Planning Commission

CITY OF WAYNESBORO PLANNING COMMISSION Regular Meeting, Tuesday, July 21, 2026 7:00 pm Council Chambers, 503 West Main Street, Waynesboro Virginia 22980  PLANNING COMMISSIONERS AGENDA William Flory Chair 1. Call to order. Pledge of allegiance. Nigel Stewart Vice-chair 2. Adoption of agenda. Jeff Fife Michael Gibson 3. Review and approval of the June 2, 2026, work session and the June 16, 2026, meeting minutes. Cate Keller Philip Klann 4. Public hearing for a conditional use permit to allow temporary special events in the RS-12 (Single-Family Residential, large lot) and RG-5 (General Residential) Council Rep: Kenny Lee districts at 601 Alphin Avenue, Waynesboro, Tax Map Nos. 23-1-19A and 23-1- 19D, by Jill Wallace, owner.  5. Waynesboro Together Comprehensive Plan Update – land use discussion led by Will Cockrell, AICP, and Tyler Hinkle, AICP, of EPR, PC. FUTURE SCHEDULED MEETINGS: 6. Public comment period for items not on the agenda. City Council Business Meeting Monday, July 27, 2026 7. Matters from staff. 7:00 pm Planning Commission 8. Commissioners’ Correspondence and Communication. Regular Meeting/ Public Hearing Tuesday, August 18, 2026 7:00 pm 9. Adjournment. Members of the public who do not wish to appear in person should submit written comments beforehand to be read during the public hearing. Citizens can also stream the meeting live via the City’s YouTube channel: https://www.youtube.com/c/WaynesboroVAcity/ Thank you for attending. Citizen comments are invited and welcomed during the meeting’s citizen comment period. For those with special needs, please contact the Community Development Department’s Planning Division at 540.942.6604 for any accommodations required at least 3 days prior to the meeting you wish to attend. Assistive listening devices available. The Planning Commission of the City of Waynesboro, Virginia, held a joint work session on the 2nd day of June 2026, at 7:00 P.M., in Council Chambers, Charles T. Yancey Municipal Building, 503 West Main Street, Waynesboro, Virginia: PRESENT: Commission Members: William Flory, Chair Jeff Fife Michael Gibson Kenny Lee, City Council Representative Cate Keller Nigel Stewart, Vice-chair City Planner & Clerk of the Commission: Alisande Tombarge ABSENT: Commission Members: Philip Klann  The work session opened at 7:00 p.m. Will Cockrell, AICP, and Tyler Hinkle, AICP, from EPR, kicked off the planning commission’s discussion of the land use section of the Waynesboro Together comprehensive plan update. The presentation and discussion focused on topics including an overview of the comprehensive plan update process so far; existing land use policy documents and the main themes from those documents; a discussion of city neighborhoods, future investment areas for open space, residential commercial, industrial, and mixed-use development, and the downtown including Basic City that incorporated feedback from the city’s May 6, 2026, open house; draft land use goals and strategies; a brief overview of the city’s gateways; and a review of the market analysis on business and residential uses completed by EPR. The work session concluded at 9:20 p.m. The Planning Commission of the City of Waynesboro, Virginia, held a regular meeting on the 16th day of June, 2026, at 7:00 P.M., in Council Chambers, Charles T. Yancey Municipal Building, 503 West Main Street, Waynesboro, Virginia: PRESENT: Commission Members: William Flory, Chair Nigel Stewart, Vice-Chair Jeff Fife Michael Gibson Philip Klann Director of Community Development Leslie Tate City Planner & Clerk of the Commission: Alisande Tombarge ABSENT: Commission Members: Kenny Lee, Council Liaison Cate Keller  1. Call to order. Pledge of Allegiance. Chair Flory called the meeting to order at 7:00 P.M., and asked Mr. Stewart to lead the Pledge of Allegiance. 2. Adoption of agenda. Chair Flory asked if there was a motion to adopt the agenda. Mr. Stewart made the motion, Mr. Gibson seconded. All voted in favor. 3. Review and approval of the minutes of the meeting held April 21, 2026. Chair Flory asked if there was a motion to approve the minutes from the meeting held April 21, 2026. Mr. Stewart made the motion, Mr. Gibson seconded. All voted in favor. 4. Waynesboro Together Comprehensive Plan Update – land use discussion led by Will Cockrell, AICP, of EPR, PC. Mr. Cockrell provided an overview of the discussion from the June 2, 2026, planning commission work session, but his presentation was disrupted by technical issues disrupted. Soon after the presentation and discussion continued soon afterward and covered topics that included the proposed goals and strategies for the plan, the six gateways into the city, different toolkits that proposed tools that could be used to make improvements to each of the gateways, and the Brucheum property and the development potential of that property based on a site analysis. 