFF DISCUSSION:
The Town’s Comprehensive Plan encourages the Town to be continually analyze the needs of the
volunteer fire department. The proposed development complies with the recommendations of the
Town’s Comprehensive Plan as provided herein.
Conditions are recommended that will ensure that the proposed development is designed and
constructed in a manner that will complement the Central Area by providing public facility uses
that will include people in the area to support central area businesses.
Approval of the rezoning and conditional use permit to allow development of these two (2) uses
on the whole 0.7 acre subject property is appropriate to meet the fire department’s needs and
while still narrow, allow for buffer and landscaping to provide appropriate transitions to adjacent
residential use.
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The site has been designed to locate on-site parking and the community center facility uses away
from the R-2 zoned properties and closer to Colonial Avenue. To accommodate this design,
Condition 6 would require the buffer modifications along the northern and northwestern property
boundaries and planting of transitional screening. This screening and the limited use of the
northern portion of the building should be appropriate.
As conditioned, the proposed community facility use for meetings and special events will not
adversely affect the health or safety of persons residing or working in the area of the proposed use
or be detrimental to the public welfare or injurious to property or improvements in the area.
ATTACHMENTS:
Recommended Conditions of CUP Approval – Attachment A
Conceptual Plan – Attachment B
Building Rendering and Elevations - Attachment C
Applicant’s Narrative – Attachment D

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ATTACHMENT A
RECOMMENDED CONDITIONS OF APPROVAL – FOR CUP OF CASE RZ-C 26-01
COLONIAL BEACH VOLUNTEER RESCUE SQUAD
The Conditional Use Permit (CUP) associated with Case RZ-C 26-01 shall be granted on the subject
properties identified as Tax IDs: 3A (2) 88 Parcels 8 – 11and shall run with the land, subject to the
following conditions:
1. The site shall be developed in substantial accordance with the Conceptual Site Plan, entitled
“Block 88 Lots 8, 9, 10 and 11 Exhibit,” prepared by the Benchmark Group and dated February
10, 2026. Minor modifications may be approved by the Director of Planning and Community
Development at the time of site plan review. (Attachment B)
2. Architecture and Building Materials:
The architectural design of the building shall be permitted in general conformance with the
Building Rendering provided in Attachment C. The facades of the building fronting Garfield
Avenue shall include architectural variations such as windows, doors, awning and differing
materials and/or colors to break up the mass of the building and a avoid monotonous building
facade. The exact design shall be approved by the Director of Planning and Community
Development at the time of site plan review.
3. No outside activities related to any special event will be permitted after 7 p.m.
4. Events shall only occur between the hours of 9 a.m. and 11:00 p.m. All events shall be conducted
so as not to be a nuisance to adjacent properties, including ensuring that any music associated with
any event exceeds seventy-five (75) dB(A) when measured at the property lines.
5. Outdoor lighting shall not exceed 0.5 foot-candle at any property line, and such lights shall be
shielded to reflect the light downward. The light source (bulb) shall be shielded so as not to be
visible from adjoining property lines or public Rights of Way. Light standards or poles shall not
exceed 15 feet in height.
6. With the approval of this request, the buffer required along the northern property boundary shall
be ten(10) feet in width and the buffer adjacent to the R-2 zoned properties on the western side of
the property shall be sixteen (16) feet. Within these buffer areas, transitional screening shall be
planted prior to the issuance of a certificate of occupancy for the building. This screening shall be
provided in compliance with the Zoning Ordinance regulations for landscaping in Zoning
Ordinance Sections 24.1 – 24.4 and shall include two (2) staggered rows of evergreen trees, with a
minimum height of six (6) feet at the time of planting and planted not more than fifteen (15) feet
on center.
7. Areas provided or reserved for the acceptance and collection of refuse from commercial
establishments shall be screened from view by a uniformly painted solid board fence, a uniform
evergreen hedge, or other appropriate screening measures. Such screening shall be six (6) feet in
height.
8. All mechanical equipment, whether rooftop or ground level, shall be screened from view of public
Rights of Way and designed as an integral part of the Structure.

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9. If any sidewalk or curb is broken during construction, then the entire sidewalk or curb section(s)
shall be replaced in accordance with Town standards at the Applicant’s expense.

