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january 15 2025 meeting minutes

Minutes January 15, 2025 · 4 page(s)

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Centreville Planning Commission
January 15,2025
7:00 p.m.
MINUTES
The January 15,2025 Centreville Planning Commission meeting was called to order at7:00 p.m. by Kara Willis, Chair; in
the Liberty Building, second floor meeting room. The following members and staff were present: Kara Willis, Chair; Tim
Zuella, Vice Chair;Nancy Emerick, Secretary; Pat Fox, Wendy Emerson, Mitchell Delaney and Kyle Farabaugh,
Members; Dan Worth, Town Council Liaison; Sharon VanEmburgh, Town Attorney; Stacey Dahlstrom, Consultant
Planner (via Zoom); and Betty Jean Hall, Administrative Assistant.
Also in attendance were: Jeff Kiel, Town Council Vice President and Sandy Huffer, Town Council Member.
Review of Minutes from Previous Meetings
a.
Ms. Willis moved to approve the December 4,2024 work session minutes as amended. Mr. Delaney seconded
the motion, which passed with 5 ayes and 2 abstentions.
b.
Ms. Willis moved to approve the December 18,2024 meeting minutes as submiffed. Ms. Fox seconded the
motion which passed with 5 ayes and 2 abstentions.
Citizen Comment
John Morony, Nicholas Talios, Michael Heck, Jennifer Farrell, Toni Lewis, Grace Konkiel, Teresa Heck, Amelia Cox,
and Jennifer Miller provided comments via email prior to the meeting that were read aloud by Ms. Hall for the record.
Tom Seymour, Julie Seymour, David Mitchell, Samantha Rockwood, and Bob Eaves provided comments in person. Julie
Seymour read a comment letter from Mary Thompson.
ApDearances
a.
Amended Final Minor Site Plan for GTI Maryland, LLC Outdoor Grow, 152 Comet Drive, 152 Comet Drive,
LLC, Owner; Kevin J. Shearon, P.E., LEED AP, DMS & Associates, LLC
o
Kevin Shearon, DMS & Associates; Rebecca Brown, GTI; Peter Heck, GTI were present and spoke on behalf
of the applicant.
.
Mr. Shearon stated the original GTI Outdoor Grow plan was approved in2021. The site currently has
approximately 2 acres of outdoor grow on what used to be Lot K. The concept plan for Lot K proposed an
approximately 50,000 square foot building where the expanded outdoor grow is now being proposed because
of the demand for additional grow space.
o
Mr. Shearon further stated the applicant is seeking approval for the amended final site plan which would
increase the amount of outdoor grow by approximately 2 acres. Access lanes around the 2 pods of grow
areas, an irrigation shed and drying trailers to aid in capturing the odor are also included in this plan.
o
In December 2024 a lot consolidation plat was recorded combining Lots K and I. As a result of the
consolidation the combined lot has legal frontage on Comet Drive.
o
Mr. Shearon continued to explain Laser Drive is planned to be shortened to just past Coursevall Drive
Extended.
o
Mr. Shearon described the amended site plan as relatively minor with no new buildings, no new infrastructure
in terms of water and sewer extension and stated for all intents and purposes is just a grading plan for GTI's
grow needs.
o
Mr. Shearon stated the plan meets all the Town's requirements, is a permitted us in the Planned Business
District and DMS is continuing to work with staff and County Department of Public Works on their
comments which are relatively minor in nature.
o
Mr. Shearon took the opportunity to point out that GTI is probably the largest private employer in town and
one of the largest private employers in the county.
o
Ms. Brown stated GTI currently employs over 217 people and has 10 additional roles open on their website
for the Comet Drive facility.
