[{"_1":2,"_87":-5,"_88":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6269582,"mediaKeyId","3042252-1ffbeff07a062f3c0a2727b142ae299b","parentId",3042252,"title","Grayson County Planning Commission outlines work calendar, signals move toward future land-use mapping","audioSeconds",1287,"startMs",3176000,"endMs",4463000,"viewUrl","/Search/View?dp=1&key=3042252-1ffbeff07a062f3c0a2727b142ae299b&start=3176&end=4463","thumbnailUrl","https://assets.pipeline.soar.com/3042252-1ffbeff07a062f3c0a2727b142ae299b/thumbnail_3176000.jpg","articleUrl","/articles/6269582/Grayson-County/Virginia/Grayson-County-Planning-Commission-outlines-work-calendar-signals-move-toward-future-land-use-mapping","mediaUrl","https://secure.pipeline.soar.com/6269582-17da24e0e6ef889d0d5a03a2b3fc9397/orig.mp4?Expires=1771164465&Signature=T0-~oLXgG-wCAfznJUFqDlPWxgxbobiypZuBvTPZiwFxM8N5lXu813~l80mp4E~FagTUQglfbj-6DLUZEjvmibRvQM1gFA3BdQWwMcZO-9fovALNCR22ZH0kT34I1GRzMfAff9DOPWGtN8CLuwPsiILTbXWsr18dKSEkjwpAHmTXwynw7QQYVygjxE8MZmvE3hZU2LmxxjbDd71Jb7CbWf4v96GpwblalEgAaWrJQv1fbRqO4gyZrgLrRkz-1QQm1eOcbbIdgf6zyycKXTO1Zc0WwsESzmYhDjtRuSHOKlWc~tI3IDHQXhPYKX9bDdZs6MTjHtR~vNZdwP23Txe9IA__&Key-Pair-Id=KUT5TJCACFTXG","author","Graysom County, VA","date","2025-04-17T20:15:09.96Z","article","The Grayson County Planning Commission spent the second half of its meeting reviewing the planning department's work calendar and Comprehensive Plan strategy matrix and agreed to prioritize several short- and medium-term tasks, including subdivision-administration changes and a suitability analysis to support a future land-use map.

Planning staff (Miss Black) presented a matrix of strategies from the county's Comprehensive Plan and asked the commission to identify short-, medium- and long-term priorities. Commissioners endorsed wrapping up two items quickly: (1) amendments to the subdivision administrative process to require digital survey deliverables and clarify land-division data (identified in the packet as Strategy 77) and (2) an administrative process clarification to better align rezoning/site-plan review interactions with VDOT (Strategy 118). The commission also agreed to begin a suitability/sustainability analysis to support development of a formal future land-use map as a longer-term project that will likely require outside assistance or coordination with regional planning partners.

Miss Black told commissioners that several infrastructure and transportation items are already in progress or recently completed, including pedestrian-bike work in Independence (phase work noted as near completion) and ongoing SmartScale projects to improve roadway alignments. She also reported receiving FAA notice that a previously discussed wind-turbine FAA application was reissued and that she had filed a letter requesting clearer public notification because the county's public-notice area had not been properly included.

Commissioners discussed the practical effects of suggested code amendments, including clarifying setbacks on private versus public roads after a prior case in which a property owner had to move a residence. They also discussed coordination with the district planning commission and extension office on a land-use suitability study, and the need to involve towns for sidewalk/grant work to improve pedestrian safety near schools and Food City.

Miss Black said some short-term ordinance changes (for example, requiring DXF AutoCAD files with subdivision submissions) could be implemented quickly, while mapping and suitability work would likely take months and could require contracting with regional partners. The commission directed staff to proceed with the two near-term items (subdivision file standards and rezoning/VDOT coordination) and to return with initial steps for a suitability analysis and land-use mapping program.

No formal votes were taken on the work-plan items during the meeting; commissioners agreed by consensus to the prioritized items and staff follow-up.","mediaType","Video","parentTitle","Planning Commission 4/15/2025","oneSentenceSummary","The commission reviewed the planning department's matrix of Comprehensive Plan strategies, agreed to prioritize subdivision procedural amendments and land-use mapping/suitability analysis, and discussed ongoing projects including pedestrian-bike phases and coordination on VDOT/FAA notifications.","taxTitle","Grayson County, Virginia","taxId",30990,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6269587,"Grayson County planning panel approves special-use permit for Wilson's Black and Tans kennel with noise, expansion limits",2855,310000,3165000,"/Search/View?dp=1&key=3042252-1ffbeff07a062f3c0a2727b142ae299b&start=310&end=3165","https://assets.pipeline.soar.com/3042252-1ffbeff07a062f3c0a2727b142ae299b/thumbnail_310000.jpg","/articles/6269587/Grayson-County/Virginia/Grayson-County-planning-panel-approves-special-use-permit-for-Wilsons-Black-and-Tans-kennel-with-noise-expansion-limits","https://secure.pipeline.soar.com/6269587-e24755d1acc257abb84c8efa513fb2d1/orig.mp4?Expires=1771164465&Signature=onA2JLYxvQkhllpk3waj0BN2jveqcelVKw9dLiZSARgOMF0qurKuygUMwrIOaARxoG5CnzMeXReSM8Ng28BOqmK~ZaO9YHN103tqQR1oYUxyBz5fWSEfmqC2rq3LPAmFT1ouVoOawpIrGrUvHsmXxtISxSpR0RYRpp3LGWylaf4MzpuYk9YcYyNfZOFUnZsnM1b5fsFcVsthoIpmY7e7zpdULUiIphu7IRc9ABvBT-LJI3LJ-s6dqJW7nXlrYG-IbbwHivcADajW2Ikyxhd11gI~1ETqozfIukbFnI4yljYSHtIzJh31apJN7gzwrVBY48PleRQmOrjOi8LYXvOfTQ__&Key-Pair-Id=KUT5TJCACFTXG","The Grayson County Planning Commission voted to approve Special Use Permit application 20250205 for Wilson's Black and Tans, a commercial boarding and breeding kennel at 643 Shell Hollow Lane, with conditions including state-code compliance, annual records checks and a limit on expansions before a permit revision is required.

