The Louisa County Planning Commission recommended approval of rezoning 2025-03—changing part of Parcel 16-31 from A-2/R-2 to a new C-2/R-2 split—and approved CUP 2025-09 to permit recreational vehicle (RV) sales and service in an existing storage building at Christopher Run Campground along Route 522 in the Mineral election district. As part of the recommendation, the commission added three new conditions: require a Knox box for fire and EMS access, establish a 50-foot vegetative buffer along the rear property line, and limit the C-2 parcel to two additional entrances (in addition to the existing entrance) subject to VDOT entrance-permit standards.

Tom Eglin Jr., deputy director of the county’s Community Development Department, presented the rezoning and CUP. He said the property is currently split-zoned A-2 (agriculture) and R-2 (residential general) and appears as low-density residential on the 2040 comprehensive plan’s future land-use map. The applicant asked to reconfigure the split-zoning so a portion could be C-2 to allow RV sales and service, a use that requires a conditional use permit in the C-2 district. Staff recommended eight conditions (listed in the packet) and a neighborhood meeting was held on Sept. 4; no citizens attended that meeting.

The applicant, the property owner at Christopher Run, said the building was constructed as storage and has been used for mobile repair work. "I built it as a storage building, and the fellow behind me that is a mechanic... he was working as a mobile repair guy," the applicant said, describing the proposal to formalize on-site service in that structure.

Neighbors raised concerns about visibility, future intensification and stormwater/contaminant runoff to adjacent Lake Anna. Sherman Wynn, who lives adjacent to the campground property, said he was worried about campers and buildings being placed behind his property and asked for more vegetative screening. Commissioners discussed topography and buffering: staff noted that current code requires a 25-foot vegetative buffer where commercial C-2 abuts residential zoning and proposed the commission add a condition extending and increasing the buffer to 50 feet across the C-2/R-2 boundary to address sightline and privacy concerns.

Commissioners also discussed potential future uses allowed in C-2. Eglin said the applicant proffered a list of excluded uses (packet pages 128–129) so some by-right commercial uses would be limited, but that other C-2 uses would remain possible either by right (with site plan review) or through future conditional use permits. To address access and safety on Route 522, the commission added a condition limiting the parcel to two additional entrances, subject to VDOT standards; staff noted VDOT has final authority over entrance permits.

On environmental and spill concerns, Bruce (the mechanic who would operate service), explained on-site containment measures including asphalt surfacing, a graded cutout that intercepts flows, absorbent pads and external "pig" pads for containing oil during off hours. Commissioners directed these operational spill-protection measures be reflected in the CUP conditions; staff had included a spill-plan/containment requirement in the recommended conditions.

The commission voted to recommend approval of the rezoning with the added conditions (Knox box; 50-foot buffer; limit to two additional entrances) and then voted to recommend approval of CUP 2025-09 with staff’s recommended conditions. Both motions carried on roll-call votes recorded in the transcript.

The recommendations proceed to the board of supervisors and, if adopted, would allow the owner to operate RV sales and service from the existing building under the CUP conditions and the future site-plan review process for any further expansions.

Votes at a glance: Rezoning 2025-03 — Recommended with added conditions (Knox box, 50-foot buffer, limit of two additional entrances). CUP 2025-09 — Recommended/approved (conditions in staff packet plus added conditions).