On the agenda: Colonial Beach meeting — colocation (May 6)

Before the
Colonial Beach Town Council
Town Center,
Held at
22 Washington Avenue, Colonial Beach, VA 22443
Wednesday, May 6, 2026, at 6:00 PM
Town Council Work Session
AGENDA

1. Call to Order
2. Roll Call of Members
3. Additions to the Agenda
4. Approval of the Agenda
5. Consent Agenda
a. Budget Amendment #19-26, Amends and Appropriates FY25-26 Budget, General Fund for
VRSA grant proceeds
6. Council Member Liaison and Commission Reports
7. Presentations
a. Proclamation for National Law Enforcement Week
b. Proclamation, Celebrating the Heart of Colonial Beach: Small Business and Tourism
8. Public Comment
9. Unfinished Business
a. Ordinance No. 778, Amends 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 (ZTA 26-01)
Public Hearing was held on April 9, 2026
o Council Action
b. Ordinance No. 779, Amends Section 18-7 of the Town of Colonial Beach Zoning
Ordinance to include Telecommunications Tower and Related Facilities Permitting
and Regulations Public Hearing was held on April 9, 2026
o Council Action
c. Confirmation of Determination of Substantial Accord to permit a telecommunication
tower and related communications facility equipment of Tax Map Parcel 3A8-1-2,
New Monrovia Road
o Council Action

1

d. Resolution # 18-26, Approves 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. The property is
identified as Tax Map Parcel ID #3A8-1-2 on Monrovia Road.
Public Hearing was held on April 9, 2026
o Council Action
di. PUBLIC HEARING, Confirmation of the Determination by Planning Commission of
Substantial Accord (SA 26-01) – Colonial Beach Volunteer Fire Department requests a
Substantial Acord Determination for an emergency services establishment plus community
facility. Property Identified as Tax Map Parcel ID #3A2 -88, 8 through 11.
o Public Comment
o Council Action
dii. PUBLIC HEARING, Ordinance No. 781, Approval of Rezoning with Conditional
Use Permit (RZ-C 26-01) – Colonial Beach Volunteer Fire Department request to rezone a
0.7 acre property from General Commercial (C-1) and General Residential (R-2) to
Commercial-Residential (CR) with Conditional Use Permit to allow community facility use in
a Commercial-Residential (CR) District. Property Identified as Tax Map Parcel ID #3A2 -88,
8 through 11.
o Public Comment
o Council Action
diii. PUBLIC HEARING, Resolution #20-26, Adoption of the Colonial Beach Capital
Improvement Plan for Fiscal Years 2027-2031
o Public Comment
o Council Action
div. PUBLIC HEARING, Ordinance No. 782, Amends the Town of Colonial Beach Town
Code, Chapter 21, “Water and Sewers,” by increasing the residential flat rate water
and sewer user fees
o Public Comment
o Council Action
dv. PUBLIC HEARING, Ordinance No. 783, Amends the Town of Colonial Beach Town
Code, Chapter 21, “Water and Sewers,” by increasing the commercial flat rate water
and sewer fees
o Public Comment
o Council Action
dvi. PUBLIC HEARING, Resolution #21-26, Adoption and Appropriation of Fiscal Year
2027 Budget and Adoption and Appropriation of the Fiscal Year 2027 Budget for the
Colonial Beach School Board
o Public Comment
o Council Action (Deferred until May 20, 2026)

10. New Business
a. Authorize Public Hearings – Zoning Text Amendment (ZTA 26-03) Amends Section
20-2 of the Town of Colonial Beach Zoning Ordinance to add “small scale
production” definition and Zoning Text Amendment (26-04) Amends Section 7-3
(RC), Section 8-2 (C-1), and Section 9-3 (C-R) 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.”
11. Closed Meeting
12. Adjournment

Wednesday, May 6, 2026
Town Council Meeting

TAB A

Budget Amendment #19-26, Amends and Appropriates FY25-26 Budget, General
Fund for VRSA grant proceeds

TAB B

PROCLAMATIONS
• National Law Enforcement Week
• Celebrating the Heart of Colonial Beach: Small Business and Tourism

TAB C

Communications Facility
• Ordinance No. 778
• Ordinance No. 779
• Resolution #18-26

TAB D

Colonial Beach Volunteer Fire Department Community Facility
• SA 26-01
• Ordinance No. 781

TAB E

Resolution #20-26, Adoption of the Colonial Beach Capital Improvement Plan

TAB F

Water and Sewer User Charges
• Ordinance No. 782
• Ordinance No. 783

TAB G

TAB H

Resolution #21-26, Adoption and Appropriation of Fiscal Year 2027 Budget and
Adoption and Appropriation of the Fiscal Year 2027 Budget for the Colonial Beach
School Board
Authorize Public Hearings – Zoning Text Amendment (ZTA 26-03) Amends Section
20-2 of the Town of Colonial Beach Zoning Ordinance to add “small scale
production” definition and Zoning Text Amendment (26-04) Amends Section 7-3
(RC), Section 8-2 (C-1), and Section 9-3 (C-R) 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

Tab A

Town of Colonial Beach

TO:
FROM:
COPY:
SUBJECT:
DATE:

Council Memorandum

Town Council
Lisa M. Okes, Finance Director/CFO
Natasha Tucker, Town Manager
VRSA Risk Management Grant
May 6, 2026

SUMMARY:
The Town has received $1,100.00 in grant proceeds from Virginia Risk Sharing Association (VRSA).
These funds will be used for employee training as identified by VRSA. Therefore, staff is requesting
that Town Council approve the appropriation and amendment of the FY 2025-2026 General Fund
budget for these proceeds.
BACKGROUND:
Each year the Virginia Risk Sharing Association offers its members the opportunity to receive a Risk
Management Grant. These grants are to assist localities in preventing and reducing their losses each
year. The funds can also be used for professional education. The Town applied for the 2025-2026
grant to provide professional training to staff and was awarded $1,100.00.
ISSUE:
These grant funds must be adopted and appropriated in the FY2025-2026 budget.
ALTERNATIVES:
There are no alternatives available.
FISCAL IMPACT:
The FY2025-2026 General Fund budget will increase by $1,100.00.
RECOMMENDATION:
Staff recommends that council appropriate and amend the FY 2025-2026 General Fund budget for
the $1,100.00 of the VRSA Risk Management grant proceeds received.

1

COUNCIL PAPER
At the work session held on Wednesday, May 6, 2026 at the Colonial Beach Town Hall

RESOLUTION # 19-26, Amends and Appropriates Fiscal Year 2025-2026
Budget, General Fund
WHEREAS, the Colonial Beach Town Council finds it necessary to make the
following amendments to the Fiscal Year 2025-2026 budget.
WHEREAS, the Town received $1,100.00 in grant proceeds from Virginia Risk
Sharing Association (VRSA) for Risk Management and;
WHEREAS, these funds are to assist localities in addressing areas that directly
impact their loss history or for professional education;
NOW THEREFORE BE IT RESOLVED, that the Town Council at its work session
held on Wednesday, May 6, 2026 hereby adopts and appropriates an amendment to the
Fiscal Year 2025-2026 budget as follows:

General Fund

FY 2025-26 Amended
$13,948,217.10

FY 2025-26 Revised
$13,949,317.10

Change
+$1,100.00

Breakdown of revenue and expenditure allocations:
General Fund
DB 100-012550-6000 – VRSA Risk Management Grant Expenditures
CR 100-018990-9995 – VRSA Risk Management Grant Proceeds

$1,100.00
$1,100.00

Tab B

PROCLAMATION
National Law Enforcement Week
WHEREAS, law enforcement officers play a vital role in maintaining public safety, protecting individual
rights, and enhancing the quality of life for residents and visitors; and
WHEREAS, the dedicated men and women of the Colonial Beach Police Department serve the
community with professionalism, integrity, and courage, often placing themselves in harm’s way in the
performance of their duties; and
WHEREAS, law enforcement officers in Colonial Beach work in partnership with residents, businesses,
and community organizations to promote safety, build trust, and preserve the Town’s welcoming coastal
character; and
WHEREAS, Law Enforcement Week provides an opportunity to recognize the challenges faced by law
enforcement officers, honor those who have lost their lives in the line of duty, and express gratitude for
the daily sacrifices made in service to others; and
WHEREAS, the Town of Colonial Beach values the commitment, ompassion, and service
demonstrated by its law enforcement officers and acknowledges their essential contribution to the
well‑being of the community.
NOW, THEREFORE, BE IT PROCLAIMED, that the Town Council of Colonial Beach, Virginia,
hereby proclaims May 11 through May 17, 2026, as Law Enforcement Week in the Town of Colonial
Beach and encourages all residents to join in recognizing and thanking our local law enforcement officers
for their dedicated service.

Robin M. Schick, Mayor

PROCLAMATION
“Celebrating the Heart of Colonial Beach: Small Businesses and Tourism”
WHEREAS, the Town of Colonial Beach recognizes that small businesses are the backbone of the local
economy, providing employment opportunities, supporting families, and contributing significantly to the
Town’s economic vitality, unique character, and quality of life; and
WHEREAS, travel and tourism are essential components of Colonial Beach’s economy, attracting
visitors who support local businesses, generate revenue, create jobs, and strengthen the Town’s position
as a vibrant waterfront destination; and
WHEREAS, Colonial Beach’s natural beauty, historic charm, festivals, recreation, dining, and hospitality
offerings enhance the visitor experience and showcase the Town as a welcoming place to live, work, and
visit; and
NOW, THEREFORE, BE IT PROCLAIMED, that the Town Council of the Town of Colonial
Beach, Virginia, does hereby proclaim the month of May as National Small Business Month and National
Travel & Tourism Month in the Town of Colonial Beach; and
BE IT FURTHER PROCLAIMED, that the Town encourages residents, visitors, and community
partners to support local small businesses, explore local attractions, and celebrate the entrepreneurs and
tourism professionals who help make Colonial Beach a thriving and welcoming community.
IN WITNESS WHEREOF, the Town Council of the Town of Colonial Beach, Virginia, has caused
this Proclamation to be adopted on this ___ day of May, 20___.

