Supervisors tackle permitting dynamics for Rural Events Facility, building inspection and permitting fee hikes, and Corridor utility hook up issues

At a 3-plus-hour work session of Tuesday, March 14, the Warren County Board of Supervisors and staff reviewed a proposed zoning text amendment to fill definitional gaps in local and state codes regarding Rural Events Facility uses related to overnight accommodations, which segued into a somewhat related “Guidelines for Short-Term Tourist Rentals”. After those discussions County Building Code Official David Beahm wrapped the work session up, with some assistance from Planning Director Matt Wendling, presenting two options to increase inspection and permitting fees on building projects to improve the percentage of departmental costs covered by fees collected by the County in those processes. The meeting opened with discussion of a Pump and Haul Sewage Permit Request from Front Royal Self Storage in the Route 340/522 North Corridor. Other business included a “Modification Request for Conditional Use Permit” by Gillian Greenfield & Richard Butcher for Private Use Camping (Non-Commercial) Located off Beech Road.

In reviewing Shelly Cook’s permitting for her Rural Events Facility project on over 40 acres of working Agricultural land housing a vineyard operation, the board seemed anxious to find a way to allow her Rural Events Facility to get maximum use of residential cabins built as part of the project. Cook noted her neighbors all supported her planned use as an alternative to commercial or residential development. Cook noted she is a Class A contractor and 50-year resident of Warren County.

Shelly Cook explains her attempt to increase revenue and ‘save’ her property to continued Agricultural use thru the addition of a Rural Events Center and overnight cabins for guests at events. Below, Deputy County Administrator Taryn Logan, left at staff table with Asst. Co. Attorney Caitlin Jordan, tells board that existing overnight residential guest guidelines related to ‘events’ in her permitting should separate that use from short-term rentals. Royal Examiner Photos Roger Bianchini

She explained her Rural Events Center initiative as an attempt to increase revenue enough to “save” her farmland for an Agricultural use established in 2019. One concern, particularly of Chairman Vicky Cook, was that the board not set a precedent that could be applied to Short-Term Tourist Rentals. During the discussion Deputy County Administrator Taryn Logan observed that tying the overnight cabin use of 7 days or less to events held at the Rural Events Facility, predicted by Cook to occur on a weekly basis, would appear to accommodate the facility’s residential usage being a separate one from short-term rentals, which also have a longer 30-day maximum staying period. See details of the Rural Events Center discussion beginning at the 44:30 video mark, transitioning to the Short Term Tourist Rental guidelines at the 1:32:20 mark.

In presenting his proposal for building inspections fee increases County Building Official Beahm estimated that with current fees, on a good year about 60% of the County’s fees are covered, on a “bad year” only 40% are, leaving the County absorbing from 40% to 60% of its costs annually. With Option 1 Beahm estimated 80% to 90% of costs being covered, with Option 2 he guaranteed 100% coverage of Building and Planning Departmental costs on inspections and permitting. Beahm recommended adoption of Option 1 due to the suggested fees being closer to surrounding jurisdictions existing fees. The accompanying agenda packet charts showed an existing Standard Construction minimum fee on Residential buildings in Warren County at $50, with Option 1 recommended raising that to $100, and Option 2 to $150. The existing minimum fee on Commercial structures is $75, with Option 1 at $150 and Option 2 at $200.

County Building Official David Beahm traces his two options to increase County building inspection and permitting revenue to over 50% of costs. He recommended the lower of the two options, estimated to increase revenue to 80% to 90% as opposed to 100% to stay comparable to surrounding jurisdictions’ fees.

For comparison, existing fees in the Town of Culpeper are $75 Residential and $125 Commercial; Fauquier County $100 Residential and $150 Commercial; Shenandoah County $100 Residential and $150 Commercial; Frederick County not listed for Residential, with $120 Commercial; and Winchester City at $46 Residential and $69 Commercial. Beahm’s presentation and board discussion begins at the 2:29:15 video mark, ending at the 3:07:35 mark.

Pump and Haul Permit applicant David Printz of Front Royal Self Storage described issues with being unable to find underground space to install the necessary infrastructure, particularly to connect to Town central sewer service. Prince told the supervisors he began digging for infrastructure space on December 1st last year and had still not found a way through underground rock into the second or third week of January. “There’s a reason it’s called Rockland,” it was observed of the north-side county area.

Staff observed approval wouldn’t create a precedent for the use by right, due to the particular hardship circumstance discovered underground at the property. It was also suggested that county staff communicate the intent to approve the special circumstance permitting to town public works staff to assure they did not have issue with it. North River District Supervisor Delores Oates wondered if Front Royal Self Storage was able to receive central water from the Town but not sewer, if the Town would be able to adjust its system of charging customers for sewer based on their water usage. See this discussion beginning at the :00 mark of the linked county video due to a late hook-up of the live-stream broadcast, concluding at the 38:50 video mark.

Front Royal Self Storage principal David Printz describes issue with underground rock preventing installation of infrastructure necessary to hook up to Town Central Sewer utility in the Rt. 340/522 North Corridor. Not all of this discussion is recorded as indicated in note below Printz on County website. And below that note, Gillian Greenfield, with Richard Butcher, explain their agreement to changes to their Private Use Camping CUP application recommended by county staff.

The Greenfield/Butcher Conditional Use Permit modification on a Private Use Camping application seemed to be headed for a rather routine approval as the applicants agreed to all the staff recommended changes. Supervisor Oates observed the only notable change in the process was removing feedback from the Shenandoah Shores Property Owners Association out of the equation. This matter is addressed from the 38:50 to 44:30 marks in the County video.