On the agenda: Colonial Beach meeting — data center (Aug 13)

TOWN OF COLONIAL BEACH
PLANNING COMMISSION MEETING
August 13, 2026, 6:00 PM

Colonial Beach Town Center
22 Washington Avenue, Colonial Beach, VA 22443

AGENDA
1. Call to Order
2. Pledge of Allegiance
3. Determination of Quorum
4. Approval of the Meeting Agenda
5. Approval of Minutes
a. July 9, 2026 Regular Planning Commission Meeting
6. Public Comment on Non-Public Hearing Items
7. Planning and Community Development Director’s Report
8. Planning Commission Committee Reports and Commissioner Comments
9. Public Hearings
a. None
10. Old Business
a. Comprehensive Plan Update
b. 2026 Work Plan Update
11. New Business
12. Adjournment

TOWN OF COLONIAL BEACH
PLANNING COMMISSION MEETING
July 09, 2026, 6:00 PM

Colonial Beach Town Center
22 Washington Avenue, Colonial Beach, VA 22443

MINUTES
MEMBERS PRESENT:

Nathan Howell, Chairperson
William Hutchins
Nigel Long
Victoria Luna
Bill Malone

MEMBERS ABSENT:

Laura Adams
Annemarie Bairstow

COUNCIL LIAISON:

Rick Wood (absent)

STAFF PRESENT:

Angela Lawrence, Dir. Planning & Community Development
Powell Duggan, Town Attorney
Melissa Bell, Planning Technician
Beth McDowell, Planning & Community Enhancement Officer
Darla Odom, Zoning Official

1) Call to Order
Chairperson Howell called the meeting to order at 6:00 p.m.
2) Pledge of Allegiance
Chairperson Howell led the reciting of the Pledge of Allegiance.
3) Determination of Quorum
Chairperson Howell stated five (5) members were present and two members were absent.
4) Approval of the Agenda
ON MOTION BY COMMISSIONER LUNA, SECONDED BY COMMISSIONER
MALONE, THE PLANNING COMMISSION APPROVED THE AGENDA AS
DRAFTED (5-0) TWO MEMBERS ABSENT.
5) Approval of Minutes
a) June 11, 2026, Regular Planning Commission Meeting Minutes
ON MOTION BY COMMISSIONER LONG, SECONDED BY COMMISSIONER

1

LUNA, THE PLANNING COMMISSION APPROVED JUNE 11, 2026, MEETING
MINUTES WITH ONE CORRECTION TO PAGE 5 CHANGING 10 TO 3 (5-0)
TWO MEMBERS ABSENT.
6. Public Comment on Non-Public Hearing Items
None
7. Planning and Community Director Report
Ms. Lawrence referenced her report on page seven (7) of the packet. She advised that
Town Council will hold the public hearing for CUP 26-03 for the coffee roastery, on July
15, 2026.
8. Planning Commission Reports and Commissioner Comments
Commissioner Luna advised that Comprehensive Plan Committee is only performing an
update, not full revision. We are going to break it down by group, Land
Use/Transportation, Housing, Conservation, Community Facilities and Economic
Development. She also suggested that we hold 2 or 3 meetings, with the same style as we
did the FAR, Planning Commission held their regular meeting and then held a roundtable
discuss. Schedule for the comprehensive plan has been revised to August; Land
Use/Transportation, September; Housing, and October; Economic Development.
Commissioner Malone advised the fire department had run 60 calls last month and are on
track to run 600 for the year. Commissioner Luna asked if any of calls were heat related.
Commissioner Malone stated there was one call but not related directly to heat.
9. Public Hearings
a. Joseph A. and Young Mia Holland request an exception as permitted in
Section 22-14 of the Chesapeake Bay Preservation Act (Article 22) of the
Zoning Ordinance to permit encroachment into the Resource Protection
Area (RPA) along the Potomac River for grading and construction of a
private in-ground swimming pool. The property is located at 1017 Lee Street
and is known as Tax ID # 3A3-2-105-4 (part).
i.

Staff Presentation
Ms. Odom presented the CBAE 26-01and explained the reasoning for the
exception of a pool in the RPA. Ms. Odom advised the parcel/lot that the pool
will be installed is a per Bay Act Lot and does qualify for the homeowner to
apply for an exception. She identified the property as address of 1017 Lee St. The
pool would result in increasing the impervious coverage in the RPA by 291
square feet and the Development plans identifies the capture of 890 square feet of
rooftop run off to treated in a flow well for water quality purposes and a Water
Quality Impact Assessment (WQIA) as required.