Robin M. Schick, Mayor

Tab C

Town of Colonial Beach

TO:
FROM:
COPY:
SUBJECT:
DATE:

Council Memorandum

Town Council
Angela Lawrence, Department of Planning & Community Development
Natasha Tucker, Town Manager; Kyler Brower, Assistant Town Manager; and
Powell Duggan, Town Attorney
Telecommunication Facility Zoning Text Amendments and Conditional Use
Permit
May 6, 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.
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.
Joint Public Hearings for revised ZTA 26-01 and ZTA 26-02, as well as CUP 26-02 were advertised and
held on April 9, 2026.
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 (A-1)
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.

Telecommunication Facility Memorandum - 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.
PLANNING COMMISSION RECOMMENDATION:
At its April 9, 2026 meeting, Planning Commission voted 6-0 (1 member absent) to recommend to Town
Council: Approval of ZTA 26-0, Approval of ZTA 26-02, Determination of Substantial Accord, and
Approval of CUP 26-02.
RECOMMENDATION:

1. Approve Ordinance 778: 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.
2. Approve Ordinance 779: 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.
3. Confirmation of the Determination by Planning Commission of Substantial Accord to
permit a telecommunication tower and related communications facility equipment on
Tax Map Parcel 3A8 1 2, New Monrovia Road.
4. Approve Resolution 1826: CUP 26-02 on the property identified as Tax ID: 3A8 1 2
subject to the conditions include in Attachment A.

ORDINANCE NO. 778
AN ORDINANCE TO AMEND TOWN OF COLONIAL BEACH ZONING ORDINANCE
WITH THE APPROVAL OF ZONING TEXT AMENDMENT (ZTA) 26-01 TO ADD
“COMMUNICATIONS FACILITY” AS A PERMITTED USE IN THE C-1 GENERAL
COMMERCIAL DISTRICT WITH THE APPROVAL OF A CONDITIONAL USE
PERMIT (CUP)
WHEREAS, the Town of Colonial Beach adopted Article 8 of the Town’s Zoning
Ordinance to establish regulations to provide sufficient space and appropriate locations for
commercial activities generally serving the complete town and located along existing major
thoroughfares; and
WHEREAS, the goal of the draft ZTA 26-01 was to allow communications facilities in the
Town’s C-1 General Commercial District with a Conditional Use Permit; and
WHEREAS, after a duly advertised joint public hearing held on April 9, 2026, the Planning
Commission voted 6-0 to recommend approval of ZTA 26-01 Town Council; and,
WHEREAS, following a duly advertised joint public hearing held on April 9, 2026, the
Town Council now wishes to adopt the revised amendments to Article 8 of the Town’s Zoning
Ordinance as provided with ZTA 26-01.
NOW, THEREFORE, BE IT ENACTED AND ORDAINED by the Town Council of
a.

The foregoing recitals are hereby incorporated by this reference.

b.

Upon consideration of the foregoing, and having found that the Zoning Text Amendment
26-01 of Article 8 of the Town of Colonial Beach Zoning Ordinance is appropriate and in
the best interest of the Town and its residents to provide enhanced telecommunications
services, the Town Council does ordain and amend the said Article 8 General
Commercial (C-1) regulations of the Town of Colonial Beach Zoning Ordinance as
proposed and attached.

c.

This Ordinance is effective immediately.

PASSED AND ADOPTED this ______ day of _____________ 2026 by the Town Council of
Colonial Beach.

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

ORDINANCE NO. 779
AN ORDINANCE TO AMEND TOWN OF COLONIAL BEACH ZONING ORDINANCE
WITH THE APPROVAL OF ZONING TEXT AMENDMENT (ZTA) 26-02 TO ADD
SECTION 18-7 TELECOMMUNICATIONS TOWERS AND RELATED FACILITIES
PERMITTING AND REGULATIONS
WHEREAS, the Town of Colonial Beach adopted as Article 18 of the Town’s Zoning
Ordinance to cover general limitations and guidelines not otherwise classified in the Ordinance
and to provide supplementary regulations for certain uses; and
WHEREAS, the goal of the draft ZTA 26-02 was to provide permitting and regulations
required for communications towers and facilities, pursuant to the passage of Ordinance No. 778.
WHEREAS, after a duly advertised joint public hearing held on April 9, 2026, the Planning
Commission voted 6-0 to recommend approval of ZTA 26-02 to Town Council; and,
WHEREAS, following a duly advertised joint public hearing held on April 9, 2026, the
Town Council now wishes to adopt the revised amendments to Article 18 of the Town’s Zoning
Ordinance as provided with ZTA 26-02.
NOW, THEREFORE, BE IT ENACTED AND ORDAINED by the Town Council of
a.

The foregoing recitals are hereby incorporated by this reference.

b.

Upon consideration of the foregoing, and having found that the Zoning Text Amendment
26-02 of Article 18 of the Town of Colonial Beach Zoning Ordinance is appropriate and
in the best interest of the Town and its residents to provide enhanced telecommunications
services, the Town Council does ordain and amend the said Article 18 Miscellaneous
regulations of the Town of Colonial Beach Zoning Ordinance as proposed and attached.

c.

This Ordinance is effective immediately.

PASSED AND ADOPTED this ______ day of _____________ 2026 by the Town Council of
Colonial Beach.

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 five (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.
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.

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
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.
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 two
(2) miles of the Town’s border, including specific information about the location, height,
and design of each tower, to the extent permitted by applicable law.
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 from neighboring properties and rights-of-way and within one (1) mile of a
designated historic site or district or Virginia Scenic Byway.
7. Name, address and phone number of the person preparing the report.
8. Location of the nearest existing off-site residential structure.
9. Location, size and height of all structures on the property which is the subject of the
application.
10. Type, locations and dimensions of all proposed and existing landscaping, and fencing.
11. 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.
12. 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.
13. Transmission and maximum effective radiated power of antennas and arrays to be located
on the telecommunications tower.
14. Direction of maximum lobes and associated radiation of the antennas and arrays to be
located on the telecommunications tower.
15. Certification that nonionizing electromagnetic radiation (NIER) levels at the proposed site
are within the threshold levels adopted by the FCC.

16. A copy of the FCC license applicable for the use of telecommunications towers or related
facilities.
17. 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.
K. Site plan required; submission of obstruction survey after construction.
1. 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.
L. 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
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.

TOWN OF COLONIAL BEACH
TOWN COUNCIL

Meeting Date: May 6, 2026

______ Item Number: Case SA 26-02

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 proposes to construct a Telecommunications Tower and Related
Communications Facility Equipment on the subject property.
STAFF RECOMMENDATION:
STAFF RECOMMENDS CONFIRMATION OF THE DETERMINATION BY THE
PLANNING COMMISSION THAT THE PROPOSED TELECOMMUNICATION
FACILITY 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
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.

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 Confirmation of Determination by the Planning Commission of Substantial Accord
is recommended.

TOWN OF COLONIAL BEACH
TOWN COUNCIL

Meeting Date: May 6, 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.

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 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.
At its April 9, 2026 meeting, Planning Commission determined that the proposed
telecommunication facility 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 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.
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 school-age 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 ORDINANCE:
This CUP is contingent upon the approval of Zoning Text Amendments ZTA 26-01 and
ZTA 26-02 which are being considered 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 turnaround
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, co-location, lighting, setback and additional
requirements.
A joint public hearing for the zoning text amendments and CUP was held on April 9,
2026.
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 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.
PLANNING COMMISSION RECOMMENDATION
At its April 9, 2026 meeting, Planning Commission voted unanimously to recommend
approval of the CUP contingent on Council’s approval of ZTA 26-01 & 26-02, with 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.
STAFF RECOMMENDATION
Based on discussion by Council during the joint public hearing, staff recommends an
addition to Condition 3 to include:
A black 6-foot chain link fence with 3-strand barbed wire shall be allowed within the
50’x50’ area as shown on SP-2. Landscaping around the exterior of the fence shall be
included to minimize trespass and vandalism.

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

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 black 6-foot chain link fence with 3-strand barbed wire shall be allowed within the

50’x50’ area as shown on SP-2.

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

NEW MONROVIA RD
COLONIAL BEACH, VA
22443

632
É
723
É

658
É

E

MONRO

Monroe
Hall

PROPERTY OWNER:

TOWER FACILITY OWNER:

SHEET NUMBER SHEET TITLE

MAYO, MICHAEL C.
& VALERIE JEAN

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

GENERAL

É

CREEK

628
É
628
É

1303
É
658
É

1309
É

DRAWING INDEX

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

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

PROJECT SUMMARY

ENGINEERING:

T1127
T
1108
É
T1107

652
É

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

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

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

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

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

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

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

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 #:

117
.4'

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

1

XX

XX
SF

SITE ADDRESS:

NEW MONROVIA RD
COLONIAL BEACH, VA
22443

.9'

89

'
7.5

11

.4'

XX

.0'
00

72

XX

F
XX S

1

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
NOT TO SCALE

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.:

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
SF

XX

XX

XX

XX
SF

XX

XX

LIMITS OF CLEARING
0.15 ACRES ±

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

AWG
CL
COAX
COMM
CONC
E
EIA

SF

1

XX
SF

XX

XX
SF

XX

XX

XX

SF

2

XX

GPIN

XX

XX

1

XX
SF

INST
MIN
NAD

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
PROPERTY LINE

CONCRETE

LEASE AREA
EASEMENT
EDGE OF PAVEMENT
90
X

90.22

CONTOUR
SPOT ELEVATION

SITE PLAN

GRAVEL

NOT TO SCALE

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'

NEW MONROVIA RD
COLONIAL BEACH, VA
22443

XX

XX

5.0'
XX

XX
1

# CONSTRUCTION NOTES

XX

XX

1.
2.

