Planning Commission - Work Session

Planning Commission - Work Session Agenda Thursday, February 26, 2026 at 9:00 AM Economic Development Center, Council Meeting Room 803 South Main Street, Culpeper Page 1. CALL TO ORDER 2. CALL OF ROLL 3. APPROVAL OF AGENDA 4. APPROVAL OF MINUTES 4.1 Minutes from June 29, 2023 3-4 PC Work Jun 29 2023 minutes.pdf 4.2 Minutes from February 17, 2026 5-7 2-17-2026 PC Reg minutes.pdf 5. UNFINISHED BUSINESS 6. DISCUSSION ITEMS 6.1 Comprehensive Plan Update 8 Discussion on Draft Vision Statement Discussion on Draft Comprehensive Plan Process Timeline Consolidated Draft Vision Statement Prepared by Staff 2026_02_17.pdf 7. OTHER BUSINESS 8. FOLLOW-UP ITEMS Page 1 of 8 9. PLANNING DIRECTOR DISCUSSION 10. PLANNING COMMISSIONER DISCUSSION 11. ADJOURNMENT Page 2 of 8  Minutes Town of Culpeper Planning Commission Work Session June 29, 2023 803 S. Main St., Economic Development Center, Culpeper, VA 22701 Call to Order Chairman Fitzsimmons called the meeting to order at 9:00 a.m. Call of Roll Members Present: John Cerio Ian Fitzsimmons John Flanagan (9:03) Jeffery Mitchell Members Absent: Meaghan Taylor Staff Present: Andrew Hopewell, Director of Planning and Community Development Sandra Puryear, Planning and Zoning Assistant Pranas Rimeikis, Town Council Member Other Present: Steve Plescow, Representative Jim Treptow, Property Owner Approval of Agenda Motion: By Mr. Cerio, to approve the agenda as presented Seconded: By Mr. Mitchell Vote: Approved, 3-0, 2 Absent Approved of Minutes Motion: By Mr. Cerio to approve as presented Seconded: By Mr. Mitchell Vote: Approved, 3-0, 2 Absent Unfinished Business None Discussion Items REZ-3957-2023 Rezoning of Parcels to Industrial District (M2): Mr. Fitzsimmons stated his understanding this is a meeting to preview information about the site and the Commission is not taking any votes todays. Mr. Hopewell stated yes that is Planning Commission Work Session 1 Minutes – June 29, 2023 Page 3 of 8 correct as the application was previously presented to the Commission. Mr. Hopewell stated the applicant took the previous feedback and revised their application which is what is being presented today. Mr. Hopewell stated the applicant will let the applicant go over the changes they made to the application. Mr. Plescow went over the significant changes to the application in detail. Mr. Plescow stated the one of the big previous concerns was the setbacks from the cemetery and the residential areas and they reduced the number of buildings so they could provide bigger buffers. Mr. Plescow went over the proposed phasing plan. Mr. Plescow went over the view shed from the cemetery and the proposed use of vegetative buffering to surround the property. Mr. Plescow went over the proposed cross- sections. Discussion occurred regarding the type of landscaping being proposed and the possibility of using a variety of trees. Discussion occurred regarding the power for the proposed substation and the buildings. Discussion occurred regarding the proposed size of the buildings to include the footprint and height. Discussion occurred regarding the proposed noise that could be produced to include the generators and the air handling units. Mr. Hopewell stated staff is currently reviewing the proposed proffer in reference to the noise and the applicant is working with staff to best address the noise standards. Discussion continued regarding appropriate noise levels and when the noise study would be completed. Mr. Plescow went over the proposed rendering views from several locations to include the landscaping and berms. Mr. Treptow stated if they were to build the approved residential use on the property then there would be back yards that are 50’ away from the neighboring data center. Mr. Treptow stated the proposed data center provides a larger buffer than the neighboring data center. Mr. Plescow went over the proposed proffer statement. Mr. Plescow asked the Commission if there were any new issues that may need to be addressed. Discussion occurred regarding the difference between the Town and County sound standards. Discussion occurred regarding what the proposed rezoning would do to the future housing need for the Town. Mr. Fitzsimmons went over a couple of the citizen’s comments that the Commission has received and it is reasonable to respond to the comments whether they are ill founded or reasonable. Mr. Hopewell asked about moving the application to a public hearing next month. Mr. Fitzsimmons stated he does not have any problem with the application being presented at the next regular meeting. Other Business None Follow Up Items None Planning Director Discussion None Planning Commissioner Discussion None Adjournment - The meeting adjourned at 10:51 am. _______________________ ______________________________ Date Chairman Planning Commission Work Session 2 Minutes – June 29, 2023 Page 4 of 8  Minutes Town of Culpeper Planning Commission Regular Meeting February 17, 2026 803 S. Main St., Economic Development Center, Culpeper, VA 22701 Call to Order Mr. Clements called the meeting to order at 6:00 p.m. Call of Roll Members Present: John Cerio James Clements Ian Fitzsimmons John Flanagan Janie Schmidt Staff Present: Andrew Hopewell, Planning and Community Development Director Louis Pancotti, Town Planner Kelli Carmichael, Planning and Zoning Assistant Approval of Agenda Motion: By Mr. Flanagan to approve the agenda as presented Seconded: By Mr. Cerio Vote: Approved 5-0 Approval of Minutes Motion: By Ms. Schmidt to approve the minutes as presented Seconded: By Mr. Flanagan Vote: Approved 5-0 Comments and Correspondence from Citizens, Visitors and Delegations in the Audience on Items Not Scheduled for Public Hearing. Todd Brown of 720 Zeuswyn Drive informed the Commission of the brightness