2

Barbara Camp, Stuart Camp Plumbing and Heating, contractor representing the
applicant, advised during discussions with the property owner and their medical
and pain management needs. She contacted the Chesapeake Bay Act and spoke
with an attorney. The attorney said that would be up to the town but the plantings
and mitigation plan. The pool will be 3 ft. to 5 ft. deep and found a chemical less
pool.
ii.

Open Public Hearing
Chairperson Howell opened the Public Hearing at 6:53 p.m.
Steven Carter, 2 2nd Street
Mr. Carter advised he had lived next to the property for 26 years and the
Hollands have cleaned up the property. He would appreciate anything the
planning commissioner can do for them.
Will Nuckols 204 Monroe Bay Avenue, via email
Ms. Lawrence read a portion of the email submitted to be read into the record.
In the email he advised the pool does not meet the requirements per zoning
ordinance.

iii.

Close Public Hearing
Chairperson Howell closed the Public Hearing at 6:58 p.m.

iv.

Planning Commission Discussion

Commissioner Luna asked whether the native plant guide was being used for
the proposed plantings.
Casey Schooler, engineer, stated that plans typically include a note requiring
trees to be native species.
Ms. Bell summarized Note 14 on the site plan, stating that the plantings shall
be native as determined by the DCR (Department of Conservation and
Recreation) Native Plant Guide.
Ms. Lawrence asked Commissioner Luna whether she was asking if shrubs
were included. Commissioner Luna stated that she wanted all plantings to be
native.
Commissioner Malone asked what impact the project would have on the 50foot buffer and the slope.
Casey Schooler, engineer, stated that the plan does not require additional
measures. Temporary erosion and sediment controls, including silt fencing,
will be installed. The post-development condition and exact location will not
be finalized until the pool is installed, but the plantings will be native.
Ms. Lawrence asked Commissioner Malone whether his question was
regarding the pool.

3

Commissioner Malone confirmed that it was.
Casey Schooler stated that there is a natural buffer and that the pool is 20
feet from the farthest end of the pool to the pier. The only alternative would
be to move the pool 2 feet from the house.
Ms. Odom stated that the pool must be 10 feet from the house.
Commissioner Luna stated that she sympathized with the property owners,
who purchased the lot through no fault of their own and now must complete
a lot consolidation. She noted that she was pleased they are reestablishing the
buffer area and capturing rooftop runoff. She stated that the Planning
Commission should support the request for the reasons provided by the
property owners.
Commissioner Long stated that he lives near an RPA and understands how
residents are affected by the CBA, which is important to the entire area. He
expressed concern about extending the pool into the RPA, the potential
impact on other property owners near the RPA, and the precedent it could
set for increased construction within the RPA. He noted that the pool
extends into the 50-foot buffer and that the house will be 30 feet from the
buffer. He asked whether the pool must be located 10 feet from the dwelling,
whether it could be moved to the right side of the dwelling, and whether any
other options are available to accommodate the pool.
Ms. Odom stated that staff had spoken with the applicant and that any
change in location would be up to the applicant. She noted that, to her
understanding, the building code requires the pool to be 10 feet from the
house. She further explained that the zoning ordinance considers structures
located less than 10 feet from the dwelling to be part of the dwelling;
however, she believed the building code does not allow the pool to be less
than 10 feet from the dwelling.
Mr. Schooler addressed the pool, its impacts, and the landward 50-foot
buffer. He stated that if the pool were moved to the right side of the house,
it would not change the impervious coverage within the buffer and would
result in the same impact.
Commissioner Long asked about the items proposed for removal, including
the open patio, and whether those removals affect impervious coverage.
Mr. Schooler stated that the items shown on the existing dwelling site plan
are identified as existing features to be removed. The only items to remain
are the structures on Lot 6. He explained that the project is considered
redevelopment and is not increasing impervious coverage within the buffer.
The rooftop stormwater management capture system is intended to offset
the impervious coverage impact from the pool. He also stated that the tree
and shrub requirements come from DEQ.

4

Commissioner Long asked whether the pool could be moved to the edge of
the deck attached to the house. Ms. Odom replied that Ms. McDowell had
confirmed that the building code requires the pool to be 10 feet from the
dwelling.
Mrs. Camp stated that the pool area is made of crushed stone to help water
infiltrate into the ground as needed.
Commissioner Long asked what precedent this would set moving forward.
Mr. Duggan stated that page 11 of the report provides five considerations for
review and that would set the precedent.
Commissioner Luna stated that she was not concerned about setting a
precedent because the lots are large. She noted that the applicant has
completed mitigation measures and stated that she does not believe the
request would set a precedent.
v.