25.0'

XX

XX
1

8

XX

XX

XX

XX
2

XX

XX
XX

COMPOUND PLAN

SITE ADDRESS:

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.:

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.:

SP-3

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

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

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

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

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

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

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

Page 7

TOWN COUNCIL RESOLUTION NO. 18-26
A RESOLUTION TO PERMIT A CONDITIONAL USE PERMIT REQUESTED BY
THE TOWERS, LLC, A JOINT VENTURE OF VERIZON WIRELESS AND
VERTICAL BRIDGE, TO CONSTRUCT A TELECOMMUNICATIONS TOWER AND
RELATED COMMUNICATIONS FACILITY EQUIPMENT ON TAX MAP PARCEL
3A8-1-2, NEW MONROVIA ROAD.
WHEREAS, The Towers, LLC has requested approval of a Conditional Use Permit to
construct a telecommunication tower and related communications facility equipment; and
WHEREAS, approval of a Conditional Use Permit is required to permit the proposed use in
the General Commercial (C-1) Zoning District; and
WHEREAS, following a duly advertised joint public hearing held on April 9, 2026, the
Town Council finds the proposed use:
1. 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.
2. 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.
3. 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.
4. 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 on recreational
needs of the Town as it is an existing vacant property.
THIS CONDITIONAL USE PERMIT (CUP 26-02) is hereby granted 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 black 6-foot chain link fence with 3-strand barbed wire shall be allowed within the
50’x50’ area as shown on SP-2.
PASSED AND ADOPTED this ______ day of _____________ 2026 by the Town Council of
Colonial Beach.

Tab D

Town of Colonial Beach
Town Council Memorandum
____________________________________________________________________________
TO:
Town of Colonial Beach Town Council
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:

May 6, 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. State code does not mandate public hearings for
substantial accord determinations by the Planning Commission, unless directed by the governing body.
Public hearings were held for the fire station substantial accord determination before the Planning
Commission and Town Council to ensure public input was received and to endorse Council’s desire for
transparency in its actions.
After receiving input at their public hearings for SA 26-01 and RZ-C 26-01, the Planning Commission voted
unanimously (6-0, Luna absent) to approve Substantial Accord Determination (Case SA 26-01) and to
recommend approval of Rezoning from General Business (C-1) and General Residential (R-2) with
Conditional Use Permit Approval (Case RZ-C 26-01) to permit community facility use (Meeting and Event
Space).

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

DISCUSSION:
The Town Council’s public hearings for Cases SA 26-01 and RZ-C 26-01 have been duly advertised for their
meeting on May 6, 2026.
RECOMMENDED ACTION:
Confirm/uphold the Planning Commission’s Approval of Substantial Accord Determination
Case 26-01 and approve Rezoning from General Business (C-1) and General Residential (R-2) with
Conditional Use Permit Approval (Case RZ-C 26-01) to permit community facility use (Meeting and Event
Space) subject to the conditions in Attachment A of the staff report for Case RZ-C 26-01. (Attachment 2)
ATTACHMENTS:
Attachment 1 – Staff Report for Case SA 26-01
Attachment 2 – Staff Report for Case RZ-C 26-01

2

TOWN OF COLONIAL BEACH
TOWN COUNCIL
PUBLIC HEARING
Meeting Date: May 6, 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.
PLANNING COMMISSION RECOMMENDATION:
Following a duly advertised public hearing at their meeting on April 9, 2026, the Planning
Commission voted unanimously (6-0, Luna absent) to recommend approval of this request to Town
Council subject to the Conditions in Attachment A for the reasons outlined in Staff’s report.
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

1|Page

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.
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

2|Page

Map 2 – Existing Land Use

Subject
Property

Existing CB
Volunteer Fire Dept

COMPREHENSIVE PLAN AND AREA
LAND USE
Map 3 – Future Land Use
Subject
Property

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.

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.
4|Page

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.
5|Page

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
6|Page

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.
7|Page

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

8|Page

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.

9|Page

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.

10 | P a g e

ATTACHMENT B

11 | P a g e

BUILDING RENDERING

ATTACHMENT C

12 | P a g e

APPLICANT’S NARRATIVE

ATTACHMENT D

13 | P a g e

TOWN OF COLONIAL BEACH
TOWN COUNCIL
PUBLIC HEARING
Meeting Date: May 6, 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.
PLANNING COMMISSION DETERMINATION:
Following a duly advertised public hearing at their April 9, 2026 meeting, the Planning Commission
voted unanimously (6-0, Luna absent) to determine that the proposed public facilities -- emergency
service establishment (fire station building for equipment and apparatus storage) plus community
facility use (meeting and event space) – are substantially in accord with the Town’s Comprehensive
Plan in accordance with Virginia Code §15.2-2232 for the reasons outlined in staff’s report.
STAFF RECOMMENDATION:
STAFF RECOMMENDS THAT TOWN COUNCIL CONFIRM/UPHOLD THE PLANNING
COMMISSION’S DETERMINATION THAT 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
1

Case SA 26-01

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.
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.

2

Case SA 26-01

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

2018 - SUPs
approved on 526.9
acres for solar
facilities

Subject
Property

Existing Fire Station

Turkey Knob Road

Railroad ROW

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

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

Case SA 26-01

ORDINANCE NO.
AN ORDINANCE TO APPROVE A ZONING MAP AMENDMENT AS PART OF THE
TOWN OF COLONIAL BEACH ZONING ORDINANCE WITH THE APPROVAL OF
REZONING FROM GENERAL COMMERCIAL (C-1) AND GENERAL RESIDENTIAL
(R-2) TO COMMERCIAL-RESIDENTIAL (CR) WITH CONDITIONAL USE PERMIT
(CASE RZ-C 26-01) FOR TAX MAP ID#S 3A (2) 88 PARCELS 8 – 11.
WHEREAS, the Colonial Beach Volunteer Rescue Squad submitted a complete application
for consideration by the Town of Colonial Beach for rezoning of Tax Map ID#s 3A (2) 88
Parcels 8-11 from General Commercial (C-1) and General Residential (R-2) to CommercialResidential (CR) with Conditional Use Permit to permit community facility use;
WHEREAS, the Town’s Zoning Ordinance permits the Volunteer Fire Department’s
proposed emergency service establishment or fire station building for equipment and apparatus
storage within a proposed building in the planned CR Zoning District with the approval of a
conditional use permit to allow the community facility use (meeting and event space);
WHEREAS, staff reviewed the current Comprehensive Plan and recommends 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 are 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;
WHEREAS, 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;

WHEREAS, after a duly advertised public hearing, at their meeting on April 9, 2026, the
Planning Commission voted unanimously to recommend approval of Case RZ-C 26-01 to
Conditions of CUP approval in Attachment A of Staff’s Report; and,
WHEREAS, following a duly advertised public hearing at their May 6, 2026 meeting, the
Town Council now wishes to approve Case RZ-C 26-01 subject to Conditions of CUP approval in
Attachment A of Staff’s Report.
NOW, THEREFORE, BE IT ENACTED AND ORDAINED by the Town Council of
Colonial Beach, Virginia, the following:
a.

The foregoing recitals are hereby incorporated by this reference.

b.

Upon consideration of the foregoing, and having found that the Rezoning Request with
Conditional Use Permit Case RZ-C 26-01 is appropriate and in the best interest of the
Town and its Comprehensive Plan, the Town Council does ordain and amend the Town’s
Zoning Map of the Town of Colonial Beach Zoning Ordinance as proposed and attached.

c.

This Ordinance is effective immediately.

PASSED AND ADOPTED this ______ day of _____________ 2026 by the Town Council of
Colonial Beach.

Tab E

RESOLUTION #20-26, Adopts the 2027-2031 Capital Improvement
Plan
BE IT RESOLVED, that the Town Council meeting in work session, Wednesday, May 6, 2026
hereby adopts the Capital Improvements Plan (attached).

1|Page

Town of Colonial Beach

Council Memorandum

TO:

Town of Colonial Beach Town Council

FROM:

Angela Lawrence, Director, Department of Planning & Community Development

COPY:

Natasha Tucker, Town Manager; Kyler Brower, Assistant Town Manager; Powell
Duggan, Town Attorney

SUBJECT:

FY27-31 CAPITAL IMPROVEMENT PROGRAM (CIP) Public Hearing

DATE:

May 6, 2026

SUMMARY:
Public Hearing: FY27-31 Capital Improvements Program (CIP).
BACKGROUND:
The Colonial Beach Town Council has tasked the Planning Commission with the annual preparation
of a Capital Improvement Program (CIP) under the authority of the Code of Virginia §15.2-2239.
The CIP requires a public hearing with Planning Commission prior to making a recommendation to
Town Council for inclusion in the budget cycle. Planning Commission conducted a public hearing at
its February 12, 2026 meeting. The Planning Commission voted unanimously to recommend approval
of the CIP, with a few revisions that have since been made.
ISSUE:
The CIP is a five-year plan that serves as a guide for financial decisions, annual budgeting and the
coordination of major public investments in the preservation and expansion of the Town’s
infrastructure. The CIP is a working document with approximations designed to provide advance
project identification, evaluation, scope definition, and cost estimating to more clearly identify the
complete state of the infrastructure or capital asset once accomplished and/or procured. It shows how
Colonial Beach plans to address its public facility needs and the best method of paying for them within
the Town’s fiscal capacity. The Town’s Comprehensive Plan supports the Town’s commitment to
infrastructure maintenance and enhancement. The Town’s capital needs can take the form of
buildings, roads and sidewalks, equipment and vehicles, water and wastewater distribution and
treatment facilities, stormwater management systems, as well as improvements to ensure resiliency
and safety with rising water levels and potential flooding events. Undertaking capital needs and assets
requires extensive planning, coordinated execution, and considerable financial investment.
RECOMMENDATION:
Approval of the FY27-31 Capital Improvement Program.