of the street lighting in The Greens development and his concerns of their brightness as the development continues towards his property. Unfinished Business None. New Business Public Hearing- Conditional Use Permit CUP-6187-2025: Mr. Pancotti introduced an application for a conditional use permit made by Caitlin Altizer, on behalf of the property owner, Parbatee, LLC, to establish a Family Day Care Home for up to 12 children as an accessory use to the single-family dwelling at 1660 Knicely Court. The property is identified as Tax Map 41G-3-71 in the East Fairfax Magisterial District. Discussion ensued regarding exterior lighting, parking, property layout and hours of operation. Planning Commission Regular Meeting 1 Minutes – February 17, 2026 Page 5 of 8 Public Hearing opened at 6:24pm Kaitlin Altizer, the applicant, provided clarifying information on the topics discussed by the Commission. Public Hearing closed at 6:34pm Motion: By Mr. Flanagan to recommend approval of the application with the following conditions: • Unless otherwise specified in these conditions, the Family Day Home shall meet all requirements of UDO Sec. 27-7.6. • No more than 3 employees, including the primary operator, are allowed in conjunction with the family day care home. • No pick-up or drop-offs shall occur between the hours 8:00 p.m. and 6:00 a.m., daily. • Adequate lighting be provided at facility entrances. Seconded: By Mr. Cerio Vote: Approved 5-0 Public Hearing – Rezoning REZ-6265-2026: Mr. Hopewell introduced an application by Zeuswyn Properties LLC to rezone their 21.6625 acre unaddressed property off Zeuswyn Drive from RR, Rural Residential to C, Commercial. Tax Map 50 1D in the West Fairfax Magisterial District. Public hearing opened at 6:55pm Cindy Thornhill, of 710 Zeuswyn Drive, expressed opposition for the rezoning due to the lack of documentation that typically accompanies a rezoning request. Rebecca Sittner, of 730 Zeuswyn Drive, expressed opposition for the rezoning due to its deviation from the Culpeper 2030 Plan’s zoning designation of Planned Unit Development (PUD). Todd Brown, of 720 Zeuswyn Drive, expressed opposition for the rezoning due to safety concerns with the property’s proximity to the 13th hole of the golf course and the current condition and use of Zeuswyn Drive. Maria Schrefller, of 706 Zeuswyn Drive, expressed opposition for the rezoning due to not being directly notified, road conditions of Zeuswyn Drive and a displeasure with commercial development. Mark McNulty, of 730 Zeuswyn Drive, expressed opposition for the rezoning based on the ideas that his neighbors have expressed. Julie McCoy, of 770 Zeuswyn Drive, expressed opposition for the rezoning due to safety concerns with the property’s proximity to the 13th hole of the golf course. Al Caldwell, applicant on behalf of Zeuswyn Properties LLC, clarified that the reason for the request was to align with the Future Land Use map and the further change to Commercial by the Commission. Public hearing closed at 7:14pm Planning Commission Regular Meeting 2 Minutes – February 17, 2026 Page 6 of 8 Mr. Hopewell informed the Commission that some of the concerns raised regarding noise, road condition and lighting would be addressed at the site plan stage. Mr. Hopewell refreshed the Commission of the considerations that went into the decision to change the proposed zoning from Neighborhood Mixed Use (NX) to Commercial (C). Additionally, Mr. Hopewell informed the Commission that all adjoining property owners were notified of the request and public hearing via letter. The Commission agreed to forward the case to Town Council for public hearing and defer a recommendation to next week’s work session. Other Business Case VAR-6277-2026: Mr. Pancotti presented a request for a variance, made by K&M Heating & Air Conditioning, on behalf of the owner, Stephan J. Lane Jr. et ux., at Tax Parcel Number 41B-9-59 (336 James Madison Hwy) to Section 27-2.50.4 of the Town’s Unified Development Ordinance related to the location, screening, and paving of the refuse area for the placement of a dumpster. Discussion ensued. Motion: By Mr. Clements to recommend denial of the variance based on the concrete pad and screening, and to recommend approval of the variance based on the location. Seconded: By Ms. Schmidt Vote: Approved 5-0 Follow Up Items None. Planning Director Discussion Mr. Hopewell provided a draft vision statement to the Commission for deliberation at next week’s work session. Planning Commissioner Discussion Mr. Fitzsimmons inquired about the proposed agenda for next week’s work session. Mr. Hopewell informed the Commission that a draft timeline will be presented at that meeting for the Commission to consider. Mr. Hopewell will provide a link to the Commissioners of the Prince William County Comprehensive Plan as he and Mr. Fitzsimmons felt that their plan is a valuable reference for the Town’s Comprehensive Plan update. Mr. Clements noted that the goal of next week’s work session is to establish a vision statement, milestones and a calendar or timeline for the Commission to follow. Staff will provide the General Assembly’s changes at the March regular meeting. Adjournment - The meeting adjourned at 8:00 pm. _______________________ ______________________________ Date Chairman Planning Commission Regular Meeting 3 Minutes – February 17, 2026 Page 7 of 8 Rooted in a rich history and inspired by the bold potential of our future, the Town of Culpeper embraces both community and opportunity. It is a place where culture, commerce, and creativity thrive. Through thoughtful growth, we preserve our character while supporting vibrant neighborhoods, local businesses, and walkable spaces to enhance our sustainable and inclusive community where generations can prosper together. Page 8 of 8