Culpeper council approves rehabilitation zone to aid 42-unit affordable housing application

The Town of Culpeper Town Council voted to declare a housing rehabilitation (revitalization) zone to support a proposed 42‑unit affordable apartment project on a downtown site, a move intended to boost the applicant’s scoring for Low Income Housing Tax Credits.

Andrew, a town staff member, told the council the designation does not change local development standards but does “allow the applicant to gain additional scoring points in their application for low income tax credits.” He said the request was filed Jan. 14 and that the state application deadline for the tax credit round is March 12, which is the reason staff recommended adopting the declaration and waiving a second reading.

The zone is location‑specific and, as Andrew explained, “does not modify in any way the town's development standards.” He also noted the site is currently zoned Neighborhood Commercial Mix (NX), which permits apartments by right, and that the town’s Unified Development Ordinance parking standard (1.5 spaces per unit) would apply.

Several council members urged more public review. One member who identified concerns with traffic and downtown character said the “particular location right on Main Street may not be best suited for something like that,” arguing the council should send the item back to committee so residents could be heard. Opponents asked for a committee meeting and additional public input prior to final action.

Others argued the town should move forward. A council member who supported the measure said downtown businesses “need places to live” and that approving the zone would help bring residents to the central business district. Another member pointed to the town’s prior support for similar LIHTC applications—Lightfoot Apartments (60 units) and Parkside Apartments (37 units)—and said the process was the same.

On a roll call vote, Council members Dyke, Olinger, Mayor Frank Reeves Jr., Ramikas, Russell, Schmidt and Sternberg voted yes; Vice Mayor Short and Council member Yao voted no. The motion carried, 7–2. The declaration is location‑specific; the town may rescind the ordinance later if the project does not proceed.

The developer identified in the staff presentation was the Woda Cooper Companies, which requested the town’s support to qualify for revitalization area points under Virginia Housing’s Qualified Allocation Plan. The project is at a preliminary stage and will still be subject to standard development review and town codes.

Council also approved a consent agenda of routine items earlier in the meeting, and staff reminded the council that the FY 2027 budget presentation special meeting is scheduled for March 5, 2026.