Henrico Planning Commission weighs proposed 72-home Short Pump development
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The Henrico County Planning Commission discussed zoning rule amendments for solar arrays during its March 10 meeting, at which it also considered several rezoning and provisional use proposals.
The zoning amendments were relatively simple, updating language to reflect that several situations in which a solar array would have been allowed by rights would now require a provisional use permit. The change would affect C-1 Conservation, A-1 Agricultural, M-1 Light Industrial, M-2 General Industrial, and M-3 Heavy Industrial land. Vice Chair Gregory Baka declared a personal interest because he is a salaried employee of Dominion Energy and abstained from the vote, but it was otherwise unanimously endorsed and will proceed to the Henrico Board of Supervisors for final consideration.
Most of the discussion during the commission’s meeting centered around a request by Markel/Eagle Advisors LLC to rezone land at the southwest intersection of Pouncey Tract Road and Wyndham West Drive from agricultural uses to a single-family development. The developer is proposing 72 homes for a subdivision targeted to residents aged 55 and older, which means different home dimensions and a high density than usual to allow for first-floor bedrooms. Chair Melissa Thornton asked for a condition that 75% of the homes would have first-floor bedrooms.
The developer has a separate proposal being reviewed by Goochland County for an attached piece of land on the other side of the county line, but that proposal may change significantly so the two developments would not be connected. The plans are consistent with other development in the area but there are concerns about sewer service if density continues to increase, though it could be expanded.
Several neighbors, including one from Goochland County, raised serious concerns, including one about traffic. Citing the size of the road and current backups, the resident said, “It seems like we’re cramming a development in there when the road isn’t ready for it.”
Another resident suggested a traffic study in anticipation of more development to come. The road is controlled by the Virginia Department of Transportation, and the threshold for traffic study is 4,000 vehicles a day, while the proposed development would only add 820. Pouncey Tract Road will be widened to create left and right turn lanes for the development and it may be possible for a VDOT traffic signal study.
Another concern was safety, given that an elementary school is across the street from the land and children in the existing neighborhoods already cross the street. One resident suggested a crosswalk. Still, with the entrance directly across the street from an existing neighborhood, vehicles may move through and endanger children – a fact that has concerned some nearby residents.
A representative for the developer explained, however, that the development would not exit onto the road bordering the school. Implementation of a crosswalk would be up to VDOT. Neighborhood exits are preferred to match opposite each other on the street to improve traffic flow, according to county planners.
Other concerns about the proposal included the impact of a sewer extension on local wells, safety during construction given a recent accident involving scaffolding falling and cutting a power line in the area (which started a fire and led to the deaths of two workers), and noise over a long construction period. The developer’s representative explained that the permitting process would take six to nine months, adjusting the land would take six months, and then construction would take at least two years. The commission endorsed the proposal though officials suggested that the density may decrease over time.
The commission also endorsed a request to rezone land just north of the intersection between East Nine Mile Road and South Oak Avenue in Eastern Henrico so it can be used for auto sales and repair. The land is currently being used for offices but has had different commercial uses in the past. Because of nearby homes, developer Jon Beckner has made changes in the plan to reduce noise, such as making all repairs inside a closed building.
Additionally, the commission endorsed a provisional use permit request to allow a multi-family development a little south of the intersection between Staples Mill Road and Bethlehem Road. The site is currently being used for offices and warehouses. The development would include an eight-story building with 232 residential units, commercial space, and a two-story parking structure with a recreation area on top. To keep density down, no more than 10% of the units would be three-bedroom.