5. Public comment period for items not on the agenda. None 6. Matters from Staff. None 7. Commissioners’ correspondence and communications None 8. Adjournment. Mr. Stewart moved to adjourn the meeting. Mr. Gibson seconded. All voted in favor. Meeting was adjourned at 9:40 P.M. Page 1 of 1  CITY OF WAYNESBORO, VIRGINIA STAFF REPORT CONDITIONAL USE PERMIT CUP 26-028 July 21st 2026 SUMMARY SHEET Applicant: Jill Wallace Address/Legal 601Alphin Avenue Description: Waynesboro, VA 22980 Tax Map Number: 23-1-19A and 23-1-19D Area 8.27 acres Real Estate Jill Wallace Owner of Record: Current Zoning: Tax Map No. 23-1-19A - RS-12 (Single-Family Residential) Tax Map No 23-1-19D - RG-5 (General Residential) Comprehensive Plan Low Density Residential Designation: Attachments: 1) Application 2) Project description including concept plan sketches and photographs Flood Plain: No Enterprise Zone: No Action Conditional Use Permit to allow for temporary special events in the Requested: RS-12 (Single-Family Residential) and RG-5 (General Residential) districts Authorizing Sections 98-4.4.11 (Temporary special events) and 98-7.6 City Code Section(s): (Conditional Use Permits) Summary Staff recommends approval of the application with the following Recommendations: conditions: 1. The conditional use permit shall be granted to the current owner of the Property, Jill Wallace, and shall expire at the time the Property is transferred to an unrelated party. 2. Events shall be set up in general conformance with the site sketch submitted with the application (Attachment 2). 3. The number of events shall be limited to 100 per year, and attendance at these events shall be limited to 100 invited guests, not including staff or support workers brought in to assist with the event. 4. The existing vegetation along the western and northern boundaries of the Property and the vegetation surrounding the house and driveway shall remain. If any vegetation is removed, it shall be replaced with similar vegetation. Staff Report – 601 Alphin Ave., CUP#26-028 1  5. Events shall abide by the noise ordinance in Chapter 50, Article IV of the City Code. 6. No events shall start prior to 9:00 A.M., and events shall end by 11:00 P.M. 7. Portable restroom trailers shall be provided for events with more than 25 attendees, subject to the requirements of City Code Section 98-4.4.11. At least one (1) ADA accessible restroom shall be provided at all events. 8. Potable water shall be provided as necessary for events that may require drinking water or have other water needs. 9. No parking shall be permitted in the public right-of-way. All event parking must be on site in one of the three parking areas identified on the site sketch included with the application. 10. The driveway shall be kept clear of vehicles to allow for full emergency vehicle access during all events. 11. If an event is planned and the ground is saturated from a weather event, then an erosion control device such as a silt fence or wattle shall be installed on the low end of the property where the parking areas drain to ensure excessive sediment runoff does not occur. The erosion control devices shall remain in place until the ground has stabilized. 1. Nature of Request The applicant, Jill Wallace, has submitted an application for a Conditional Use Permit (CUP) to allow temporary special events in the RS-12 (Single-Family Residential) and RG-5 (General Residential) districts on her property, called Mimosa Farm, located at 601 Alphin Avenue, Tax Map Numbers 23-1-19A and 23-1-19D. This use is permitted with a CUP in all zoning districts. The applicant purchased the property in 2020 and completed extensive renovations to the home. The applicant currently rents out a portion of the home, her primary residence, as a short-term rental. In addition to the short-term rental, the applicant has used the property as a location for events, including a fall festival that serves as a fund raiser for local dog rescues, small and micro weddings, elopements, graduation parties, and recurring events such as the weekly Heavy Hearts, Light Snacks meetings organized by The Donation Station. The applicant was unaware these events violated the zoning ordinance and is seeking the CUP to bring her activities into conformance with the city’s zoning ordinance and to continue using her property for these events. 