Planning Commission - Work Session

Planning Commission - Work Session Agenda Thursday, March 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 3 PC Work Jun 29 2023.pdf 2-26-2026 PC WS minutes.pdf 5. UNFINISHED BUSINESS 5.1 Zeuswyn Rezoning 6. DISCUSSION ITEMS 6.1 Capital Improvements Plan 8 FY2027-FY2031 CIP.pdf 6.2 Zoning of Church and Civic Properties 21 The below attachment was added 3/24/2026 at 7:43 am Church Location Series.pdf 6.3 Comprehensive Plan Update 28  Discussion on Draft Vision Statement  Discussion on Draft Comprehensive Plan Chapters WORKING DRAFT VISION STATEMENT.pdf 7. OTHER BUSINESS 8. FOLLOW-UP ITEMS 9. PLANNING DIRECTOR DISCUSSION Page 1 of 28  9.1 April Planning Commission Meetings 10. PLANNING COMMISSIONER DISCUSSION 11. ADJOURNMENT Page 2 of 28  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 28 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 28  Minutes Town of Culpeper Planning Commission Work Session February 26, 2026 803 S. Main St., Economic Development Center, Culpeper, VA 22701 Call to Order Mr. Clements called the meeting to order at 9:00 am Call of Roll Members Present: John Cerio James Clements Ian Fitzsimmons Janie Schmidt Members Absent: John Flanagan Others Present: Al Caldwell, on behalf of Zeuswyn Properties, LLC Staff Present: Andrew Hopewell, Director of Planning and Community Development Kelli Carmichael, Planning and Zoning Assistant Approval of Agenda Motion: By Mr. Fitzsimmons, to amend the agenda with the following items:  strike the approval of the June 2023 minutes from the agenda as there are not a sufficient number of members at today’s meeting that were present during that meeting to approve the minutes retroactively,  add the Zeuswyn Rezoning Case REZ-6265-2026 discussion to Unfinished Business Seconded: By Ms. Schmidt Vote: Approved 4-0, 1 Absent Approval of Minutes Motion: By Ms. Schmidt, to approve the February 17, 2026 minutes as presented Seconded: By Mr. Fitzsimmons Vote: Approved 4-0, 1 Absent Comments and Correspondence from Citizens, Visitors and Delegations in the Audience on Items Not Scheduled for Public Hearing. None. Unfinished Business Case REZ-6265-2026: Mr. Clements opened discussion amongst the Commissioners. Planning Commission Work Session 1 Minutes – February 26, 2026 Page 5 of 28 Mr. Cerio expressed concerns with the current condition of Zeuswyn Drive. Mr. Fitzsimmons expressed his position in favor of the rezoning request in noting that the property’s positioning on the edge of Town along route 29 and business route 15, makes it less disruptive to the Town’s transportation in terms of access to visitors coming off of route 29 and business route 15. Ms. Schmidt expressed her agreement with Mr. Fitzsimmons’ points in favor of the rezoning request. Mr. Clements noted the following findings of fact:  The property is located along a major arterial outside of the downtown;  The property is identified as “General Commercial Mixed Use” on the future land-use map and because of other development in that area more commercial services are needed in this area;  By increasing housing on the southside of town and concentrating commercial on the north end of town, we are increasing pressure on our two-lane Main Street bottleneck;  The applicant requested a change to mixed use zoning. Our concerns were about residential development and our solution may turn out now not to be one;  Many neighbors have voiced opposition to this project;  This request occurred outside of the timeline parameters of the UDO process and had it been included originally; we would have had this discussion before the new zoning map went to Town Council;  The size of this property is much larger than any of the other properties we discussed during the UDO process and it is unique in that way;  The impacts of an unconditional rezoning are significant;  The potential cost to taxpayers of a rezoning without any mitigation are also significant, especially as it relates to high density residential. Mr. Clements expressed his opposition of an unconditioned rezoning of the property. Discussion ensued. Motion: By Mr. Cerio, to recommend denial of the rezoning request There was no second. With the Commission unable to come to a recommendation in light of public opposition, Mr. Hopewell suggested canceling the March 10th public hearing before Town Council to allow Mr. Caldwell the opportunity to provide proffered conditions with his request to mitigate the potential of some of the expressed anticipated impacts, should they wish to do so. Mr. Caldwell agreed to cancel the March 10th public hearing to meet with Staff on this topic. Mr. Hopewell will provide an update at the regular meeting of his conversations with the Applicant. Discussion Items Comprehensive Plan Update: Mr. Hopewell presented a draft timeline to the Commission. The Commission held discussion and drafted a vision statement. Mr. Hopewell will email the Commissioners the draft for them to make edits to discuss during next month’s