(RECAP: Culpeper County is getting its first chance to deal with life after proffers. Because of a change in state law, governments can no longer demand proffers from developers before approving zoning changes. That made Wednesday night’s Plotting Commission’s work session with Caruso Homes a bit awkward, to say the least. Caruso, a Maryland-based developer, is hoping to build 301 affordable housing units on 121 acres that is zoned to accommodate a maximum of 40 single-family dwellings. The Arbors of Culpeper, proposed for what is now a cow pasture just across the Norfolk-Southern Railroad tracks on Nalles Mill Road, would be a community consisting of 266 “village homes” and 35 townhouse units. Caruso would not speculate on just how affordable these units would be, explaining that price would depend on development costs and the strength of the housing market when the homes are built. While the Plotting Commission may no longer legally seek proffers, Caruso offered several, including sidewalks, curbs and gutters, landscape trees, street lights, asphalt and wood chip walking trails, a 1.2-acre playground for small children, a pavilion and 40 percent open space.)

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