1

Capital Improvement Program

Fiscal Years 2027-2031
Town of Colonial Beach
colonialbeachva.gov

Planning Commission Public Hearing
February 12, 2026
Town Council Presentation
May 6, 2026

TOWN OF COLONIAL BEACH CAPITAL IMPROVEMENT PROGRAM
Fiscal Years 2027 - 2031
Understanding the Purpose and Authority of the Capital Improvement Program (CIP):
The Colonial Beach Town Council has tasked the Planning Commission with the annual preparation of a Capital Improvement Program (CIP)
under the authority of the Code of Virginia §15.2-2239. The CIP is a five-year plan that serves as a guide for financial decisions, annual budgeting
and the coordination of major public investments in the preservation and expansion of the Town’s infrastructure. The CIP is a working document
with approximations designed to provide advance project identification, evaluation, scope definition, and cost estimating to more clearly identify
the complete state of the infrastructure or capital asset once accomplished and/or procured. It shows how Colonial Beach plans to address its
public facility needs and the best method of paying for them within the Town’s fiscal capacity. The Town’s Comprehensive Plan supports the
Town’s commitment to infrastructure maintenance and enhancement. The Town’s capital needs can take the form of buildings, roads and
sidewalks, equipment and vehicles, water and wastewater distribution and treatment facilities, stormwater management systems, as well as
improvements to ensure resiliency and safety with rising water levels and potential flooding events. Undertaking capital needs and assets requires
extensive planning, coordinated execution, and considerable financial investment.
The preparation process of the CIP involves several steps. Initially department directors identify potential capital projects for a five (5) year
period. The Town’s financial capabilities are analyzed to determine revenues available for capital projects. A schedule of capital projects is
prepared for the five (5) year period, and a public hearing is held by the Planning Commission which reviews, revises and recommends the CIP
to the Town Council for evaluation and adoption. The CIP is normally updated annually in conjunction with the adoption of the budget.
Priority levels for CIP projects are determined considering several different information sources.
The CIP includes capital projects, continuing programs and capital equipment. Capital projects are large in scale, can involve multiple phases of
acquisition or development, and result in economic activities that lead to the construction, acquisition, and/or extension of the useful life of the
Town’s capital assets over time. This document is not intended to fund long-term maintenance projects, such as maintenance for general upkeep
of the Town’s parks. Funding and planning for those needs are done through the annual budget.
Capital Improvements Program and Comprehensive Plan
The CIP and the Comprehensive Plan are separate documents that support the Town in comprehensive, financial, and land use planning. In
general, the Comprehensive Plan provides for projects in the Town’s CIP:
• Specific needs/projects are identified from the Comprehensive Plan, the Town Manager, Department Heads, and citizen input.
• The Town’s portion of funding is primarily derived from the CIP fund, the sale of Town-owned property, grants, or the Utility Fund, and,
as determined by Council during budget considerations, from tax revenue and/or debt obligations.
• Capital improvements are made to enhance the health, safety, and general welfare of Colonial Beach citizens and visitors.
• There is a $50,000 minimum criteria for physical assets, and a $20,000 minimum criteria for technology assets/programs.

Page | 2

Understanding and Reading the Capital Improvement Program (CIP):
The CIP includes a complete list of the identified capital needs, offers some prioritization measures to assist the Town Manager and Council in
evaluating available resources, and provides information on each project’s progression. The CIP also identifies estimated costs and potential
funding sources to assist the Town budget planning. This document includes a summary of projected expenses within each fund, for the five-year
period, as well as specific information for individual projects.
Organization and Identified Needs List and Descriptions:
The projects in the CIP chart are labeled as “Identified Needs” and numbered for ease of discussion. To assist with understanding the identified
needs/projects, this CIP includes a brief narrative in a column labeled as “Comments.” These comments offer additional detail about each project
that may not be understood as clearly from just the name of the identified need/project. Components of the need/project, such as anticipated
funding for multi-year projects where approximated is explained in this “Comments” column.
As with other recent CIPs, this CIP lists needs/projects in two (2) overall divisions based on how the Town intends to fund them. The first
division identifies projects under a “General Fund Projects” header. These needs/projects are those where the Town intends its funding to come
from the CIP fund, sale of town-owned property, grants, tax revenue and/or debt obligation. The second division identifies needs/projects under
the heading “Utility Fund Supported Projects.” These needs/projects are those where the Town intends its funding to come from the CIP fund,
utility fees, grants, and/or debt obligation. These “General Fund” and “Utility Fund” supported needs/projects are then categorized generally by
type. These types are grouped in sections entitled: Public Works; Parks, Recreation & Culture; Administration/Technology; Public Safety;
Resiliency & Sustainability; Water Fund; and Sewer Fund.
Funded By:
The “Funded By” column includes information on known and projected funding sources for each project/identified need.
Project Stages:
The progress of each project is identified in the “Project Type / Stage” column. There are two (2) stages identified for the purposes of the CIP.
“Planning” means the project goal has been identified with the scope, action plan, and budget being developed. “In Progress” means that resources
have been committed, or in some cases expended, and the project is on-going.
Project Types and Priorities:
The Town’s Comprehensive Plan states that the CIP is intentionally high-level with budgetary and scope approximations to assist the Town
Manager and Council in development of the Town’s yearly budget. Without a dedicated revenue stream to prioritize capital needs, regulation
conformity and funding availability will lead priority decisions. The Comprehensive Plan suggests projects should be related to the Towns purpose
to protect the public health, safety and general welfare of its citizens and the environment. The Plan’s suggested purpose is a step towards setting
priorities. The related purposes for each project are identified in the “Project Type/Stage” column. “H&S” stands for Health and Safety and are
those projects intended to prevent injury, illness, or worsening of circumstances where injury or illness may occur. The “General Welfare”
identified types are projects intended to enhance the quality of life for citizens and visitors. Finally, those projects identified as “Environmental”
are those intended to repair, enhance, or prevent future degradation of the natural and built assets in Town.
Colonial Beach Public Schools
This year, the CBPS items are included for informational purposes.

Page | 3

TOWN OF COLONIAL BEACH CAPITAL IMPROVEMENT PROGRAM
GENERAL FUND PROJECTS
PUBLIC WORKS
Item
#

Identified Need

01

Dwight Ave
Extension
(Town’s 50%
Grant Match
Requirement)

05

Beach and Rip
Rap
Nourishment

06

Sidewalk Repairs

07

Town Pier
Refurbishment

Fiscal Years 2027 - 2031

Comments

VDOT grant received.
Town Grant Match Payments: FY27–$327,299; FY30 –$273,107
VDOT Grant: FY27 -$2,117,617; FY31 -$1,517,255.
Total project cost $4,235,278.
Required beach restoration after storm events and annual season preparation. Cost
estimated for annual nourishment.
Consent order with FHWA to comply with its findings for ADA compliance for
specific identified Town sidewalks
Continued repair and maintenance of the support structure for the municipal pier.
Replace 20 pilings per year.

Funded By

Total Cost

Priority
/Project Type
/ Stage

VDOT
Grant /
Town Match

$4,235,278

1 / General
Welfare / In
progress

Town

$750,000

Town

$415,000

Town

$300,000

Total Public Works Investment
ADMINISTRATION / TECHNOLOGY
Item
#

Identified Need

$5,700,278

Comments

Municipal &
Perform environmental, energy and workspace capacity study for Town municipal and
Emergency
emergency/public safety services. Cost estimated for study.
10
Operations
Center Study
Total Administration / Technology Investment

Funded By

Total Cost

Grant / TBD

$50,000

1/
Environmental
/
In progress
1 /H&S/ In
progress
1 / General
Welfare / In
progress

Priority
/Project Type
/ Stage

1 / H&S /
Planning

$50,000

Page | 4

PUBLIC SAFETY
Item
#

Identified Need

11

Police Vehicles

12

Mobile and
Portable Radios

25

Comments

Managing vehicle fleet. Replacing two fleet vehicles annually due to age and high
mileage. Includes equipment
Westmoreland is updating its radio system in 2026; new radios are needed for officers
to better and more reliably communicate with dispatch and other officers &
jurisdictions (in car & hand-held radios)
24 modular vehicle barriers, transportation unit, and trailer

PD- Portable
Bollard Vehicle
Arrest System
Total Public Safety Investment

Funded By

Total Cost

Grant /
Town

$976,710

Grant /
Town

$348,000

Town

$144,982

Identified Need

1 / H&S /
in process
1 / H&S /
Planning
1/H&S/
Planning

$1,469,692

RESILIENCY & SUSTAINABILITY
Item
#

Priority
/Project Type
/ Stage

Comments

Monroe Bay Ave Restore eroded areas; various. Virginia Institute of Marine Science (VIMS) grant
Shoreline Area
funding planned.
North Beach
Phase I engineering. Restore eroded areas. Department of Conservation & Recreation
14 Shoreline Erosion (DCR) Community Flood Preparedness Fund (CFPF) grant received.
Control, Phase I
Total Resiliency & Sustainability Investment
13

GENERAL FUND PROJECTS TOTAL COST

Funded By

Total Cost

VIMS Grant

$100,000

Grant/
Town

$780,000

Priority
/Project Type
/ Stage
1 /H&S /
Planning
1/
Environmental
/in process

$880,000
$8,099,970

Page | 5

TOWN OF COLONIAL BEACH CAPITAL IMPROVEMENT PROGRAM
Fiscal Years 2027 - 2031

UTILITY FUND SUPPORTED PROJECTS (Projects listed to be funded by Utility Fees, Grants, and/or Debt Obligation)
WATER FUND
Item
#

Identified Need

15

Communication
System for Water
Meter System

Comments

Purchasing, installing, and updating the water meter system.

