Planning commission backs Jenkins rezoning to light industrial with conditions

The Culpeper County Planning Commission on Dec. 11 recommended approval of a rezoning request by Marvin and Vicki Jenkins to convert roughly 10.64 acres off Hubbards Road from A-1 agricultural to LI light industrial.

Staff described the site as two largely undeveloped parcels adjacent to an existing service road and other light-industrial uses. The comprehensive plan maps one parcel for future commercial use and the other as agricultural; staff said the proposed concept plan stays clear of nearby floodplain and that agency reviewers including VDOT and the soil and water conservation district provided comments to be addressed at the site-plan stage. Staff signaled general support for a low-impact industrial use if the application proceeds through site-plan review.

At the hearing, the applicants — represented in part by Vicki Jenkins — said they plan to retain two upstairs apartments as grandfathered residential uses, operate primarily on the cab portion of larger trucks (container and similar cabs) rather than full tractor‑trailers, and maintain existing gravel surfaces for parking and truck circulation. Jenkins agreed to work with staff to revise the proffer statement so its language matches the zoning ordinance’s permitted-use terminology.

Neighbors and commissioners raised safety and drainage concerns at the Hubbards Road/Route 29 entrance. Neighbor Leroy Byler, who said he operates adjacent storage property, provided photos and described repeated off-tracking by semis that crushed a culvert cover and left mud on Hubbards Road. Staff said the area of the entrance is in VDOT right-of-way and offered to reach out to VDOT about maintenance and drainage; staff also said any site-specific mitigation (turn radii, paving or stormwater controls) would be required as part of a later site-plan process if rezoning is approved.

A commissioner moved to recommend approval with several conditions: revise the proffer statement to specify automotive repair and auto‑trailer sales/service using ordinance terms; outline the extent of existing gravel parking areas on the rezoning plan; provide a preliminary stormwater-management plan for disturbed areas; commit to no outdoor storage and no junk vehicles on the property. The motion passed unanimously and the commission will forward its recommendation to the Board of Supervisors.

The next formal steps are submission of any corrected proffer statement, the Board of Supervisors’ public hearing and any required site‑plan reviews and agency approvals before development can proceed.