Planning Commission forwards recommendation to rezone 20.44 acres for All Site Contracting with amended proffers

The Culpeper County Planning Commission voted to forward a recommendation of approval to the Board of Supervisors for case Z47225‑1 (CPA‑3‑26‑1), an application by All Site Contracting (care of Richard Archie Burgess IV) to amend the future land use map from agricultural/rural to commercial/industrial and to rezone 20.438 acres of a 25.5‑acre parcel from RA to LI, with amended proffers.

Staff presentation: Warren (planning staff) described the proposal as a subdivision that would create three lots — two remaining residential parcels and a 20.438‑acre parcel proposed for light‑industrial zoning — and said the change to the future land use map is needed so a rezoning to LI would be found in conformance with the comprehensive plan. Warren noted the parcel lies outside the urban service boundary, pointed to surrounding mixed uses along the 29/Brandy Road corridor, and identified an existing conservation easement on the west side of the property where no development is proposed.

Applicant testimony: Richard Archie Burgess IV, representing All Site Contracting, said the family owns the land and several related businesses and described the parcel’s long history of agricultural use that he said is no longer viable. Burgess said the applicant would use the rezoned parcel for company offices, equipment and material storage, and vehicle parking and that proffers have been drafted to address community concerns. "This would be a home base for that portion of All Site Contracting," Burgess said, noting that the family operation employs about 100 people across its businesses.

Key project details and clarifications provided during questioning included: - Acreage and zoning: the request seeks rezoning of 20.438 acres (portion of a 25.5‑acre parcel) from RA to LI and a corresponding change to the future land use map. - Operations and vehicles: the applicant described a fleet dominated by pickups and crew trucks, three dump trucks, and one full‑size road tractor with a lowboy; commissioners were told outdoor‑stored vehicles would be operational and that major maintenance would occur inside a proposed 7,200‑square‑foot garage. - Traffic: a traffic assessment referenced roughly 66 additional daily trips, which staff and the applicant said are mostly office personnel trips; heavy equipment truck movements were described as job‑driven and occurring outside peak commute times. - Environmental and site protections: staff and the applicant confirmed the conservation easement area would remain undisturbed; a conceptual stormwater pond would treat impervious surfaces and the applicant proposed a 30‑foot buffer and screening along road frontage and adjacent properties.

Contested issues and proffers: Commissioners raised concerns about spot zoning and precedent, consistency with the urban service boundary and comprehensive plan goals, hours of heavy equipment operation, outdoor maintenance, and the presence of battery electric storage systems. In response, the applicant agreed to amend proffers to prohibit data centers (previously discussed for the LI district), to bar battery electric storage systems on the parcel, to require that outdoor stored vehicles be operational, and to prohibit routine outdoor vehicle maintenance (with limited exceptions noted for in‑yard minor repairs that cannot fit in the garage).

Motion and outcome: After discussion, a motion to recommend approval of the comprehensive plan amendment and rezoning with the applicant‑amended proffers carried; the commission voted to forward the recommendation of approval to the Board of Supervisors. The recommendation will be considered by the Board of Supervisors in its regular process.