work session. Planning Commission Work Session 2 Minutes – February 26, 2026 Page 6 of 28 Other Business None. Follow Up Items None. Planning Director Discussion Staff will meet with the Applicant for the rezoning Case-REZ-6265-2026 and bring the results to the Planning Commission as next month’s work session. At next month’s regular meeting, Staff will provide an update on the decisions from the General Assembly that impact the UDO. At that time, Staff requests that the Commission be prepared to initiate an amendment to the UDO regarding those changes. Planning Commissioner Discussion Mr. Fitzsimmons expressed his pleasure working with his fellow Commissioners. Mr. Clements raised the potential of revisiting the church properties that were given the “NX- Neighborhood Mixed Use” designation to determine if that designation is still fitting. Mr. Clements inquired about the deadline to express a desire to attend the VA APA Conference this summer. Mr. Hopewell noted that registration is not yet open, however if a Commissioner wishes to attend, they can tell Staff at any time. Adjournment - The meeting adjourned at 11:11 am _______________________ ______________________________ Date Chairman Planning Commission Work Session 3 Minutes – February 26, 2026 Page 7 of 28 Capital Improvements Program Town of Culpeper FY 2027-2031 May __, 2026 1 Page 8 of 28  2 Page 9 of 28 Contents Acknowledgements................................................................................................................................................................. 4 Introduction ............................................................................................................................................................................. 5 Projects ................................................................................................................................................................................... 7 Funding Sources ...................................................................................................................................................................... 7 Individual Project Details ........................................................................................................................................................ 8 Police Building ..................................................................................................................................................................... 8 Madison Road Connector Trail ........................................................................................................................................... 9 Yowell Meadow Park Multipurpose Courts ...................................................................................................................... 10 Lakeview Park ................................................................................................................................................................... 11 Salt & Abrasives Storage Building ..................................................................................................................................... 12 Proffered Cash Payments Received ...................................................................................................................................... 13 3 Page 10 of 28  Acknowledgements Planning Commission James Clements, Chairman John Cerio Ian Fitzsimmons John Flanagan N. Janie Schmidt Town Council Frank Reaves, Jr., Mayor Joe M. Short, Vice Mayor Jamie Dyke Michael Olinger Pranas A. Rimeikis Jon Russell N. Janie Schmidt Max Sternberg William M. Yowell The development of the Capital Improvements Program is a function of the Planning Commission and the Department of Planning & Community Development, with the valuable assistance of the following senior staff: Christopher D. Hively, Town Manager Jim Hoy, Director of Public Services Howard Kartel, Director of Finance/Treasurer Mike Stover, Director of Light & Power Tonya Estes, Director of Information Technology Paige Read, Director of Tourism & Economic Development 4 Page 11 of 28  Introduction Purpose of the Capital Improvements Program The Capital Improvements Program (CIP) is a formal means by which to recognize the need for capital projects in the community and to provide a realistic means to pay for these projects. A good capital improvements program will maintain and improve our living and working environments and the quality of life that is so important to the Culpeper community. Pursuant to § 15.2-2239 of the Code of Virginia, the planning commission is tasked with annually preparing a CIP based on the Town’s Comprehensive Plan for a period not to exceed five years. The capital improvement program shall include the commission's recommendations, and estimates of cost of the facilities and life cycle costs, including any road improvement and any transportation improvement the locality chooses to include in its capital improvement