2. Location and Background The subject property is located at the terminus of Alphin Avenue and consists of approximately 8.27 acres. It shares a boundary with the Moose Lodge and residential uses on three sides. The Hopeman Station subdivision borders the property on the northern side and the Charleston Park subdivision on the western side. Surrounding Land Use North: Mix of triplexes, duplexes, and single-family homes Staff Report – 601 Alphin Ave., CUP#26-028 2  East: Moose Lodge and single-family residential South: Single-family residential West: Single-family residential Figure 1 Location Map 3. Review with Respect to the Comprehensive Plan. The City’s Comprehensive Plan 2008 Land Use Map identifies the subject parcels and surrounding area as low-density residential. Figure 2 Comprehensive Plan's 2008 land use map designation Staff Report – 601 Alphin Ave., CUP#26-028 3 4. Review with Respect to Zoning Requirements Zoning Requirements The subject property made up of two parcels, Tax Map No. 23-1-19A, zoned RS-12 (Single- Family Residential, large lot), and Tax Map No. 23-1-19D, zoned RG-5 (General Residential). Figure 3 Zoning Map The applicant is currently using her property as a short-term rental, which is permitted by-right in all of the city’s zoning districts. The proposed use, “Temporary Special Events,” is allowed by conditional use permit in all zoning districts and subject to additional requirements regarding temporary and permanent structures and facilities and signage as set out in Section 98-4.4.11 of the Zoning Ordinance. The applicant submitted a detailed project description, Attachment 2, describing how the applicant intends to meet the requirements of the ordinance along with photographs of the property and a sketched concept plan, Figure 4. All events would be hosted outside with a tent erected in the reception space in the case of inclement weather. Parking would be located in three areas, valet parking behind the house, regular parking in the field on the east side of the house, and overflow parking in the field with the two barn buildings. Staff is recommending a condition that events be held according to the concept plan. Proposed condition: Events shall be set up in general conformance with the site sketch submitted with the application. Staff Report – 601 Alphin Ave., CUP#26-028 4  Figure 4 Sketched concept plan submitted by applicant Traffic The entrance to the property is at the terminus of Alphin Avenue. The driveway ends in a loop in front of the house, allowing smooth entrance and exit. Event parking will primarily be in the grassy field to the east of the main house. Staff estimates that this field could accommodate approximately 50 vehicles. If additional parking is needed, say for the spring or fall festivals, overflow parking would be provided in the field with the two barns. Parking attendants would be present for the two festivals to monitor and direct attendees to appropriate parking locations. For smaller events, attendees will self-park in the smaller field, and valet parking will be offered for all weddings with the vehicles parked behind the house. To ensure that parked cars do not impede the Alphin Avenue ROW and neighbors’ access to the street, staff recommends a condition that parking not be permitted in the ROW associated with any event hosted on the applicant’s property. This includes the ROW that terminates at the property’s northern boundary off Mosley Street. Proposed condition: No parking shall be permitted in the public right-of-way. All event parking must be on site in one of the three parking areas identified on the site sketch included with the application. Stormwater Management During staff review, some concern was expressed about the impact cars would have on the proposed parking areas, currently planted in grass. If excessive ground disturbance is caused by vehicles, it could lead to increased sediment runoff into the city’s stormwater system. The city is a designated MS4 locality and is required to follow the Virginia Stormwater Management Act. Because of this designation, the city has an active stormwater management program and there are measures in place that allow the city’s stormwater program manager to act should this occur. The applicant is aware of these concerns and has agreed to take the recommendation of the city’s stormwater program manager to install erosion control devices such as a silt fence or wattle on the low ends of the property where the proposed parking areas Staff Report – 601 Alphin Ave., CUP#26-028 5  are to prevent excessive sediment runoff should it occur. These devices would be installed if there is an event planned and the ground is saturated and remain in place until the ground has stabilized. Therefore, staff is recommending the following condition. Proposed condition: If an event is planned and the ground is saturated from a weather event, then an erosion control device such as a silt fence or wattle shall be installed on the low end of the property where the parking areas drain to ensure excessive sediment runoff does not occur. The erosion control devices shall remain in place until the ground has stabilized. Figure 5 Site concept showing areas of no parking in the public right-of-way and 10ft contours Utilities The property is served by a private well and septic system. However, the applicant provides an ADA accessible port-a-potty on site near the pool that is fully screened from the neighbors and has indicated that additional restrooms and potable water will be provided for the events that require them. The Virginia Department of Health has noted that portable