The staff presentation on the application identified the parcel as 4.125 acres in the Providence District (tax map 8-A-2C1) in a Rural Farm zoning district and said kennels are allowed there with a special-use permit. Planning staff's report said the kennel has operated since 2023 without prior county authorization and described the proposed commercial operations as boarding \"five-plus non-owner dogs for a fee\" and keeping intact females for breeding as allowed under the county's zoning ordinance sections 2-32 and 2-33.

The staff report, read aloud by planning staff (identified in the record as Miss Black, Planning Commission staff), cited neighbor complaints about noise and presented audible-decibel recordings submitted by nearby resident William Baldwin. Miss Black told the commission the recordings showed peaks in the high 80s to low 90s dB at times, recorded from roughly 600 feet from the kennel using an uncalibrated phone app. She recommended approval with four conditions: (1) full compliance with the cited state commercial-breeding provisions referenced in the staff report, (2) any expansion or modification of kennel facilities would require permit review, (3) submission of kennel records for annual compliance checks before tag issuance, and (4) the special-use permit would be void if the business ceases for 24 months.

Applicant Steven Ryan Wilson told the commission he breeds and trains hunting hounds and described clients who travel from other states to buy puppies and attend hunts. Wilson said the kennel operates as a side business and described charitable activities the operation has supported. He told the commission the physical kennel is a six-bay facility and that he normally keeps about six to eight dogs on site; he said he currently keeps four breeding females and two males and occasionally boards dogs for short periods.

Neighbor William Baldwin spoke in the public hearing and said the barking had at times woken his grandchildren at his nearby guest house, and that the recordings he submitted showed peaks in sound that affected his family's sleep. Baldwin said the owner had been apologetic after they spoke and that the owner had purchased bark collars and that he intended to plant evergreens along the property line; Baldwin said he was satisfied those steps had begun to mitigate the problem.

During deliberations commissioners focused on two enforcement and scope questions: how many dogs and breeding females the county would treat as an expansion, and how to avoid forcing the owner back to the commission for small, routine changes. Commissioners and staff agreed the current physical facility capacity (six-bay kennel) should allow minor operational flexibility but that larger expansions should trigger a permit revision. The commission amended the staff recommendation to specify that expansions beyond an eight-bay kennel would require a revision to the special-use permit; expansions up to eight bays may proceed without returning to the commission.

A motion to approve the special-use permit as recommended by staff, with the modification limiting required revisions to expansions beyond an eight-bay kennel, passed by voice vote and roll call. Planning staff said the commission's approval will be transmitted to the Grayson County Board of Supervisors for final action; the staff letter and republishing required for the board hearing will follow.

Clarifying details recorded in the hearing include: the site address (643 Shell Hollow Lane), parcel size (4.125 acres), tax map number (8-A-2C1), the kennel has operated since 2023, the applicant's reported on-site kennel is a six-bay facility, the applicant reported four breeding females and two males, and neighbor-submitted decibel peaks reported in the staff packet ranged roughly 86'90 dB (un-calibrated phone app; measurements taken at varying times between around 10:30 and 13:00 in the samples provided). The staff report listed the relevant county zoning provisions (Grayson County Zoning Ordinance sections 2-32 and 2-33) and referenced state commercial-breeding rules cited in the staff packet.

The commission recorded conditions of approval in the meeting minutes and the applicant was told staff would send formal notice of approval and forward the item to the Board of Supervisors for final review.

Votes at a glance: The Planning Commission approved Special Use Permit application 20250205 for Wilson's Black and Tans (motion passed; roll call in favor recorded by the clerk). The commission amended staff condition 2 to allow expansions up to an eight-bay kennel without returning to the commission; expansions beyond eight bays require a revised special-use permit and commission review.

The commission noted that animal-control staff reported no outstanding code violations on the property in county records and that waste disposal statements from the applicant indicated on-site pasture disposal or off-site disposal; staff included the waste disposal practice in the record but did not cite a change in method as a condition beyond compliance with state breeding rules. The commission did not set a numeric cap on total companion animals kept on rural residential property, noting the county ordinance treats commercial boarding/breeding (fee-for-service) differently from private companion-animal ownership.

Next steps: staff will issue a written notice of the commission's action, republish the item, and forward it to the Grayson County Board of Supervisors for final decision.","The Grayson County Planning Commission voted to approve a special-use permit for Wilson's Black and Tans, allowing the commercial boarding and breeding kennel to operate at 643 Shell Hollow Lane with conditions on state compliance, records, and a limited expansion to an eight-bay kennel before a permit revision is required.","actionData","errors"]

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Grayson County Planning Commission outlines work calendar, signals move toward future land-use mapping

Grayson County planning panel approves special-use permit for Wilson's Black and Tans kennel with noise, expansion limits