Planning Commission Action
ON MOTION BY COMMISSIONER LUNA AND SECONDED BY
COMMISSIONER MALONE TO APPROVECBAE 26-01 WITH THE
CONDITIONS PRESENTED AND ADD THE CONDITIONS TO DEED
SHALL BE RECORDED, MOTION DENIED AYE: COMMISSIONERS
LUNA, MALONE, 3 NAYS: COMMISSIONER HOWELL, HUTCHINSM
AND LONG, TWO MEMBERS ABSENT.
Chairperson Howell reminded the Planning Commission is only approving the
pool and not the dwelling a keeping in mind this may have to be defended in
court.
The Planning Commission findings for granting the exception. Mr. Duggan
referred to the 5 conditions presented that must be considered.
ON MOTION BY COMMISSIONER HUTCHINS, SECONDED BY
COMMISSIONER MALONE FOR THE JUSTIFCATION OF DENIAL
OF THE CBAE 26-001 to include:
1.
Granting the exception will not confer upon the application of any
other special privileges denied by this article to other property owners in the
Overlay District;
2.
The exception request is not based on conditions or circumstances
that are self-created for self-imposed;
3.
The exception request is the minimum necessary to afford relief.
ROLL CALL VOTE; 4 AYES COMMISSIONERS HOWELL,
HUTCHINS, LONG, AND MALONE; 1 NAY COMMISSIONER LUNA, 2
MEMBERS ABSENT.

5

10. Old Business
a. Comprehensive Plan
Ms. Lawrence presented the proposed new schedule for the comprehensive plan
review. The committee decided that a review this year will update data and outdated
information, with a full revision beginning in 2028 for 2030.
The proposed new chapter review is:
August 2026
Conservation and Environmental
Committee Facilities, Services, and Resources
September 2026
Economic Development
Housing & Neighborhood
October 2026
Land Use and Future Land Use
November 2026
Transportation
Commissioner Long advised that he was approached by someone with Marine Way
and to include the Marina Way information in the Comprehensive Plan. He asked if
we would email the schedule in the presentation to the commissioners.
b. Work Plan
Ms. Lawrence reviewed the 2026 state legislative changes and the dates each revision
is to become law. Ms. Lawrence stated that some new regulations do not pertain to us
but wanted the planning commission to be aware. She will add the relevant items to
the work plan.
Chairperson Howell asks if this includes modular homes. Ms. Lawrence stated that
we allow modulars in all districts, but this extends to manufactured homes in all
zoning districts.
Ms. Lawrence reviewed the Accessory Units (ADU) may be adopted and this will
help with affordable housing. ADU’s may require a lease of 30 days or longer as
permitted accessory use in single-family districts.
Commissioner Luna asks if the $500 fee per application. Ms. Lawrence advised that
our fee is lower and it is the maximum.
Ms. Lawrence recognized the work Darla had completed regarding subdivision and
site plans made last year. A work group will make recommendations for revisions to
General Assembly by November 1, 2026, so additional revisions may be necessary at

6

the local level in the future.
Ms. Lawrence advised that comprehensive plan is encouraged to utilize any relevant
available data and research related to social determinants of health. Ms. Lawrence
also presented state legislative actions related to data centers, telecommunications,
temporary wireless support structures, statewide Solar Facility Standards, battery
storage as accessory solar sites, small portable (balcony) solar devices and solar
canopies in parking areas.
Ms. Lawrence asked to bring Zoning Text Amendments forward to Planning
Commission for the legislative changes.
ON MOTION BY COMMISSIONER LUNA, SECONDED BY
COMMISSIONER MALONE TO APPROVE INITIATING SEVERAL
ZONING TEXT AMENDMENTS AS NEEDED PER LEGISLATIVE
CHANGES UNANIMOUSLY 5-0, 2 MEMBERS ABSENT.

11. New Business
None
12. Adjournment
Chairperson Howell adjourned the meeting at 7:53 p.m.
I certify that these Planning Commission Meeting Minutes were reviewed, approved, and
adopted by the Planning Commission on August 13, 2026.
__________________________________________
Nathan Howell, Chairperson
Attest:
__________________________________________
Angela Lawrence, Director Planning & Community Development

7

TOWN OF COLONIAL BEACH
PLANNING COMMISSION MEETING
July 9, 2026

DIRECTOR’S REPORT

1) Total Permits Issued in July: 36
• 4 Driveway
• 10 Accessory Structure
• 4 Single-Family Dwelling
• 5 Short-Term Rentals (3 new)*
• 8 Tree Permits
• 1 Minor Home Occupation
• 1 CUP (Small Scale Roastery)
• 1 New Commercial (Small Scale Roastery)
• 2 subdivisions – lot consolidations
*We have received 120 STR applications to date for this season.
Average days to permit: 9
Walk-in Customers: 58
2) Related Council Actions
• At its July 15th meeting, Council approved CUP 26-03 (coffee roastery), appointed
Angela Lawrence Zoning Administrator, and discussed mobile vending units.
• At its August 5th work session, Council conducted a priority session for FY27 CIP
items.