toilets used for temporary events or mass gatherings be “provided at a ratio of at least one unit per 100 persons.” To ensure that adequate restroom and water facilities are provided during events on the property, staff recommends two conditions: • Portable restroom trailers shall be provided for each event subject to the requirements of Section 98-4.4.11. • Potable water shall be provided as necessary for events that may require drinking water or have other water needs. Emergency Services The Fire and Emergency Management departments both reviewed the application, and neither had significant concerns. The Fire Department noted the need for a permit and inspection for Staff Report – 601 Alphin Ave., CUP#26-028 6  any temporary structures, such as the tent, and of the food trucks that participate in the festivals. In addition, tents will need to be compliant with Chapter 31 of the Virginia Statewide Fire Prevention Code. The Fire Department also noted that a second entrance would be preferable. The property is located at the terminus of Alphin Avenue, so a second entrance here is not feasible. There is a right-of-way that ends at the property off Mosley Street that has a water line stubbed to it. However, it would be expensive to improve this ROW so that it could support a fire apparatus in order to provide emergency access to the event areas. Instead, to help ensure that emergency services have adequate access to the site and that parked cars do not impede access during events, staff recommends the following condition: • The driveway shall be kept clear of vehicles to allow for full emergency vehicle access during all events. This condition supports the condition prohibiting parking in the public right-of-way. Buildings The Building Official reviewed the application and indicated that it was possible the property would be exempt from oversite because the activities held there might be considered agritourism and as such not regulated by the building code. However, the applicant is not intending to use any permanent structures, so the building code would not be applicable. The Building Official did note that at least one restroom meeting ADA accessibility requirements would be required. This is already being provided by the applicant. 5. Purpose of the Conditional Use Permit Conditional Use Permits allow for a case-by-case review of uses that may be, but are not always, compatible with neighboring uses. In order to approve the Conditional Use Permit, the City Council must find that the proposed use is consistent with good zoning practice and will have no more adverse effect on the health, safety, or comfort of persons living or working in the area and will be no more detrimental, economically or otherwise, to property or improvements in the surrounding area than would any use generally permitted in the district. 6. Analysis One concern about this type of outdoor event venue is the impact it may have on the surrounding properties through disruptions by lighting, noise, and traffic, hence the CUP requirement allowing the City to place conditions on the CUP to mitigate the negative impacts that may result from these events. The applicant would like to host up to 100 events annually, primarily March to October, and to limit the number of attendees at these events to 100, not including the event staff. Many of the weddings and elopements hosted on the property have 10-15 people in attendance while most other events average from 20 to 50 people. The request for a 100-person cap is primarily to allow flexibility for each event and to consider the two annual festivals. Attendance at the two festivals will naturally fluctuate throughout the day. The applicant estimates that the most people to have attended the festivals is approximately 500 over the course of the day. Staff recommends a condition that would limit the number of attendees at events to 100 persons, with the understanding that people would be coming and going throughout the two festivals. Staff Report – 601 Alphin Ave., CUP#26-028 7  Proposed condition: The number of events shall be limited to 100 per year, and attendance at these events shall be limited to 100 invited guests, not including staff or support workers brought in to assist with the event. The events would be held in the areas around the main house, with two locations for wedding ceremonies and a space for receptions, where the tent would be erected. These areas are surrounded by mature vegetation, providing a screening between the neighboring houses and the events. However, since vegetation can be removed, staff recommends a condition that if any of the existing vegetation is removed from around the boundaries of the property or the interior where the events will be held, then it should be replaced with similar vegetation. Proposed condition: The existing vegetation along the western and northern boundaries of the Property and the vegetation surrounding the house and driveway