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Commission recommends River Knolls rezoning to R-3 with 140‑unit cap and buffering
Summary
The planning commission unanimously recommended rezoning the River Knolls property off Old Bridge Road from R-1 to R-3 cluster zoning, proffered at a cap of 140 single‑family detached lots with 70% open space, subject to buffering, right‑of‑way reservation and standard subdivision reviews.
The Culpeper County Planning Commission on Dec. 11 recommended approval of a request to rezone roughly 135.6 acres known as River Knolls (or River Knowles in some filings) from R-1 residential to R-3 residential cluster zoning.
Staff said the current R-1 zoning would allow 147 dwelling units by right; the applicant, represented by Sherman Patrick of Compton & Dooling, proposed a cluster layout capped at 140 single‑family detached lots to preserve larger open-space areas and minimize overall disturbance. Patrick told commissioners the concept plan shows two site entrances on Old Bridge Road, alignment with access-management standards, and that the site is in a planned water and sewer service area with adequate water capacity.
Patrick said the proposed design achieves roughly 70% open space (he corrected an earlier slide that had the percentages reversed during the presentation) and that the applicant is willing to seek a waiver for a slightly longer cul‑de‑sac while providing an interparcel connection to reduce reliance on a long dead-end. The applicant said the expected density (3.4 units per acre) is similar to by‑right potential and that stormwater and erosion controls would be designed to state and county standards during subdivision review.
Several neighboring residents voiced traffic and safety concerns during the public hearing. Tom Vetter and Bob Shrivos warned that Old Bridge Road is two lanes with limited shoulders and a nearby one‑lane historic bridge, and they said the neighborhood and intersections at Lee Highway (Route 211) and Route 229 could experience increased congestion from new trips. Eric Thompson and Victoria Thompson urged the commission to consider cumulative impacts with adjacent developments (Stonehaven) and to be mindful of school and bus routing implications.
Commissioners discussed the tradeoffs: rezoning and proffering a 140‑unit cap and cluster layout would reduce the site’s by‑right potential and lock in greater open space and buffering, while subsequent subdivision, VDOT and environmental reviews would address technical traffic, right‑of‑way and stormwater issues. A motion to recommend approval contingent on buffering of an adjacent lot, reservation/dedication of right‑of‑way along Old Bridge Road, and inclusion of the proffers passed unanimously. The commission’s recommendation will be forwarded to the Board of Supervisors for final action.