Funded By

Total Cost

Town

$200,000
$200,000

Total Water Fund
SEWER FUND
Item
#

18
19

20

21
22
23
24

Identified Need

Crew Vehicles
Point Area Sewer
Replacement
Study
Meadows/ Bluff
Area Sewer
Replacement
Study
WWTP Repairs
/Upgrades Per
Consent Order
WWPS Repairs
/Upgrades Per
Consent Order
I & I Consent
Order
Jetter/Vactor
Truck

Comments

Priority
/Project Type
/ Stage
1 /General
Welfare /
Planning

Priority
/Project Type
/ Stage
2 / H&S /
Planning

Funded By

Total Cost

Town

$180,000

Grant (TBD)

$100,000

4 /H&S /
Planning

Grant (TBD)

$115,000

4 /H&S /
Planning

Consent order with DEQ for mandated repairs/upgrades to the wastewater treatment
plant for the Town’s compliance with state regulations

Town

$3,665,700

1 /H&S /
Planning

Consent order with DEQ for mandated repairs/upgrades to the wastewater pump
station for the Town’s compliance with state regulations

Town

$2,050,500

1 /H&S /
Planning

Town

$988,000

Town

$800,000

Management of Public Works vehicle fleet. Cost $80,000 for the current year.
Projected costs increase for FY31.
Engineering study for replacement of wastewater piping.
Engineering study for replacement of wastewater piping.

Consent order with DEQ for mandated repairs/upgrades to wastewater collection
system to reduce/manage inflow and infiltration
Management of truck fleet to ensure proper maintenance of our water & sewer
System. Replacing 2020 truck
Total Sewer Fund

UTILITY FUND SUPPORTED PROJECTS TOTAL COST

$7,899,200

1 /H&S /
Planning
1//H&S /
Planning

$8,099,200
Page | 6

FY 2027-2031 CAPITAL IMPROVEMENT PLAN TOTAL COSTS
GENERAL FUND SUPPORTED PROJECTS TOTAL COST
UTILITY FUND SUPPORTED PROJECTS TOTAL COST
CAPITAL IMPROVEMENT PROGRAM FY27-31 TOTAL COST

$8,099,970
$8,099,200
$16,199,170

Page | 7

TOWN OF COLONIAL BEACH CAPITAL IMPROVEMENT PLAN

Anticipated FY26 Completion
GENERAL FUND PROJECTS (Projects listed to be funded by Sale of Town-Owned Property, Grants, Tax Revenue, and/or Debt Obligation)
PUBLIC WORKS
Item
#

Identified Need

02

Trash Truck

Comments

Management of trash truck fleet to ensure collection of citizens’ trash. Replace 2015
trash truck.
Maintain sand and preserve beach line. Rake System needs to be replaced.

Beach Rake &
Tractor
Utility / Plow
Vehicle fleet management. Replace older, high mileage/use vehicle.
04
Truck
08
Eleanor Park
Per Town’s adopted Parks and Recreation Master Plan. Includes design work, site
Improvements –
preparation, gathering areas and benches, and walking path. Grant funding secured.
Phase One
09
Azalea Park
Per Town’s adopted Parks and Recreation Master Plan. Add playground equipment and
Playground
walkway at the Azalea Community Park to better serve the area. Grant funding secured.
Equipment
RESILIENCY & SUSTAINABILITY
Item
Identified Need
Comments
#
Monroe Bay Ave Restore eroded areas; various. Virginia Institute of Marine Science (VIMS) grant
13
Shoreline Area
funding planned.
PUBLIC SAFETY
Item
Identified Need
Comments
#
Managing vehicle fleet. Replacing two fleet vehicles annually due to age and high
11 Police Vehicles
mileage. Includes equipment
Total Public Safety

03

Funded By

Priority /Project Type /
Stage

Town

1 /H&S/ Planning

Town

3/Environmental / Planning

Town

2 / H&S / Planning

VA Land
Conservation

Eleanor Park Improvements
– Phase One

VA Land
Conservation
Grant

1 / General Welfare / In
progress

Funded By

Priority /Project Type /
Stage

VIMS Grant

1 /H&S / Planning

Funded By

Priority /Project Type /
Stage

Grant /
Town

1 / H&S / Planning

Page | 8

TOWN OF COLONIAL BEACH CAPITAL IMPROVEMENT PLAN
Anticipated Completion FY26

UTILITY FUND SUPPORTED PROJECTS (Projects listed to be funded by Utility Fees, Grants, and/or Debt Obligation)
WATER FUND
Item
Identified Need
#
16
Dennison Well
Abandonment

Comments

Funded By

DEQ mandate for well closure; per water withdrawal permit

Total Sewer Fund

Grant /
Town

Priority /Project Type /
Stage
1 / H&S / Planning

TOWN OF COLONIAL BEACH CAPITAL IMPROVEMENT PLAN
Anticipated Completion FY26

UTILITY FUND SUPPORTED PROJECTS (Projects listed to be funded by Utility Fees, Grants, and/or Debt Obligation)
SEWER FUND
Item
Identified Need
#
Generator
17
Upgrade- 3rd St.

Comments

Generator for Pump Station. Cost $121,000 per year for 2 years. Existing pump from
1970s.
Total Sewer Fund

Funded By

Priority /Project Type /
Stage

Town

1 / H&S / Planning

Page | 9

TOWN OF COLONIAL BEACH CAPITAL IMPROVEMENT PROGRAM
General Fund Annual Breakdown

Item
Identified Need
#
01
Dwight Ave Extension
(Town’s 50% Grant Match
Requirement)
05

06

Beach and Rip Rap
Nourishment

Sidewalk Repairs

07

Town Pier Refurbishment

10

Municipal & Emergency
Operations Center Study

11

Police Vehicles

Comments

Funded by

VDOT grant
VDOT
received. Town Grant Grant /
Match Payments:
Town
Match
Required beach
Town
restoration after
storm events and
annual season
preparation. Cost
estimated for
annual
nourishment.
Consent order with
Town
FHWA to comply
with its findings for
ADA compliance for
specific identified
Town sidewalks
Replacement of pier
Town
piling at rate of 20
pilings per year.
Perform
environmental,
energy and workspace
capacity study for
Grant /
Town municipal and
TBD
emergency/public
safety services. Cost
estimated for study.
Managing vehicle
fleet. Replacing two
Grant /
fleet vehicles annually Town
due to age and high
mileage. Includes
equipment

FY27

FY28

FY29

$2,117,617
$327,299

FY30

FY31

$1,517,255
$273,107

$150,000

$150,000

$150,000

$160,000

$125,000

$130,000

$60,000

$60,000

$60,000

$150,000

$4,235,278

$150,000

$750,000

$415,000
$60,000

$60,000

$50,000

$131,250

Total Cost

$300,000

$50,000

$157,500

$189,000

$226,800

$272,160

$976,710

Page | 10

12

Mobile and Portable Radios

25

PD- Portable Bollard Vehicle
Arrest System

13

Monroe Bay Ave Shoreline
Area

14

North Beach Shoreline
Erosion

Westmoreland is
updating its radio
system in 2026; new
radios are needed for
officers to better and
more reliably
communicate with
dispatch and other
officers &
jurisdictions (in car &
hand-held radios)
24 modular vehicle
barriers,
transportation unit,
and trailer
Restore eroded areas;
various. Virginia
Institute of Marine
Science (VIMS) grant
funding planned.
Restore eroded areas.
Department of
Conservation &
Recreation (DCR)
Community Flood
Preparedness Fund
(CFPF) grant
received for Phase I

Grant /
Town
$348,000

$348,000

$144,982

$144,982

$100,000

$100,000

Grant/Town $780,000

$780,000

Town

VIMS Grant

Page | 11

Item #
15

TOWN OF COLONIAL BEACH CAPITAL IMPROVEMENT PROGRAM
Utility Fund Annual Breakdown
Identified Need

Comments

Communication
System for
Water Meter
System

Phase I
Replacement of
communications
modules to read
individual water
meters remotely.
Management of
Public Works
vehicle fleet.
Engineering
study for
replacement of
wastewater
piping.
Engineering
study for
replacement of
wastewater
piping.
Consent order
with DEQ for
mandated
repairs/upgrades
to the
wastewater
treatment plant
for the Town’s
compliance with
state regulations

18

Crew Vehicles

19

Point Area
Sewer
Replacement
Study

20

21

Meadows/
Bluff Area
Sewer
Replacement
Study
WWTP Repairs
/Upgrades Per
Consent Order

Funded FY27
by

FY28

Town

$130,000

Town
Grant
(TBD)

Grant
(TBD)

FY29

FY30

FY31

Total Cost

$70,000

$200,000

$80,000

$100,000 $180,000

$100,000

$100,000

$115,000

$115,000

Town

$955,000 $174,900 $1,931,000

$219,900

$384,900 $3,665,700

Page | 12

22

23

24

WWPS
Repairs
/Upgrades
Per Consent
Order

I & I Consent
Order

Jetter/Vactor
Truck

Consent order
Town
with DEQ for
mandated
repairs/upgrades
to the
wastewater
pump station for
the Town’s
compliance with
state regulations
Consent order
Town
with DEQ for
mandated
repairs/upgrades
to wastewater
collection
system to
reduce/manage
inflow and
infiltration
Management of Town
truck fleet to
ensure proper
maintenance of
our water &
sewer System.
Replacing 2020
truck

$46,000

$20,000

$68,000

$632,500

$591,000

$781,000 $2,050,500

$307.000

$355,000

$238,000 $988,000

$800,000

$800,000

Page | 13

COLONIAL BEACH PUBLIC SCHOOLS
Item
Identified Need
#
CBPS Construction of annex
01
building for CBHS
CBPS Renovation of 2 urrent
02
science labs

CAPITAL IMPROVEMENT PROGRAM
Annual Breakdown

Comments

Funded by

Weight Room and
Support Services
Offices
To modernize
educational
standards.

CBPS

CBPS Replacement of baseball
03
lights
CBPS Replacement of current vinyl
04
composite tile at CBHS
Total Colonial Beach Public Schools Total

CBPS
CBPS
CBPS

FY27

FY28

FY29

FY30

FY31

Total Cost

$1,600,000

$1,600,000

$600,000

$600,000
$200,000

$200,000

$115,000

$115,000
$2,515,000

Page | 14

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Public Works
01 - Dwight Ave Extension (Town’s 50% Grant Match Requirement)
General Fund
1

Status:

New Project

Capital Project
Description:

To extend Dwight Ave from 12th Street to Forest Ave. VDOT grant received. Town Grant
Match Payments: 2027 – pay $327,299 match; 2030 – pay $273,107 match. Total
project cost $4,235,234. Total Grant Match for the Town- $2,117,617. FY 27-31 CIP 2031 – pay $1,517,255.