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Ms. Brown continued stating that over 400 million dollars has been invested in this building which had laid
vacant for eight years. This site was selected because of the ability to grow on the property.
o
Ms. Brown stated well over 100 thousand dollars has been spent on odor mitigation.
o
Ms. Brown also stated it has been identified that most of the odor comes from the indoor grow.
o
Ms. Brown stated the next testing is scheduled for January 20 andthe results of that testing will be shared
with the town.
o
Ms. Emerson requested the levels of odor be shared with the commission, the industry standard, where the
level is now and where it is intended to be with the increase of grow area.
o
Ms. Brown stated they can only test the level of the odor coming out of the facility and she is not aware of a
reliable way to test the air within someone's yard.
o
Ms. Emerson stated when there is a fire the air is tested for possible toxicities, so we know that technology
exists.
o
Mr. Heck stated Byers Scientific was brought in to do the odor testing and established six sample areas both
indoors and outdoors.
o
Mr. Zuella commented that he has noticed a difference. The smell was not as noticeable this summer,
however, this fall it became much more noticeable which does coincide with the harvest time.
o
Mr. Heck stated li4r. Zuella is right, they have not addressed the issue on harvesting yet. In prior years a
hemp dryer was used, which is essentially a propane fired large oven which exhausts directly into the
atmosphere. GTI does not like using it, it is cost prohibitive.
o
Mr. Heck continued stating fully enclosed drying containers were purchased but unfortunately due to supply
chain issues did not arrive until after the harvest season. The containers are fully contained with charcoal
odor mitigation filters built into them for scrubbing the air. The filters are changed every two weeks. The
trailers will be implemented for the 2025 season and going forward.
o
Ms. Fox asked if fogging systems were ever considered.
o
Mr. Heck stated the fogging systems have been tested by Byers Scientific and were deemed ineffective.
o
Ms. Willis stated all of the outdoor grow would have to be supplied with water by GTI's one private well.
They are not permitted to drill another well.
o
Mr. Shearon stated two greenhouses were approved on the original site plan, only one of which has been built
but the other could still potentially be built even though it is not depicted on the amended plan.
o
Mr. Heck stated there will be ten trailers lined up side-by-side and that is where all the drying will take place.
o
Ms. Fox suggested GTI go through another drying season to see if the new trailers will have the desired effect
in reducing the odors from the existing outdoor grow.
o
Ms. Brown stated that would be devastating to their business. GTI is a profitable business but has to remain
competitive with others that are coming online.
o
Mr. Worth questioned the lack of tree canopy on the site plan.
o
Mr. Shearon stated he would have to go back to the original approval for the specifics but believed because of
the nature of the operation a portion of the requirement may have been waived.
o
Mr. Worth stated the Public Works Agreement states trees were to be planted along the Laser Drive frontage.
r
Mr. Worth also pointed out that monthly and annual aquifer withdrawal reports were to be supplied to the
town by GTI and he would be looking into if that has occurred.
o
Ms. Fox made the applicants aware of the odor that she experiences on her night-time drive from the center of
town to Symphony Village around the hours of nine and ten p.m. so testing can be conducted during that time
as well.
o
Mr. Shearon stated the comments in Ms. Dahlstrom's memo that originated from Mr. Whitehill, Town
Consultant and Mr. Matthews, Town of Centreville Director of Public Works were technical in nature; a
second well will not be approved for this property, adding the Town of Centreville phone number to be
included in the pre-construction meeting, the stabilized construction entrance will be located between the
former Lot I and the former Lot K, the depth and type of stone has been added to sheet C3.
r
Mr. Shearon further stated Lots E and L will be adjusted when the Laser Drive shortening plat is recorded. In
the original approval if the site was intensified or a larger building constructed, that would trigger the
construction of Laser Drive. Mr. Shearon has had a discussion with Mr. Emory who is committed to start,
and hopefully finish, the construction of Laser Drive in 2025.
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a Ms. VanEmburgh read aloud the tree canopy discussion and motion from the 2021 minutes when the original
site plan was reviewed.
a Ms. Willis stated a tree canopy plan would go along with a landscaping plan traditionally which is not
included in the submittal.
a Mr. Worth stated it is not up to the Planning Commission to extend a deadline within a Public Works
Agreement.
a The Planning Commission reached a consensus to table the request until such time that the applicant has
shared testing results with Town, come to an agreement with the Town as to the tree planting requirements
within the Public Works Agreement and answered Ms. Dahlstrom's questions within the staff memo.
b.