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ATTACHMENT B

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11 | P a g e

BUILDING RENDERING

ATTACHMENT C

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APPLICANT’S NARRATIVE

ATTACHMENT D

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PLANNING COMMISSION MEMORANDUM
TO:
FROM:
COPY:

Town of Council Beach Planning Commission
Angela Lawrence, Director of Planning & Community Development
Natasha Tucker, Town Manager; Kyler Brower, Assistant Town Manager; Powell
Duggan, Town Attorney
SUBJECT: Public Hearing: Amend Section 20-2 definitions of the zoning ordinance of the Town of
Colonial Beach, Virginia, to add “small scale production” definition.
DATE:
April 9, 2026
BACKGROUND:
A potential coffee roasting business has inquired about zoning for such. They anticipate selling sell
via the internet, directly to consumers and, eventually, to wholesale customers.
The proposed roasting machine will be gas (propane) fired and vented to the outside. Generally the
vent pipe goes directly up and exits above the roof. If that route isn't practical, the roaster can be
vented out a side wall and then turn 90 degrees and the exhaust end terminates above the roof line.
There is typically a small amount of visible smoke but certainly a lot less than what a fireplace emits
or what you see from a restaurant grill hood exhaust.
As a boutique roastery, at full operation, they anticipate roasting up to 500lbs of coffee per month
(6,000 lbs per year). They have no plans to reach a national scale of distribution in any sense of the
word. The roastery will have a retail space where customers can buy beans, merchandise, and small
coffee brewing equipment and related supplies. Depending on the space where they end up, I hope
to have a co-located cafe that will serve coffee drinks, pastries, breakfast sandwiches and other grab
and go foods (but nothing that will require a grill, grill hood, etc.).
The buildings that are currently looking at are in the RC district.
Our zoning ordinance does not address coffee roasting and/or small-scale production. The Town
does not have light industrial zoning.
Coffee roasting, like microbrewing and brew pubs, have the potential to be an excellent fit in the
Town’s commercials districts; however, also have unique circumstances.

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DISCUSSION:
After conversations with numerous local governments in Virginia, I have been unable to locate zoning
text specific to Coffee Roasteries. Most localities consider it light manufacturing (which we don’t
have), or general business/commercial districts depending on secondary uses such as retail and/or
restaurant use and/or number of employees.
Rather than limiting the production only to roasteries, staff recommends consideration of the smallscale production definition to allow other small-scale uses, as defined, to operate in the commercial
districts. Number of employees, impacts on the surrounding properties, and secondary uses would be
included in the CUP application.
RECOMMENDATION:
1. Recommend approval to Town Council to amend Section 20-2 definitions of the Zoning
Ordinance of the Town Of Colonial Beach, Virginia, to add “small scale production”
definition.
2. Recommend approval to Town Council (Substantial Accord)
3. Recommend approval to Town Council to amend Section 7-3 Resort Commercial (RC)
District Conditional Uses (Conditional Use Permit Required); Section 8-2 General
Commercial (C-1) District (Conditional Use Permit Required); And Section 9-3 Commercial
Residential (C-R) District Conditional Uses (Conditional Use Permit Required) Of The
Town Of Colonial Beach Zoning Ordinance to allow for “small scale production, not
exceeding 6,000 square feet”.
ATTACHMENTS:
1. Draft Amendment ZTA 26-03
2. Draft Amendment ZTA 26-04

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Attachment 1 - Proposed Zoning Text Amendment (ZTA 26-03)

AMENDMENT TO SECTION 20-2 DEFINITIONS OF THE ZONING ORDINANCE
OF THE TOWN OF COLONIAL BEACH, VIRGINIA, TO ADD “SMALL SCALE
PRODUCTION” DEFINITION
Section 20-2. Definitions.
Small-Scale Production: An establishment, not to exceed 6,000 square feet, where shared or
individual tools, equipment, or machinery are used to make or grow products on a small scale,
including the design, production, processing, printing, assembly, treatment, testing, repair, and
packaging, as well as any incidental storage, retail or wholesale sales and distribution of such
products. Typical small-scale production establishments include, but are not limited to, vertical
farming, food products, non-alcoholic beverages, prints, leather products, jewelry and
clothing/apparel, art-related metal work, furniture, glass, ceramic or paper, together with accessory
uses such as training or educational programs.