program and as provided for in the comprehensive plan, and the means of financing them, to be undertaken in the ensuing fiscal year and in a period not to exceed the next four years, as the basis of the capital budget for the locality. The CIP is intended to improve and expand the Town’s stock of public facilities such as roads, bridges, parks, water and sewer facilities, and electric utility systems. It provides a mechanism for:  Estimating capital requirements;  Planning, scheduling, and implementing projects during a fixed period;  Developing revenue policy for proposed improvements;  Budgeting high-priority projects;  Coordinating the activities of various departments in meeting project schedules;  Monitoring and evaluating the progress of capital projects; and  Informing the public of projected capital improvements. The Capital Budget The first year of the CIP is called the capital budget. The capital budget may be incorporated into the community’s overall annual operating budget. In this case, the capital budget serves as the link between the CIP, the annual budget, and appropriations process. Following review by the Planning Commission, Town Council has historically incorporated Year One of the capital budget into the annual budget. Annual CIP Review and Update The CIP should be reviewed and updated every year to reflect changing priorities, unexpected events, unique opportunities, cost changes, or alternative financing strategies. Existing CIP projects should be reevaluated in the event of Comprehensive Plan updates and amendments. Proffers Section 15.2-2298 of the Code of Virginia requires that “No proffer shall be accepted by a locality unless it has adopted a capital improvement program.” The Statute also prevents the transfer of property or acceptance of cash for a specific project until the subject project is included in the CIP. Culpeper County rather than the Town of Culpeper provide certain public facilities. In instances related to proffers for these facilities, the Town would serve as a pass through. As it would be inappropriate for the Town to incorporate County projects within its CIP, it is assumed that for the purpose of determination of “reasonable conditions”, the most recently adopted County CIP would be utilized in conjunction with the Town’s CIP. Financing Capital Projects The Town of Culpeper provides funding for capital projects through a combination of long-term borrowing and the use 5 Page 12 of 28 of annual operating funds (or reserves). The operating budgets in the General Fund (a non-capital fund typically used to finance operations and maintenance functions) and Utility Fund (Water Fund, Wastewater Fund, and Light and Power Fund) annually include funding for the replacement of equipment and purchase of new equipment. These are used by Town functions (Light and Power, Water, and Wastewater) which operate as enterprise funds (which utilize user fees and are largely self-sustaining). In the utility operations budget, funding is also annually provided for recurring repairs and minor replacement projects. However, for larger non-recurring projects, the capital budget and the 5-Year CIP are the means used to identify project needs, establish priorities, and earmark funding for needed capital improvements. 6 Page 13 of 28  Projects 2027 2028 2029 2030 2031 Project Total Police Building 0 0 1,000,000 0 0 1,000,000 Madison Road Connector Trail 0 0 0 325,000 1,050,000 1,375,000 Yowell Meadow Park Multipurpose Courts 0 0 0 87,500 360,000 447,500 Lakeview Park 0 0 0 0 2,100,000 2,100,000 Salt and Abrasives Storage Building Replacement 0 0 0 0 750,000 750,000 Annual Totals: 0 0 1,000,000 412,500 4,260,000 TOTAL: 5,672,500 Funding Sources Category 2027 2028 2029 2030 2031 Total General Fund 0 0 0 27,500 0 27,500 State and/or Federal Funding 0 0 0 0 0 0 Private Grants/Proffers 0 0 0 50,000 25,000 75,000 To Be Determined 0 0 1,000,000 335,000 4,235,000 5,570,000 Annual Totals: 0 0 1,000,000 412,500 4,260,000 TOTAL: 5,672,500 7 Page 14 of 28  Individual Project Details Police Building Type: Improvement Department: Police Contact: Police Chief Useful Life: 25 years Project Description: Well-designed and properly sized police facilities enable staff to perform their duties efficiently, effectively, and securely. As a facility ages, it may no longer meet the needs of an evolving department, thus, negatively affecting morale, efficiency, safety, security, technology, and overall delivery of police services. When inadequate conditions occur, agencies search for alternatives. Typical remedies include expanding or renovating the existing facility, adaptively repurposing an existing non-police facility, or building an entirely new facility. As the Town has grown in recent years, the operational staff of the Town’s Police Department (PD) has grown, however, the physical space housing them has not. Additionally, calls for service are anticipated to continue to grow for the foreseeable future as the population in the Town and more