shall remain. If any vegetation is removed, it shall be replaced with similar vegetation. Figure 6 Aerial of subject property showing existing vegetation Staff recommends the following three conditions to help mitigate potential concerns the proposed events could have on the surrounding residential properties. The first would issue the CUP to the applicant only. If property were sold to a new, unrelated owner who wished to continue to host events on the property, they would need submit a new CUP application. This would allow examination of the types of events the new owner would like to hold and if any conditions should be reexamined or new ones needed. Proposed condition: The conditional use permit shall be granted to the current owner of the Property, Jill Wallace, and shall expire at the time the Property is transferred to an unrelated party. The final two conditions recommended by staff would emphasize the need for the applicant to abide by the city’s noise ordinance during all events and set the hours during which events can be held. Staff Report – 601 Alphin Ave., CUP#26-028 8  Proposed conditions: • Events shall abide by the noise ordinance in Chapter 50, Article IV of the City Code. • No events shall start prior to 9:00 A.M., and events shall end by 11:00 P.M. 7. Conclusion and Recommendation The temporary special events use was designed to create a way for properties such as the applicant’s Mimosa Farm and Heritage Hill Bed & Breakfast to be used as event venues for small events such as weddings, celebrations, retreats, workshops, and small festivals. These properties offer substantially more acreage than a standard residential parcel, a private setting, and in some cases scenic views, while still providing convenient access to amenities in Waynesboro and the neighboring areas. Staff have reviewed the application and believe the recommended conditions (listed in full below) will help mitigate the negative impacts on the surrounding properties of events on this property while allowing flexibility for the desired events to take place. If any of the recommended conditions are not met or it is determined they cannot be met, the applicant must submit a new application requesting an amendment to the CUP. Staff recommends approval with the following conditions: 1. The conditional use permit shall be granted to the current owner of the Property, Jill Wallace, and shall expire at the time the Property is transferred to an unrelated party. 2. Events shall be set up in general conformance with the site sketch submitted with the application (Attachment 2). 3. The number of events shall be limited to 100 per year, and attendance at these events shall be limited to 100 invited guests, not including staff or support workers brought in to assist with the event. 4. The existing vegetation along the western and northern boundaries of the Property and the vegetation surrounding the house and driveway shall remain. If any vegetation is removed, it shall be replaced with similar vegetation. 5. Events shall abide by the noise ordinance in Chapter 50, Article IV of the City Code. 6. No events shall start prior to 9:00 A.M., and events shall end by 11:00 P.M. 7. Portable restroom trailers shall be provided for events with more than 25 attendees, subject to the requirements of City Code Section 98-4.4.11. At least one (1) ADA accessible restroom shall be provided at all events. 8. Potable water shall be provided as necessary for events that may require drinking water or have other water needs. 9. No parking shall be permitted in the public right-of-way. All event parking must be on site in one of the three parking areas identified on the site sketch included with the application. 10. The driveway shall be kept clear of vehicles to allow for full emergency vehicle access during all events. 11. If an event is planned and the ground is saturated from a weather event, then an erosion control device such as a silt fence or wattle shall be installed on the low end of the Staff Report – 601 Alphin Ave., CUP#26-028 9  property where the parking areas drain to ensure excessive sediment runoff does not occur. The erosion control devices shall remain in place until the ground has stabilized. cc: Leslie Tate, Director of Community Development Jill Wallace, applicant Staff Report – 601 Alphin Ave., CUP#26-028 10 Attachment 1 – Application Staff Report – 601 Alphin Ave., CUP#26-028 11 Staff Report – 601 Alphin Ave., CUP#26-028 12 Attachment 2 – Project Description Staff Report – 601 Alphin Ave., CUP#26-028 13 Staff Report – 601 Alphin Ave., CUP#26-028 14 Staff Report – 601 Alphin Ave., CUP#26-028 15 Staff Report – 601 Alphin Ave., CUP#26-028 16 Staff Report – 601 Alphin Ave., CUP#26-028 17 Staff Report – 601 Alphin Ave., CUP#26-028 18 Staff Report – 601 Alphin Ave., CUP#26-028 19 Staff Report – 601 Alphin Ave., CUP#26-028 20 Staff Report – 601 Alphin Ave., CUP#26-028 21 Staff Report – 601 Alphin Ave., CUP#26-028 22