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Attachment 2 - Proposed Zoning Text Amendment (ZTA 26-04)
AMENDMENTS TO SECTION 7-3 RESORT COMMERCIAL (RC) DISTRICT
CONDITIONAL USES (CONDITIONAL USE PERMIT REQUIRED); SECTION 8-1
GENERAL COMMERCIAL (C-1) DISTRICT PERMITTED USE; AND SECTION 9-3
COMMERCIAL RESIDENTIAL (C-R) DISTRICT CONDITIONAL USES
(CONDITIONAL USE PERMIT REQUIRED) TO ALLOW FOR “SMALL SCALE
PRODUCTION, NOT EXCEEDING 6,000 SQUARE FEET”.

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TOWN OF COLONIAL BEACH
PLANNING COMMISSION
PUBLIC HEARING
Meeting Date: April 9, 2026

______ Item Number: Case SA 26-01

SUBJECT:
Substantial Accord Determination (Case SA 26-02) to permit at telecommunication tower and
related communications facility equipment on Tax Map Parcel 3A8-1-2, New Monrovia Road
(Staff Note: In a companion case, the THE TOWERS, LLC is requesting approval of a Conditional
Use Permit to construct a Telecommunications Tower and Related Communications Facility
Equipment in the Town of Colonial Beach, pursuant to pending Zoning Text Amendments (ZTA 2601 And ZTA 26-02) The Property Is Identified As Tax Map Parcel Id# 3A8-1-2 on New Monrovia
Road.)
PROPOSED LAND USE:
THE TOWERS, LLC is proposes to construct a Telecommunications Tower and Related
Communications Facility Equipment on the subject property.
STAFF RECOMMENDATION:
STAFF RECOMMENDS THAT THE PLANNING COMMISSION DETERMINE THE
PROPOSED TELECOMMUNICATION FACILITY IS IN SUBSTANTIAL ACCORD WITH
THE TOWN’S COMPREHENSIVE PLAN AS REQUIRED BY VIRGINIA CODE §15.22232, FOR THE FOLLOWING REASONS:
A. While the Comprehensive Plan’s Future Land Use Map does not specifically designate the
communications facility for Municipal Service Facilities, the Plan recognizes the importance
of technology that supports business and residential needs.
B. The proposed facility is sited within the Monroe Point Neighborhood, that is designated for
commercial activity.
C. One of the goals of the Plan is to be a business-friendly environment that promotes growth
and attracts quality businesses. Wireless infrastructure is economic infrastructure. By closing
coverage gaps, the proposed tower will make Colonial Beach more competitive for business
attraction and retention. The Facility is planned in an area designated in the Plan as a
Technology and Tourism Zone which are designed to incentivize job creation, growth, and
encourage a longer tourism season for operation.
D. The Plan calls for the pursuit of new businesses and investment. The proposed wireless tower
advances this goal directly: it brings new private capital investment, generates lease revenue
that improves the economic viability of the host parcel, and delivers the communications
infrastructure that modern businesses require to operate. Reliable cellular connectivity
supports every commercial tenant making the district more attractive to the new businesses
and supports existing businesses in the Town.

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E. One of the Plan’s goals is to provide a safe, secure, supportive, and engaging environment for
residents and businesses. The Comprehensive Plan places significant emphasis on the Town’s
emergency services and the need to strengthen them as the population grows and ages. Several
findings in the Plan directly support the need for improved wireless infrastructure in the
context of public safety.
F. The Plan calls on Colonial Beach to be an attractive Town to tourists, existing residents, and
prospective residents. The Plan identifies the Town’s waterfront, beach, arts, and small-town
character as key assets. Wireless connectivity increasingly factors into quality-of-life decisions
made by prospective residents, particularly retirees, remote workers, and families with schoolage children, when choosing where to live.
G. This proposal this proposal satisfies the criteria of location, character and extent as specified
in the Code of Virginia.
ZONING AND LOCATION:
The subject property is zoned General Commercial (C-1) and identified as Tax Map Parcel #3A8-12. The property fronts New Monrovia Road, approximately 250’ from McKinney Blvd.
Properties to the north are located in the County. Properties to the east, west and south are zoned
General Commercial (C-1) and are occupied by Atlantic Union Bank, Beachwood Shopping Center,
McDonalds and Colonial Beach Discounters.

RECOMMENDATION
The proposal would satisfy the criteria of location, character and extent as specified in the Code of
Virginia and a Determination of Substantial Accord is recommended.

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