significantly Town environs increases. This anticipated increase in calls for service are anticipated to require additional staff and resources to meet the need. In order to ensure that PD is able to continue to provide the utmost safety and service to the community, it is necessary to ensure that their space has the capacity to support their various functions for the Town. The Town contracted with a consultant to assess the existing challenges experienced by the PD at their current facility and provide potential future options for additions, renovations and/or a replacement building on Town owned property. This report is anticipated to be released in the latter part of FY26, and will allow the Town to determine the optimal course forward to accommodate PD’s growing space needs. Design is tentatively scheduled for FY29 with construction to come thereafter. Costs will be added in subsequent CIPs as better estimates are known. Comprehensive Plan Conformity: The Comprehensive Plan’s Goals specifically identify the need to increase police protection as the population grows (pg. 16). This public service goal is reiterated in the Transportation & Public Facilities Chapter (pgs. 94 & 104). Expenditures 2027 2028 2029 2030 2031 Total Planning/Design 0 0 1,000,000 0 0 1,000,000 Construction 0 0 0 0 0 0 Annual Totals: 0 0 1,000,000 0 0 1,000,000 Funding Sources 2026 2027 2028 2029 2030 Total To Be Determined 0 0 1,000,000 0 0 1,000,000 0 0 1,000,000 0 0 1,000,000 Operating costs will depend upon the specifics of the facility proposed. 8 Page 15 of 28 Madison Road Connector Trail Type: Improvement Department: Planning Contact: Planning Director Useful Life: 25 years Project Description: The MRC Trail will serve as a connector trail, linking the Town’s two largest open space parks: Rockwater and Yowell Meadow. The 19.867 acres plus trail easement have been deeded as open space, in an effort to preserve the urban forest environment, naturally afforded by the existing landscape. FY25 - For Planning and Engineering the ADA Path for the property and easement, both Phase 1 and Phase 2 - For construction of the MRC Trail Path Phase 1, including the safety structure to be constructed over the trail easement portion of the path. Comprehensive Plan Conformity: The Sidewalks, Bikeways, and Trails Master Plan was adopted in 2007. The plan identifies locations for future sidewalks, bike lanes, and trails throughout the town. In 2012, staff developed a Culpeper Greenway Network Plan along with design guidelines for implementing a comprehensive multi-use trail system throughout the Town. Comprehensive Plan Consistency: Page 96 - Pursue opportunities to acquire funds, grants or other resources for the completion of local projects. Page 104 - Support new growth with adequate increases in public services and facilities including police protection, sewer, and water. Expenditures 2027 2028 2029 2030 2031 Total Planning/Design 0 0 0 325,000 0 325,000 Construction 0 0 0 0 1,050,000 1,050,000 Annual Totals: 0 0 0 325,000 1,050,000 1,375,000 Funding Sources 2027 2028 2029 2030 2031 Total State and/or Federal 0 0 0 0 0 0 Private Grants/Proffers 0 0 0 50,000 25,000 75,000 General Fund 0 0 0 0 0 0 To Be Determined 0 0 0 275,000 1,025,000 1,300,000 0 0 0 325,000 1,050,000 1,375,000 Operating costs are estimated to be approximately $8,000 per year. 9 Page 16 of 28 Yowell Meadow Park Multipurpose Courts Type: Improvement Department: Planning Contact: Planning Director Useful Life: 25 years Project Description: The Town of Culpeper is committed to expanding recreational opportunities that meet the evolving interests of its residents. This project proposes the construction of two multipurpose courts in Yowell Meadow Park, strategically located adjacent to the existing basketball courts. These versatile courts will support a variety of fast- growing and inclusive sports such as futsal, pickleball, and small-sided basketball. Futsal, a fast-paced, five-a-side form of soccer, is one of the nation’s fastest-growing sports and provides a dynamic, space-efficient activity for all ages. Pickleball, a paddle sport that blends elements of tennis, badminton, and ping pong, has rapidly become one of the most popular recreational activities across all age groups. The courts will be designed with sport-specific lining to accommodate multiple uses, allowing for seamless transitions between futsal, pickleball, and other court-based activities. Located in the heart of Culpeper, Yowell Meadow Park offers ample existing parking and pedestrian access, making it an ideal and accessible site for this new recreational amenity. This investment not only promotes active lifestyles but also enhances the park’s role as a vibrant gathering place for the community. FY27 - Preliminary engineering and permitting - Public works site preparation FY28 - Installation by a national futsal construction firm Comprehensive Plan Conformity: The Comprehensive Plan recognizes the need for more recreational opportunities