Justification:

Town entered into an agreement for revenue sharing with VDOT for this project.
Extension of Dwight Avenue will increase accessibility (ingress and egress) from 12th
Street to Forest Avenue for EMS, Fire, Police, and citizens in the instance of an
emergency or evacuation need. Needed if Route 205 is shut down between Meadows
Ave and 12th St. Supports neighborhood connectivity.

(mark with X)

(Enter description of
project/purchase)

(Enter detailed narrative
to justify purchase)

Performed by: (mark

No change from
prior year’s plan

In-house

with X):

X

X

Changes Added

Contract :

Estimated Annual
Impact on
Operating Cost:
Fund Source

FY 27

General Fund
VDOT Grant

$327,299
$2,117,617

(list grant or other
source)

FY 28

FY 29

FY 30
$273,107
$1,517,255

FY 31

TOTAL
$600,406
$3,634,872
$4,235,278

Timeframe/Duration FY27-30
(list expected duration from
start to finish. List any
deadlines)

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)

Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Public Works
05 – Beach and Rip Rap Nourishment
General Fund
1

Status:

New Project

Capital Project
Description:

(Enter description of
project/purchase)

• General maintenance of the beach, including beach nourishment and application
of materials to breakwaters, is required to maintain the beach for residents and
guests.
• The breakwaters exist to reduce beach erosion.
• Virginia Marine Resource Commission (VMRC) is notified as part of this process
and incorporated into the effort.

Justification:

• Satellite images of the beach in 1994, 2009, 2020, and 2025 have shown that

Performed by: (mark

X

(mark with X)

(Enter detailed narrative
to justify purchase)

Changes Added

X

beach erosion is clearly visible.
• Regular maintenance of the breakwaters and addition of local natural sands is
required to conserve the beach.

with X):

Estimated Annual
Impact on
Operating Cost:

Contract :

In-house

Majority of cost is for materials:
• 5,130 tons of sand for the beach = $100,035
• 500 tons of rip rap on breakwaters = $26,475
• Equipment to apply materials = $23,490

Fund Source

FY 26

FY 27

FY 28

FY 29

FY 30

General Fund

$150,000

$150,000

$150,000

$150,000

$150,000

(list grant or other
source)

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

TOTAL

$750,000

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Public Works
06 – Sidewalk Repairs
General Fund
1

Status:

New Project

Capital Project
Description:

Consent order with FHWA to comply with its findings for ADA compliance for
sidewalks along Irving, Washington, Lossing and Bancroft Avenues and Thackary
Street. There is an agreed upon repair schedule in the Consent Order.

Justification:

The repairs are mandatory. In response to a citizen complaint, FHWA found certain
sidewalks to not be compliant with ADA requirements. The sidewalk repairs must
occur as required by the Consent Order.

(mark with X)

(Enter description of
project/purchase)
(Enter detailed narrative
to justify purchase)

Performed by: (mark

No change from
prior year’s plan

In-house

with X):

Estimated Annual
Impact on
Operating Cost:

X

X

Contract :

The majority of the fiscal impact is for materials: Concrete at $300 per cubic
yard set in place plus the cost of base material at $100 per cubic yard
installed.

Fund Source

FY 27

FY 28

FY 29

General Fund

$160,000

$125,000

$130,000

(list grant or other
source)

Changes Added

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

FY 30

FY 31

TOTAL
$415,000

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Public Works
07 – Town Pier Refurbishment
General Fund
1

Status:

New Project

Capital Project
Description:

Continued repair and maintenance of the support structure for the municipal
pier.

Justification:

The current pier pilings are suffering from age. An engineering study conducted in
2022 determined that we are at risk of structural failure of the pier. As such, we have
already replaced 40 of the +300 pilings that support the pier but continuous attention
must be made to remaining pilings including assessment and replacement.
20 pilings will be replaced each year going forward.

(mark with X)

(Enter description of
project/purchase)
(Enter detailed narrative
to justify purchase)

Performed by: (mark

In-house

with X):

Estimated Annual
Impact on
Operating Cost:
Fund Source

(list grant or other
source)

No change from
prior year’s plan

X

X

Changes Added

Contract :

The majority of the fiscal impact is for materials and installation: The
construction cost has been increasing dramatically
FY 27

General Fund

$60,000

FY 28

FY 29

$60,000

$60,000

FY 30
$60,000

Timeframe/Duration Continual replacement of 20 piling/year.
(list expected duration from
start to finish. List any
deadlines)

FY 31
$60,000

TOTAL
$300,000

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

ADMINISTRATION
10-Municipal & Emergency Operations Center Study
Grant Fund
1

Status:

New Project

Capital Project
Description:

Perform environmental, energy, and workspace capacity study for Town municipal and
emergency/public safety services.

Justification:

Ensure municipal and emergency operations centers are environmentally sound and
efficient to support contextual, task performance and are effective.

(mark with X)

(Enter description of
project/purchase)
(Enter detailed narrative
to justify purchase)
Performed by: (mark
with X):

No change from
prior year’s plan

In-house

X

Changes Added

Contract :

Estimated Annual
Impact on
Operating Cost:
Fund Source

(list grant or other
source)

FY 27

General Fund

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

$50,000

FY 28

FY 29

FY 30

FY 31

TOTAL
$50,000

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Police Department
#11 - New Police Vehicles
General Fund
1

Status:

New Project

Capital Project
Description:

Two patrol vehicles and equipment to outfit them.

Justification:

Replace two patrol vehicles that have aged out high mileage. They directly impact the
safety of the officers and are becoming financially burdensome to repair. One of the
vehicles that we are replacing has over 105,000 miles and over 133,000 miles on the
second one.
X
In-house
Contract:

(mark with X)

No change from
prior year’s plan

X

Changes Added

(Enter description of
project/purchase)
(Enter detailed narrative
to justify purchase)

Performed by: (mark
with X):

Estimated Annual
Impact on
Operating Cost:

$1,500 Estimated cost of repairs and maintenance

Fund Source

FY 27

FY 28

FY 29

FY 30

FY 31

General Fund

$131,250

$157,500

$189,000

$226,800

$272,160

(list grant or other
source)

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

Continual replacement of 2 vehicles per year.

TOTAL
$976,710

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Police Department
#12 - Mobile (car) and portable radios
General Fund
1

Status:

New Project

Capital Project
Description:

Mobile (car) and portable radios for officers to communicate with dispatch, other officers
and other jurisdictions.

Justification:

Westmoreland is upgrading the radio system to 700/800 MHZ in 2026. The mobile and
portable radios we currently have are not compatible with the new system and will not
function properly once the upgrade is complete. The new radios will have better coverage
and be less susceptible to failure. If we do not transition to the new radio system, it can
create an officer safety issue.
X
In-house
Contract:

(mark with X)

(Enter description of
project/purchase)
(Enter detailed narrative
to justify purchase)

Performed by: (mark
with X):

Estimated Annual
Impact on
Operating Cost:

No change from
prior year’s plan

Changes Added

N/A

Fund Source

FY 27

General Fund

$348,000

(list grant or other
source)

X

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

FY 28

FY 29

FY 30

FY 31

TOTAL
$348,000

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Police Department
25 – Portable Bollard vehicle arrest system
General Fund
3

Status:

New Project

Capital Project
Description:

24 modular vehicle barriers, transportation unit and trailer.

Justification:

To provide public safety for town employees, event participants, residents and visitors for
occasions that require road closures. The vehicle arrest system will prohibit vehicles from
traveling into or through closed areas.
In-house
Contract: X

(mark with X)

X

No change from
prior year’s plan

Changes Added

(Enter description of
project/purchase)
(Enter detailed narrative
to justify purchase)

Performed by: (mark
with X):

Estimated Annual
Impact on
Operating Cost:

Initial cost of $144,981.32. Annual maintenance and upkeep for trailer (tires)

Fund Source

FY 27

General Fund

$144,982

(list grant or other
source)

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

N/A

FY 28

FY 29
$0

FY 30
$0

FY 31
$0

TOTAL
$0

$144,982

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Public Works
13 – Monroe Bay Avenue Shoreline Areas
General Fund/VIMS Grant
1

Status:

New Project

Capital Project
Description:

Restore eroded areas; Virginia Institute of Marine Science (VIMS) grant
funding is planned. This needed in case the project is not completed in FY26

Justification:

Need to restore eroded areas to ensure the safety of Monroe Bay Avenue for travel
and its impact on marina access.
Satellite images of the beach in 1994, 2009, 2020, and 2025 have shown that beach
erosion is clearly visible.
Regular maintenance of the break waters and addition of local natural sands is
required to conserve the beach.

(mark with X)

(Enter description of
project/purchase)
(Enter detailed narrative
to justify purchase)

Performed by: (mark

No change from
prior year’s plan

In-house

with X):

X

X

Changes Added

Contract :

Estimated Annual
Impact on
Operating Cost:
Fund Source

FY 27

VIMS Grant

$100,000

(list grant or other
source)

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

FY 28

FY 29

FY 30

FY 31

TOTAL
$100,000

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Public Works
14 – North Beach Shoreline Erosion Control
CFPF Grant or Town
1

Status:

New Project

Capital Project
Description:

(Enter description of
project/purchase)

Restore eroded areas, manage stormwater, and explore how to resolve areas in North
Beach where there are large breakwaters and breakpoints in the beach line and
flooding along a portion of Virginia Ave; DCR Community Flood Preparedness Fund
(CFPF) grant funding has been received for Phase I design & engineering. Once Phase
I is complete, grants will be sought for implementation, with costs based on Phase I
recommendations.

Justification:

The beach area and along Virginia Ave has flooding that affects homes along the road.

