Planning commission recommends denial of Kevin L. Brown’s four‑unit proposal on Lone Walnut Road

The Northumberland County Planning Commission voted 5–2 to recommend denial of a conditional‑use application filed by property owner Kevin L. Brown to build a four‑unit multi‑family dwelling on a one‑acre parcel zoned A‑1 agricultural on Lone Walnut Road in Calleo.

The decision came after more than an hour of public comment and questions from commissioners about density, parking, septic capacity and notice to neighbors. Brown said he bought the property to expand local rental housing and described tenant screening practices; neighbors said additional apartments would alter the rural character of Lone Walnut Road.

On the application Brown told the commission, “I’m just here to try to build a community here.” He later said he conducts tenant screening and background checks at his existing property and that he would add fencing or evergreens if required. Planning staff read five suggested conditions that would be attached to approval, including that "all required permits and or licenses shall be obtained from the appropriate regulatory agencies including, but not limited to the Virginia Department of Transportation and the Virginia Department of Health" and requirements for erosion control, downward‑directed lighting, and a minimum of two parking spaces per apartment. Commissioners voted to add a sixth condition requiring “suitable landscaping in order to screen the view of properties across the road.”

Why it mattered: Neighbors said putting four 3‑bedroom units on a single acre would increase traffic, noise and septic demand in a part of the county characterized in testimony as predominantly single‑family homes on acre‑plus lots. Several residents said they were not notified by the county about the application; staff explained that notices are sent to adjoining property owners and acknowledged a mapping discrepancy that has since been fixed.

Details from the hearing and staff materials: - Proposal: conditional‑use permit for a four‑unit building (three bedrooms each) on approximately 1 acre (tax map parcel described in the application). The application identifies parking in front of the building and indicated lighting mounted on the building perimeter. Brown said the proposed building would be larger than an existing four‑unit complex across the road. - Staff suggested conditions (read into the record): (1) obtain all required permits and licenses from appropriate agencies including VDOT and VDH; (2) prepare and obtain approval for erosion and sediment control and stormwater management plans; (3) lighting shall be non‑reflective and directed downward; (4) provide at least two parking spaces per apartment; (5) noncompliance could lead to revocation and return to the board; and (6) the commission added a vegetative screening/landscaping requirement to screen views from across Lone Walnut Road. - Applicant comments: Brown said he could provide a landscape buffer and that he does tenant background checks. He told the commission he can proceed with a three‑unit design if necessary. - Public comment: Multiple residents testified in opposition, citing concerns about property values, increased traffic, police calls at the existing complex, lack of nearby services, and loss of privacy and rural character. Robert Worth, who said he lives “at 2435 Gibeon Road, right across the street from the proposed parcel development,” submitted written and oral opposition. Several residents said they did not receive mailed notice because they were not listed as adjoining property owners. - Health and utilities: Commissioners and staff noted that no building permit or construction could proceed without an approved Virginia Department of Health septic plan and that the health department must approve a reserve drain field. Staff stated repeatedly that the county will not issue a building permit without those approvals.

Commission action and next steps: A motion by Roger McKinley, seconded by Allen Garland, to recommend denial of the conditional‑use application as submitted passed by a 5–2 vote. The commission’s recommendation and the public comments will be forwarded to the Northumberland County Board of Supervisors; the county staff noted the Board hearing is scheduled for March 13 at 7 p.m. in the county building. The application and the commission’s suggested conditions will travel with the record to the Board; the board has final authority.

Context: Commissioners cited the county’s current agricultural zoning and residents’ expectation of single‑family lots as part of their rationale. Other commissioners said they were sympathetic to the applicant’s interest in providing housing and urged negotiation on a reduced‑density design or developer‑neighbor proffers before the board hearing.

Provenance: The public hearing opened when staff announced the application by Kevin L. Brown and closed after public comments and commission discussion; the commission’s recommendation to the board of supervisors concluded the item.

Ending: With the recommendation to deny forwarded to the Board of Supervisors, the hearing record will be part of the board’s March 13 meeting packet. Residents and the applicant were told they may address the board at that public hearing.