within Town, as demonstrated through the following Parks & Recreation Recommendations (page 130): #3 – “…provide coordinated and diverse recreation opportunities for Town citizens…” #5 – “Encourage both passive and active recreation within each park for the overall enjoyment of our residents.” Expenditures 2027 2028 2029 2030 2031 Total Planning/Design 0 0 0 27,500 0 27,500 Construction 0 0 0 60,000 360,000 420,000 Annual Totals: 0 0 0 87,500 360,000 447,500 Funding Sources 2027 2028 2029 2030 2031 Total General Fund 0 0 0 27,500 0 0 To Be Determined 0 0 0 60,000 360,000 447,500 0 0 0 87,500 360,000 447,500 Operating costs estimated at approximately $4,500 per year. 10 Page 17 of 28 Lakeview Park Type: Improvement Department: Planning Contact: Planning Director Useful Life: 25 years Project Description: Potential recreation space has been created with the completed construction of Lake Pelham Dam. The property is Town owned near the boat access to Lake Pelham that adjoins the Lakeview Subdivision. Additionally, the Lakeview Connector Trail connects this property to Yowell Meadow Park. These factors present an opportunity to construct a public park on this property. The Parks and Recreation Commission will continue conceptual planning for the park in FY 2026. FY 2027 funding is identified for professional engineering services to design and engineer a park site plan. FY 2028 funding is proposed for the construction of a park at this location. Comprehensive Plan Conformity: The Comprehensive Plan recognizes the need for more public parks throughout town, particularly community and neighborhood type parks. This size park fits the category of a neighborhood or community park. The park would tie into the trail from the Redwood Lakes subdivision. Additionally, adding this park to one side of the Lakeview Connector Trail will reinforce trail network by connecting two parks. Additional references can be found on: Page 126 - Provide quality parks. Page 126 - Protect natural resources including air and water quality. Page 126 - Encourage connectivity in new and existing developments. Expenditures 2027 2028 2029 2030 2031 Total Planning/Design 0 0 0 0 510,000 510,000 Construction 0 0 0 0 1,590,000 1,590,000 Annual Totals: 0 0 0 0 0 2,100,000 Funding Sources 2027 2028 2029 2030 2031 Total To Be Determined 0 0 0 0 2,100,000 2,100,000 0 0 0 0 2,100,000 2,100,000 Operating costs are estimated at approximately $21,000 per year. 11 Page 18 of 28 Salt & Abrasives Storage Building Type: Improvement Department: Public Works Contact: Public Works Director Useful Life: 25 years Project Description: The existing salt and abrasives storage building has deteriorated and is need of replacement. However, the Town is using a Culpeper County storage facility in the meantime before the existing building can be replaced. The current structure is constructed with block with a wooden roofing system. The chemicals stored in the structure have corroded and deteriorated the mortar and reinforcing steel holding the walls together. This deterioration has caused the wall to fracture horizontally allowing the internal weight of the chemicals to push the walls outward. The integrity of the blocks has been compromised so severely that repair of the structure would be more costly than replacement. Comprehensive Plan Conformity: The Comprehensive Plan has the following references: Page 106 - Continue to operate its utilities in a timely and efficient manner, and offer competitive rates with the industry standards. Page 106 - Lead by example in provisions of high-quality well maintained green spaces and public facilities. Expenditures 2027 2028 2029 2030 2031 Total Construction 0 0 0 0 750,000 750,000 Annual Totals: 0 0 0 0 750,000 750,000 Funding Sources 2027 2028 2029 2030 2031 Total General Fund 0 0 0 0 750,000 750,000 0 0 0 0 750,000 750,000 Operating costs are estimated at approximately $7,500 per year. 12 Page 19 of 28 Proffered Cash Payments Received Fiscal Year 2025 Proffered Cash Payments Received (as required by VA Code § 15.2-2303.2.B): Culpeper County Public Schools $244,305.65 Culpeper County Volunteer Fire Company $18,461.79 Culpeper County Rescue Company $12,308.01 Culpeper County Library $12,308.01 Town of Culpeper Parks, Recreation & Open Space $27,915.42 Town of Culpeper Police $18,461.79 Total Dollar Amount Received $333,760.67 13 Page 20 of 28 Page 21 of 28 Page 22 of 28 Page 23 of 28 Page 24 of 28 Page 25 of 28 Page 26 of 28 Page 27 of 28  WORKING DRAFT VISION STATEMENT Rooted in a rich past and distinctive character, the Town of Culpeper thoughtfully promotes opportunity, creativity, and a diverse local economy while serving vibrant, walkable neighborhoods – the heart of the region’s educational, cultural and environmental resources. We request that you review the draft statement, identify any words or phrases that you have concern with, along with a synonym or replacement phrase for us to discuss at the March Planning Commission work session. Page 28 of 28