(mark with X)

(Enter detailed narrative
to justify purchase)
Performed by: (mark
with X):

No change from
prior year’s plan

In-house

X

X

Changes Added

Contract :

Estimated Annual
Impact on
Operating Cost:
Fund Source

FY 27

CFPF Grant

$780,000

(list grant or other
source)

FY 28

FY 29

FY 30

FY 31

TOTAL
$780,000
$780,000

Timeframe/Duration Phase I – begin FY 26, complete FY 27
(list expected duration from Phase II – expected FY 28
start to finish. List any
deadlines)

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10
Status:
(mark with X)

Public Works
15 – Communication System for Water Meter System
Water Fund
1

New Project

Capital Project
Description:

No change from
prior year’s plan

X

Changes Added

Purchasing, installing and updating the communication system for data collection of the
water meter system. This would allow for better billing interaction and the ability to let our
customers know when there are problems with their water system such as high usage and
leaks. $90,000 for the communication portion will be completed in FY 26; however, the
remaining portions will be funded in future years.
The town has invested over $800k to install the new water meter system. A critical part of
this system is the ability for the information within the water meter system to be collected
and provided back to a central location. Without installation of this communication
system, the town’s investment is limited in capability. There is currently a deficit between
the number of meters installed in our system and the number of residential accounts. This
was due to new residential hookup being done without a meter. We believe that there are
about 350 additional meters needed to fully automate our system. The current cost for the
meter setup is $358 each which includes the meter, Minode communicator, and the TTLA
antenna setup for pit meters. The Town is currently working with Mueller and Waterworks
to replace all of the dead nodes and registers in our system to insure that our meters are
reading at 95% or better at all times. We believe that we will be able to get to the additional
meters in FY 28. As most of FY 27 will be working on our existing system. The request for FY
31 is for additional metering infrastructure which will become necessary for growth. This
would include more collectors and repeaters for a more robust system.

(Enter description of
project/purchase)

Justification:

(Enter detailed narrative
to justify purchase)

Performed by: (mark

In-house

with X):

X

Contract :

Estimated Annual Impact on
Operating Cost:
Fund Source

(list grant or other
source)

FY 27

General Fund

FY 28

FY 29

$130,000

FY 30

FY 31
70,000

TOTAL
$200,000

Timeframe/Duration The new meters would be purchased in FY 28 and the new infrastructure would be
(list expected duration from
start to finish. List any
deadlines)

purchased in FY31 for growth.

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Public Works
Capital Project Item Number 18 – Crew Vehicles
and Title:
Account Description:
Sewer Fund
Account #:
Department Priority: 1-10
2
Status:
New Project
No change from X
Changes Added
(mark with X)
prior year’s plan
Capital Project
Management of Public Works vehicle fleet by trading out of aging fleet. Implement
planned replacement scheduling to get ahead of failures and major downtime for
Description:
(Enter description of
project/purchase)

repairs. Cost for 1 vehicle is $80,000 per year.

Justification:

As vehicles age, the amount of maintenance required increases and the likelihood
for a larger failure grows. The current oldest vehicles in the fleet are 2005s. The goal
of this is to trade in the oldest vehicles while they may still maintain some value
and before they have a catastrophic failure that results in a full loss of value to
update to newer vehicles with lower maintenance needs and costs. Unfortunately,
we already have several vehicles that are out of service because of catastrophic
failures that we are trying to work through and even with this request, the town
would still own 2005 vehicles. This is one step forward to getting to a better, more
maintainable fleet, both financially and in service availability.

(Enter detailed narrative
to justify purchase)

Performed by: (mark

In-house

with X):

Estimated Annual
Impact on
Operating Cost:
Fund Source

(list grant or other
source)

X

Contract : State Contract or working
with another locality’s current
contract

Reduce costs of more expensive replacement parts to fix constant operating
issues.
FY 27

General Fund

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

$80,000

FY 28

FY 29

FY 30

FY 31
$100,000

TOTAL
$180,000

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Public Works
19 – Point Area Sewer Replacement Study
Sewer Fund
4

Status:

New Project

Capital Project
Description:

Engineering study for replacement of wastewater piping

(mark with X)

No change from
prior year’s plan

X

Changes Added

(Enter description of
project/purchase)

Justification:

(Enter detailed
narrative to justify
purchase)

Performed by:
(mark with X):

This needs to be done to reduce inflow and infiltration into the sewer system
which ultimately ends up at the treatment plant causing undue stress to the
collection system, as well as the treatment plant facility
In-house
X Contract :

Estimated Annual
Impact on
Operating Cost:

Reduce costs of more expensive replacement parts to fix constant operating
issues.

Fund Source

FY 27

Grant - TBD

$100,000

(list grant or other
source)

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

FY 28

FY 29

FY 30

FY 31

TOTAL
$100,000

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Public Works
20 – Meadows / Bluff Area Sewer Replacement Study
Sewer Fund
4

Status:

New Project

Capital Project
Description:

Engineering study for replacement of wastewater piping

Justification:

This needs to be done to reduce inflow and infiltration into the sewer system
which ultimately ends up at the treatment plant causing undue stress to the
collection system, as well as the treatment plant facility
In-house
X Contract :

(mark with X)

No change from
prior year’s plan

X

Changes Added

(Enter description of
project/purchase)

(Enter detailed narrative
to justify purchase)

Performed by: (mark
with X):

Estimated Annual
Impact on
Operating Cost:

Reduce costs of more expensive replacement parts to fix constant operating
issues.

Fund Source

FY 27

Grant - TBD

$115,000

(list grant or other
source)

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

FY 28

FY 29

FY 30

FY 31

TOTAL
$115,000

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Public Works
21 – WWTP Repairs/Upgrades Per Consent Order
Sewer Fund
1

Status:

New Project

Capital Project
Description:

Numerous mandated repairs/upgrades per Consent Order with DEQ to the
Town’s wastewater treatment plant to obtain compliance with state
regulations.

Justification:

Lack of maintenance of the WWTP over the years has allowed the facility to
degrade. The various improvements are specifically identified in the Consent
Order and are mandated by DEQ.
In-house
X Contract :

(mark with X)

(Enter description of
project/purchase)

(Enter detailed narrative
to justify purchase)

Performed by: (mark
with X):

Estimated Annual
Impact on
Operating Cost:

No change from
prior year’s plan

Changes Added

If it is not completed, the Town could be fined or face other enforcement
actions.

Fund Source

FY 27

FY 28

FY 29

FY 30

FY 31

General Fund

$955,000

$174,900

$1,931,000

$219,900

$384,900

(list grant or other
source)

X

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

TOTAL
$3,665,700

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Public Works
22 – WWPS Repairs/Upgrades Per Consent Order
Sewer Fund
1

Status:

New Project

Capital Project
Description:

Numerous mandated repairs/upgrades per Consent Order with DEQ to the
Town’s wastewater pump stations to obtain compliance with state
regulations. Numbers have been updated from previous years.

Justification:

Lack of maintenance of the WWPS over the years has allowed the facility to
degrade. The various improvements are specifically identified in the Consent
Order and are mandated by DEQ.
In-house
X Contract :

(mark with X)

(Enter description of
project/purchase)

(Enter detailed
narrative to justify
purchase)

Performed by:
(mark with X):

Estimated Annual
Impact on
Operating Cost:
Fund Source

(list grant or other
source)

No change from
prior year’s plan

Changes Added

X

If it is not completed, the Town could be fined or face other enforcement
actions.
FY 27

General Fund

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

$46,000

FY 28
$

FY 29

FY 30

FY 31

$632,500

$591,000

$781,000

TOTAL
$2,050,500

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Public Works
23 – Repairs/Upgrades Per Inflow and Infiltration Consent Order
Sewer Fund
1

Status:

New Project

Capital Project
Description:

Numerous mandated repairs/upgrades per Consent Order with DEQ to the
Town’s sewer collection lines to obtain compliance with state regulations for
I & I. Numbers have been updated from previous years.

Justification:

Lack of maintenance of the sewer collection system over the years has allowed the
facilities to degrade. The various improvements are specifically identified in the
Consent Order and are mandated by DEQ.
Lack of maintenance of the WWPS over the years has allowed the facility to
degrade. The various improvements are specifically identified in the Consent Order
and are mandated by DEQ.

(mark with X)

(Enter description of
project/purchase)

(Enter detailed narrative
to justify purchase)

Performed by: (mark

In-house

with X):

Estimated Annual
Impact on
Operating Cost:
Fund Source

(list grant or other
source)

No change from
prior year’s plan

X

X

Changes Added

Contract :

If it is not completed, the Town could be fined or face other enforcement
actions.
FY 27

General Fund

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

$20,000

FY 28

FY 29

FY 30

FY 31

$68,000

$307,000

$355,000

$238,000

TOTAL
$988,000

FISCAL YEAR 2027-2031 CAPITAL IMPROVEMENT PROGRAM (CIP)
GFOA Priority Category:
Requesting Department:
Capital Project Item Number
and Title:
Account Description:
Account #:
Department Priority: 1-10

Public Works
24 – Jetter/Vactor Truck
General Fund
1

Status:

New Project

Capital Project
Description:

Management of truck fleet to ensure proper maintenance of our water and
sewer system. Replace 2020 truck.

