Culpeper planning commission pauses recommendation on sweeping zoning overhaul after public hearing

The Culpeper Planning Commission declined to make a recommendation on a proposed unified development ordinance following a second public hearing, and instead moved the matter to town council for further consideration.

The ordinance rewrite would convert the town's separate zoning and subdivision ordinances into a single unified development ordinance (UDO), introduce new zoning district categories and building types, add form‑based standards for nonresidential development, update wireless facility rules, and change procedures to align with a state code update effective July 1. Planning staff outlined the six‑year process leading to the draft and a schedule of open houses and council hearings now set through June.

Commissioners and staff said the UDO is intended to modernize regulations and direct infill development rather than expand the town's footprint. Planning Director Andrew Hopewell told the commission the project began in 2019 with consultant Duncan Associates and has included advisory committees, joint presentations to town council and the commission, open houses, and a first public hearing in March. Hopewell said the draft incorporates both retained language (flood hazard, historic overlay, setbacks, enforcement) and new sections (building types, accessory dwelling units, beekeeping standards, tightened sign measurement methods).

Public commenters raised concerns about downzoning, property values, perceived loss of predictability for developers, and community character. Several residents of Southeast/East Street and Franklin Meadows urged either complete or selective rezoning to preserve single‑family character; others requested that specific parcels be treated differently. Developer and property owner commenters warned that form‑based rules and certain facade material requirements could limit construction methods and increase costs. Nonprofit and resident speakers also requested policy changes: Sarah Parmley of the Piedmont Environmental Council asked the commission to prohibit data centers townwide, rather than rely on conditional use permits.

Commission discussion focused on several map refinements under consideration (including parcels near Gardner Street, Broad Street and Sperryville Pike), beekeeping language, short‑term rental and bed‑and‑breakfast rules, and facade material standards for commercial and multifamily buildings. Commissioners debated whether to treat large subject parcels as more permissive (RX) or to keep like‑for‑like (RT) classifications; some members favored bringing the broader R2 areas into RT as a default and leaving exceptional parcels to be considered individually.

After public comment, the commission agreed there was insufficient consensus to forward a firm recommendation to town council. Hopewell summarized the outcome: the planning commission would not make a formal recommendation and would forward public comments and the draft to town council; staff will continue outreach, post additional open house dates on the hub site and social media, and schedule follow‑up discussion items (beekeeping and facade standards) in an upcoming work session. Hopewell noted town council retains two public hearings scheduled in May and June.

The commission advised staff to provide the town attorney's guidance at a future work session; commissioners said they preferred more time for neighbors to reach consensus on contentious map changes. Chairman Bryant said, "This is more important to get right than to get done." The commission left the file open for further public comment and additional study before council action.