Final Subdivision and Final Site Plan for a proposed commercial development on proposed Lots N, O and P,
Centreville Business Park, Coursevall, LLC, Owner, Kevin J. Shearon, P.E., LEED AP, DMS & Associates, LLC
o
Kevin Shearon, DMS & Associates and Kevin Sills, Mid-Atlantic Real Estate Investments and Ryan
Showalter were present on behalf of the applicant.
o
Mr. Shearon stated the property is 5 acres and zoned Planned Business District, is bound by Rt. 213 to the
west, Laser Drive to the south and the existing Food Lion Shopping Center to the north.
o
Mr. Shearon stated they are proposing three lots which would be designated N, O and P with atotal of 4
buildings and approximately 42,500 square feet of commercial retail.
o
The site plan shows 204 parking spaces, the code requirement for this project is229. The applicant is
requesting a reduction in parking from the Planning Commission.
o
There are two vehicular access points, both of which are off of Laser Drive. A possible future connection is
shown to the drive lane in front of Price and Gannon. Agreements have not been made with the adjacent land
owner at this time.
o
Pedestrian connection to both the Laser Drive sidewalk and the Rt. 213 walking trail are to be installed.
Additional crosswalks will be added within the site as the staff report has requested.
o
The grading and storm drain design has been completed.
o
Sewer and water lines have been designed and extended from Laser Drive.
o
The landscape plan has been developed to meet the Town of Centreville standards. In previous site plans
properties which front on Laser Drive, the street tree planting has been deferred until all of Laser Drive is
built.
o
The 8 parking spaces adjacent to the State Highway easement are 5 feet away from the easement so that it is
not impacted.
o
The impact of the drive-thru lane ending at the 8 parking spaces is not seen as an issue by the applicant after
investigating similar situations throughout town.
o
Ms. Emerson questioned the width of the parking spaces and turn lanes.
o
Mr. Shearon stated the turn lanes into the development are 30 feet and to the back of the development where
tractor trailers would access is 34 feet. Parking spaces vary throughout the site from 9 to 10 foot wide and 18
to 20 feet deep.
o
Mr. Shearon stated there are larger trees and a dense evergreen screen between the trash corral and Laser
Drive and Rt. 213.
o
Ms. Dahlstrom reviewed the staff memo.
o
Mr. Shearon stated the 11,000 square foot building if moved toward Laser Drive pinches down the building to
the right so that access is not feasible any longer.
o
Extensive conversation regarding access to the existing Food Lion shopping center from the proposed new
development concluded with the commission requesting the applicant to place a stub up to thi pioperry line
and show an easement for a future access lane between the two properties.
o
Ms. Willis stated the monument sign proposed does not conform to the sign regulations and the planning
Commission does not have the authority to grant waivers to the sign ordinance.
o
170'29F2a Adjacent to public streets no portion of any building should be erected any closer than 60 feet to
any public street. No off-street parking or loading areas shall be permitted in areas between buildings and
major collector streets, etc. Ms. Willis stated she would be amenable to remove the eight parking.pu"".
adjacent to Rt. 213 as part of a parking requirement reduction.
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Ms. Willis requested the applicant show crosswalks on the site plan to include curb cuts and ADA
compliance.
c
170-33 Required loading spaces should be designated on the site plan.
o
Elevations for all sides of each building is needed along with building materials.
.
A majority of the commission members agree to the use of flat rooflines in the Planned Business District.
o I
lighting plan is required.
Citizen Comment
Bob Eaves and William Oles provided comments.
Council Member Report
a Mr. Worth stated the proposed Hillside Liquor Store team will be requesting approval of the updated Millstream
Trail Walking Path location and sewer allocations at tomorrow evening's Town Council meeting. Kip Matthews
will provide an update on the wastewater treatment plant redesign. Mr. Worth requested the Planning
Commission forward an update to the Town Council as to their progress on the Complete Neighborhood zoning
progress including their projected completion date.
Adiournment
There being no further business, Ms. Willis moved to adjourn the January 19,2025 Planning Commission
meeting. Mr. Delaney seconded the motion. The meeting was adjourned at 9:41 p.m.
Respectfully submitted,
'/A.ffilq-*-il*l-
Betty Jean Hall
Administrative Assistant
Action Items
.
Approved the December 4,2024 work session minutes as amended.
.
Approved the December 18,2024 meeting minutes as submitted.
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