Town of Colonial Beach Planning Commission
Work Plan 2026
PROJECT LIST
#

1

2
3
4
5

Project
Revision to
Subdivision Ord.
and Site Plan
Article –
Processes &
Timing
PC Bylaws
Review 2026
FY 27-31 Capital
Improvement
Plan (CIP)
PC Annual
Report
ZTA C-1
Communications
Facilities
2026-2031
Comprehensive
Plan

6

7

Revisions to
Article 19 regs –
Zoning Map
Amendments &
Ordinance Text
Amendments

Summary
Effective 7.1.25 timing and processes for
subdivision plat and site plan reviews were
modified in State Code. Article 14 Site Plans and
the Subdivision Ordinance need to be amended to
be in compliance with these state code revisions
Review By-laws for any updates needed for 202627
Preparation of the annual Capital Improvement.
Presentation by Department Heads and Discussion
prior to public hearing advertisement.
Preparation of PC’s Annual Report to TC on state
of development & land use in Town
Consider ZTA to allow Cell Town in C-1 with
Conditional Use Permit. Discussion with PC
11/25 & 12/25.
August 2026:
Conservation & Environmental
Community Facilities, Services, and Resources
September 2026:
Economic Development
Housing & Neighborhoods
October 2026
Land Use and Future Land Use
November 2026
Transportation
Interwoven throughout: Equity and Health
December 2026
Final Review and Recommendation
Review Article to ensure compliance with state
code; modify as necessary to streamline for ease of
understanding and use

Start

End

25 Q3

25 Q4

25 Q4

26 Q1

25 Q4

26 Q1

25 Q4

26 Q1

25 Q4

26 Q1

Project Updates/Status/Notes
Completed

Completed
Completed by PC 2/2026. Town Council Public Hearing held 5/6/2026.
Completed.
Completed. Joint public hearing and PC action 4/9/2026. Council
approval of ZTA and CUP 5/6/2026.
Plan to do simple review and revise necessary items. Full revision to begin
2028 for a 2030-2040 plan.
Committee meetings have taken place to determine scope and purpose.

26 Q1

26 Q1

26 Q4

26 Q4

From 2023 Work Plan. Former staff was working on revisions with Town
Attorney; current staff will review especially for compliance with state code
and best practices re: conditional zoning.
To be completed concurrently with Comp Plan review.

8

9
10
11

12

13

14
15

Revisions to R-1
& R-2 Districts
regs

Review/update Articles 4 and 6 - Zoning Regs for
R-1 and R-2 Zoning Districts; Agreed upon at
Joint Worksession with Council on 10.16.24

Review Article 15
Non-Conforming
Conditions
Administrative
Variance
Provisions
Property
Maintenance

Review Article to ensure compliance with state
code; modify as necessary to streamline for ease of
understanding and use
Consider ZO amendment to add authority and
processes for granting administrative variances

Voluntary
Inclusionary
Housing
Incentives
Revisions to RC
& CR Districts
regs
State Legislative
Changes
ZTA - Small Scale
Production

Examine and prioritize known issues with property
maintenance; consider adoption of property
maintenance ordinance
Examine establishing voluntary inclusionary
housing regulations such as bonus densities
Consider developing an urban district area &
vertical mixed use regs w/in RC
Review state legislative changes regarding ADU,
manufactured housing, religious & non-profit
housing, BZA, and parking to determine
applicability to CB
ZTA to allow Small Scale Production in C-1

26 Q1

26 Q4

26 Q1

26 Q4

26 Q1

26 Q3

26 Q2

26 Q3

26 Q2

26 Q3

26 Q2

26 Q4

26 Q3

26 Q3

26 Q1

26Q2

Consider some options for increased density, but higher density options
such as with R-4 Zoning area(s) better examined with Comp Plan when
future land use locations & infrastructure provisions can be appropriately
vetted.
To be completed concurrently with Comp Plan review.
To be completed concurrently with Comp Plan review.

Attorney work with staff.
From 2023. Deferred to 24-25, then 25-26 Work Plans. Higher density
options work best for inclusionary housing (multi-family); may be better
examined with Comp Plan when future land use locations & infrastructure
provisions can be appropriately vetted.
To be completed concurrently with Comp Plan review.
Staff to research and attend webinar – 5/26.
Reviewed with PC in July
Text Amendments to be considered in September
Approved by Council.