Justification:

With current supply chain timelines, ordering a Vactor truck today would
mean a new Vactor truck would arrive in 2 to 3 years (estimate for FY27
submission could result in a FY30 delivery). Additionally, our current operating
Vactor truck will be 10 years old and maintenance costs continue to increase.
This Vactor trucks are critical to day-to-day quality of life for the citizens of
Colonial Beach and are constantly in use to meet the demand of the town.
In-house
X Contract :

(mark with X)

(Enter description of
project/purchase)
(Enter detailed narrative
to justify purchase)

Performed by: (mark
with X):

Estimated Annual
Impact on
Operating Cost:
Fund Source

(list grant or other
source)

X

No change from
prior year’s plan

Changes Added

Would result in a cost savings of +$40k per year based on last year’s
maintenance actuals for the current truck and expected to increase.
FY 27

General Fund

Timeframe/Duration
(list expected duration from
start to finish. List any
deadlines)

FY 28

FY 29

FY 30
$800,000

FY 31

TOTAL
$800,000

Tab F

ORDINANCE NO. 782
AMENDS CHAPTER 21, “WATER AND SEWERS,” ARTICLE VI, “FEES AND SERVICE CHARGES,”
SECTION 21-71, “WATER USER CHARGES,” TO INCREASE THE FLAT CHARGE FOR RESIDENTIAL
WATER SERVICES FROM FOUR HUNDRED FOURTEEN DOLLARS AND SEVENTY-TWO CENTS
($414.72) TO FOUR HUNDRED TWENTY-TWO DOLLARS AND FIFTY-SIX CENTS ($422.56)
ANNUALLY AND SECTION 21-80, “SEWER USER RATES,” TO INCREASE THE FLAT CHARGE FOR
RESIDENTIAL SEWER SERVICE FROM ONE-THOUSAND EIGHT DOLLARS AND SEVENTY-TWO
CENTS ($1,008.72) TO ONE-THOUSAND NINETY-FOUR DOLLARS AND FORTY-EIGHT CENTS
($1,094.48) ANNUALLY.
BE IT ORDAINED that Chapter 21 “Water Sewers,” Article VI, “Fees and Service Charges,”
Sections 21-71 (a) and Section 21-80 (a) be amended to read as follows:
Sec. 21-71. Water user charges; provisions for stopping charges.
(a)

Residential service. All residential users will pay a flat charge of four hundred twenty-two dollars and fifty-six
cents ($422.56) annually.

Sec. 21-80. Sewer user rates
(a)

Residential service. All residential sewer users will pay a flat charge of one-thousand ninety-four dollars and
forty-eight cents ($1,094.48) annually.

ORDINANCE NO. 783
AMENDS CHAPTER 21, “WATER AND SEWERS,” ARTICLE VI, “FEES AND SERVICE CHARGES,”
SECTION 21-71, “WATER USER CHARGES,” TO INCREASE THE MINIMUM CHARGE FOR
COMMERCIAL WATER USERS FROM FOUR HUNDRED FOURTEEN DOLLARS AND SEVENTYTWO CENTS ($414.72) TO FOUR HUNDRED TWENTY-TWO DOLLARS AND FIFTY-SIX CENTS
($422.56) ANNUALLY AND SECTION 21-80, “SEWER USER RATES,” TO INCREASE THE
MINIMUM CHARGE FOR COMMERCIAL SEWER USERS FROM ONE-THOUSAND EIGHT DOLLARS
AND SEVENTY-TWO CENTS ($1,008.72) TO ONE-THOUSAND NINETY-FOUR DOLLARS AND
FORTY-EIGHT CENTS ($1,094.48) ANNUALLY.
BE IT ORDAINED that Chapter 21 “Water Sewers,” Article VI, “Fees and Service Charges,”
Sections 21-71 (b) and Section 21-80 (b) be amended to read as follows:
(b)

Commercial service. All commercial water users will be metered and shall pay a minimum charge of four
hundred twenty-two dollars and fifty-six cents ($422.56) annually. This charge shall allow the user fifteen
thousand (15,000) gallons of usage for the quarter. Usage in excess of the fifteen thousand (15,000) gallons
per quarter shall be charged at the following rates:
(1)

One dollar and fifty cents ($1.50) per one thousand (1,000) gallons or part thereof on the next one
hundred fifty thousand (150,000) gallons.

(2)

One dollar and thirty-eight cents ($1.38) per one thousand (1,000) gallons or part thereof on the next
one hundred fifty thousand (150,000).

(3)

One dollar and twenty cents ($1.20) per one thousand (1,000) gallons or part thereof on all usage over
three hundred sixty thousand (360,000) gallons.

(4)

All commercial water users will be metered and shall pay a minimum charge of ninety-six dollars
($96.00) per quarter. This charge shall allow the user up to fifteen thousand gallons (15,000) of usage
for the quarter. Usage in excess of the fifteen thousand (15,000) gallons per quarter shall be charged at
the rates listed above.

Sec. 21-80. Sewer user rates
(b)

Commercial service. All commercial sewer users pay a minimum charge of one-thousand ninety-four dollars
and forty-eight cents ($1,094.48) annually, for the first fifteen thousand (15,000) gallons of usage per
quarter. Usage in excess of fifteen thousand (15,000) gallons per quarter will be charged as follows:
(1)

Four dollars and fifty cents ($4.50) per one thousand (1,000) gallons or part thereof on the next one
hundred and fifty thousand (150,000) gallons.

(2)

Four dollars and fourteen cents ($4.14) per one thousand (1,000) gallons or part thereof on the next
one hundred and fifty thousand (150,000) gallons.

(3)

Three dollars and sixty cents ($3.60) per one thousand (1,000) gallons or part thereof on all usage over
three hundred and sixty thousand (360,000) gallons.

Tab G

COUNCIL PAPER
At the meeting held on Wednesday, May 20, 2026, at the Colonial Beach Town Hall

RESOLUTION #21-26, ADOPTION AND APPROPRIATION OF
FISCAL YEAR 2027 BUDGET AND ADOPTION AND
APPROPRIATION OF THE FISCAL YEAR 2027 BUDGET FOR
THE COLONIAL BEACH SCHOOL BOARD
BE IT RESOLVED that the Town Council, meeting in a Regular Meeting,
Wednesday, May 20, 2026, hereby adopts and appropriates the Fiscal Year 2027 budget
as follows:
FIXING THE FISCAL YEAR 2025 TAX RATES
FY 2026 Tax Rate

FY 2027 Tax Rate

.78
3.20
.78
2.60
.70
.01

.78
3.20
.78
2.60
.70
.01

Real Estate
Personal Property
Mobile Home
Farm Machinery
Public Utilities
Boat Tax

All rates listed above are per $100 of assessed value
PROPOSED FISCAL YEAR 2027 BUDGET
General Fund Town Government
Transfer to School Operating Fund
Sewer & WWTP Fund 501
Water Fund 503

FY 2026
$11,092,799
$3,317,998
$3,899,965
$1,424,018

FY 2027
$11,271,442
$3,052,837
$4,030,034
$1,384,337

SECTION 1
The following amounts are approved for the Colonial Beach School Board, subject
to the conditions set forth in this Resolution, for the fiscal year beginning July 1, 2026, and
ending June 30, 2027, as follows:
Local Government Funding (includes 3% salary increase for teachers)

$3,052,837

Total School Budget (including local funding)

$9,276,991

SECTION 2
Funds appropriated in FY 2027 for Capital Improvements, including construction in
progress, will not lapse at the end of the year, but shall remain appropriated for the
life of the project(s) until completion or until the Town Council eliminates the
appropriation.
◼ The Town shall reserve the right to review the financial records of agencies
who request funding from the Town as a condition of requesting funding and
who do not obtain independent annual audits. Said agencies shall provide a
financial statement to the Town annually; and,
◼ The Town shall reserve the right to review the financial records of agencies
who request funding from the Town as a condition of requesting funding and
who do obtain independent annual audits. Said agencies shall provide a
financial statement to the Town annually; and,
◼ The Town shall reserve the right to review the Charter, Mission Statement or
other defining document of agencies who request funding from the Town as a
condition of requesting funding.

2|Page

Tab H

Town of Colonial Beach

TO:
FROM:
COPY:

Town Council
Angela Lawrence, Director, Planning & Community Development

SUBJECT:
DATE:

Authorize Public Hearing: Small-Scale Production
May 6, 2026

Council Memorandum

Natasha Tucker, Town Manager; Kyler Brower, Assistant Town Manager; Powell
Duggan, Town Attorney

SUMMARY:
Request to authorize public hearings for Zoning Text Amendments to allow small scale production, with
a Conditional Use Permit, within the commercial districts of the town.
BACKGROUND:
At its April 9 meeting, Planning Commission voted unanimously to recommend approval ZTA 26-03 and
ZTA 26-04 to amend Section 20-2 definitions of the Zoning Ordinance of the Town of Colonial Beach,
Virginia, to add “small scale production” definition and 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”.
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. 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. The roastery plans to have a retail space for customers to
buy beans, merchandise, and small coffee brewing equipment and related supplies. Depending on the
space where they locate, they 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 they are currently looking at are in the RC district; however, our zoning ordinance does
not address coffee roasting and/or small-scale production in any commercial district. The Town does not
have light industrial zoning. Coffee roasting, like microbrewing and brew pubs, has the potential to be an
excellent fit in the Town’s commercials districts; however, it also has unique circumstances.
ISSUE:
After conversations with numerous local governments in Virginia, staff was unable to locate zoning text
specific to Coffee Roasteries. Most localities consider it light manufacturing (which the Town of Colonial
Beach does not 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 small-scale
production definition to allow other small-scale uses, as defined, to operate in the commercial districts. The
number of employees, impacts on the surrounding properties, and secondary uses would be included in the
CUP application.

1

Town of Colonial Beach

Council Memorandum

ALTERNATIVES:
The Town of Colonial Beach does not address coffee roasteries or other small-scale production that may
be appropriate in commercial districts. Alternatives include:
1. Not allowing small-scale production in the Town. No public hearing is needed.
2. Allowing small-scale production with a CUP in some or all commercial districts as a permitted
use. Public hearing is needed.
3. Allowing small-scale production with a CUP in some or all commercial districts with a Conditional
Use Permit (CUP). Public hearing is needed.
FISCAL IMPACT:
The only cost to the Town is the cost of the public hearing advertisement; however, if approved after public
hearing such businesses may contribute to the economic vitality of the Town.
RECOMMENDATION:

1. Authorize a public hearing to amend Section 20-2 definitions of the Zoning Ordinance of the
Town of Colonial Beach, Virginia, to add “small scale production” definition.
2. Authorize a public hearing 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. Attachment 1 - Proposed Zoning Text Amendment (ZTA 26-03)
2. Attachment 2 - Proposed Zoning Text Amendment (ZTA 26-04)

2

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.

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 8-2
GENERAL COMMERCIAL (C-1) CONDITIONAL USES (CONDITIONAL USE
REQUIRED); 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”.