Board approves Jenkins rezoning, county-initiated cleanup; defers large Jefferson-area residential rezoning

At the Jan. 7, 2024 meeting of the Culpeper County Board of Supervisors, the board approved two rezoning actions and postponed a third:

- Case Z464-24-1 (Marvin Jenkins): Approved rezoning of 10.64 acres from A1 (agricultural) to LI (light industrial) to allow auto trailer sales/service and automotive repair. Planning staff and the Planning Commission recommended approval following a Dec. 11, 2024 public hearing and with proffers limiting junk-vehicle storage; the applicant provided an updated DEQ permit for a domestic sewage system and agreed to screening and perimeter fencing. The applicant told the board he intends to preserve existing wooded buffers and to fence the property for security.

- Case Z466-24-1 (Compton and Dooling, LC / River Knowles): A request to rezone 135.58 acres from R1 to R3 for a proposed 140 single-family detached units in a cluster design was deferred to next month because the applicant was not present; staff indicated the scheduling reschedule (meeting moved from Tuesday to Thursday) likely affected the applicant's ability to attend.

- Case Z467-24-1 (County-initiated cleanup): Approved a county-initiated rezoning to change portions of parcels within two subdivisions (3 Flags and Overlook Heights) from CS (Commercial Services) to the subdivisions' primary residential districts (R3 in 3 Flags; R1 in Overlook Heights) to align zoning with existing uses. Board members discussed the status of smaller, long-established residential lots and whether they would remain legal nonconforming after the rezoning; staff and boardmembers noted that most lots have been used as residences for a long time and likely would be treated as legal nonconforming.

Planning staff (Sam Cooley) briefed the board on each case, noting VDOT comments for future site-plan review and other agency input. For Z464 Cooley said VDOT indicated traffic and entrance issues would be addressed at site plan, and Paul Howard (Environmental Services) advised the applicant on water and sewer connection requirements per the Culpeper County/Town utility standards. For Z466 staff noted VDOT comments about future needs on Route 622 and left-turn concerns; no traffic impact analysis (TIA) from the applicant was presented to staff in advance.

Votes and motions: The board made and carried motions on Z464 and Z467 after brief discussion; the motion to defer Z466 carried. Specific vote tallies were not read into the record during the audible roll call; the chair called for "aye" votes and announced motions carried.

Why it matters: The approvals change allowable uses on specific parcels (including permitting light-industrial automotive uses) and correct zoning map inconsistencies in established subdivisions. The deferred Jefferson-area R1-to-R3 rezoning would have allowed a 140-unit cluster development and raised traffic and right-of-way concerns that the board wants addressed by the applicant.

Next steps: Z464 and Z467 will proceed under the conditions proffered and subject to site-plan review and agency approvals (VDOT, DEQ, county utilities). Z466 is postponed to the next meeting; staff noted the applicant may request deferral and will return with any requested materials.