Planners to vote on 2010 comp plan

The Culpeper Planning Commission will vote on adoption of the town’s 2010 comprehensive plan at its regular meeting tonight at 7 in the county boardroom.

The commission held two public hearings on the 137-page planning document last month but received no comments. If adopted tonight, the plan — an update to the 2002 version — goes to town council for final adoption.

The plan includes 10 chapters envisioning the town’s future.

The vision statement says, “Promote development and investment to create long-term sustainability through a coordinated effort which ensures that there is a balance between aesthetics, economics, public health and safety, and transportation and public services that can be maintained over the long term, resulting in a community that is equal or better than the present day town of Culpeper.”

The introduction said there were no special requirements for the 2010 town comp plan, but that new state regulations require Culpeper County, in adopting its new comp plan, to include designated urban development areas. Further, “Given the town’s position as county seat and most urban character in the county, it is likely the town will be included within the county’s designated urban development area.”

“Background key findings” of the 2010 comp plan include:

1) The town experienced “very rapid growth” from 2000 to 2008, with a nearly 45 percent increase in population during that time — from 9,664 to the estimated ’08 population of 14,000.

2) Based on the current economy, the next several quarters, if not years, “will reflect more modest growth” and a shift toward redevelopment and infill.

3) The town has 2,340 approved, yet unbuilt, homes on the books and 270 acres of unplanned vacant land; the town should prepare for flat growth in the near future.

4) Affordable housing is still needed in town.

5) The local economy remains based in retail and service, with agriculture and manufacturing contributing to local employment; government jobs are plentiful in Culpeper. The largest local employers are Culpeper Regional Hospital, Walmart, Culpeper County Public Schools and the state of Virginia.

6) The town’s dominant development types are: suburban neighborhoods, business districts and traditional neighborhoods, though it is often the central business district downtown “that is the flagship for Culpeper’s identity.” The 2010 comp plan offers opportunity to strengthen the character of other areas.

7) Making Culpeper sustainable means improved pedestrian access, redevelopment and infill, and adequate parks.

Among the undeveloped town areas identified in the comp plan are 228 acres east of downtown along East Chandler Street. The green land adjoins the new section of Culpeper National Cemetery.

About five years ago, town council rezoned the area to make way for a 490-home baby boomer-style development that ultimately went bankrupt and was not built.

The 2010 comp plan recommends the town “monitor” the East Chandler Street corridor with an eye toward turning it into “a mixed-use business district with a focus toward industrial and office uses.” At one time, the town considered the area for a technology zone.

Want to go?
The Culpeper Town Planning Commission holds its regular meeting tonight at 7 in the county boardroom, 302 N. Main St. On the agenda is a vote on the 2010 comprehensive plan. Check out the plan online at culpeper.to.

At 6 p.m., same place, town planners hold a work session on the town’s five-year capital improvements plan for 2011-15. Among the proposed projects in the first-year plan are: town hall shingle and roof repair ($80,000); automated meter reading system ($711,732); location and design of an elevated water tank ($362,500) and downtown alleyway improvements ($50,000 — grant funds).