New high-concept residential and retail development detailed
By Greg Pearson STAFF WRITER

Roseland's 2,000-acre "new urbanism" project could put 4,500 homes off Rt. 288.

Spurred by a backlash against suburban sprawl and what appears to be a demand for urban living -without panhandlers and potholes -GBS Holding, Ltd. is proposing a 2,000-acre development south and west of the Route 288 intersection with Woolridge Road.

When asked for details about Roseland, GBS Holding's Casey Sowers repeatedly couched his responses with, "It will be market driven."

But the local developer is guided by Claritas demographic data analyzed by Zimmerman/Volk Associates, engineering by the Timmons Group and legal insights from zoning attorney (and former planning commissioner) Will Shewmake. Last week Sowers hosted an event for three consecutive days to premier Roseland to builders, county planners, friends and interested parties.

At build-out years from now, the tentative plan of about 4,500 homes is expected to be approximately two-thirds single-family residences ranging from affordable apartments and townhomes to high-end, singlefamily residences. "There will be a full range of housing types in a new urban community," said Sowers.

Using 3-D topographic models of the entire site, the developers say they are aiming to use the natural lay of the landscape.

If Roseland is like other new communities in Chesterfield, most of those who move there will already live in the county.

Some 75-100 acres are planned for a senior community by Virginia United Methodist Homes. It would be similar to the Hermitage at Cedarfield in the West End.

The community amenity package would include swimming, tennis, about 400 acres of parks of all sizes and miles of bike paths. The Roseland Farm's house would be restored and integrated into a civic area that includes a remodeled barn serving several functions. The orchards of grapes, pecans and apples would remain.

Jay Lafler, vice president of Commercial Properties Management and a member of the Congress for New Urbanism, said Roseland is a good example of a New Urbanism project. "You'll be able to live there for 40 years in different settings," he said.

The new urbanism town concept uses smart land use practices with varied lot sizes in the single-family neighborhoods. The concept focuses on walkable communities with green space and allows for the possibility of commuter rail.

"Retail development should follow residential which serves as a base for the services needed by [Roseland residents]," Lafler reasoned. "That's the process recommended by the International Council of Shopping Centers."

With office development occurring slowly and the local retail market under attack as large, national chains gobble up product categories, Roseland will be competing with the Watkins Centre which is off the next exit on Route 288 to the north. "[The 288 corridor] will be very competitive," said Lafler.

"We didn't want the 288 corridor to be a bedroom community," e x p l a i n e d P l a n n i n g Director Kirk Turner. "Have we planned for too much office and retail there? Perhaps. As time evolves, we'll step back and evaluate those plans."

"All this office and retail is going to cause some places to suffer," observed John Swartz of Have Site Will Travel, a commercial real estate firm. "There isn't enough retail to fill up all the projects being built. Some office/flex condos are not selling well."

"The land plan is designed around an urban core which we call old town," explained Sowers. "It will have the inherent flexibility to added.

Other land to be set aside for county services- schools, fire, police and a library-has yet to be determined. At the county's current maximum of $15,600 per residence, that would mean $70 million in proffers plus contributions for retail and office space.

Sowers is preparing to take the rezoning to the planning commission late this summer, have board approval by year's end and turn the first spade of dirt in spring of 2008. More large planned communities are in Chesterfield's future

Several other large planned communities are in the county's development pipeline. Besides Roseland's proposed 4,500 homes just south of the Watkins Centre, to the north Grey Land Company is going to the planning commission for 1,600 homes.

In the Route 360 corridor south of Hampton Park, Harper's Mill is underway with 2,392 units. Further east near Chester, HHHunt will be seeking approval for 4,256 homes in Branner Station. The Chesdin Development Company already has zoning for 575 homes on Lake Chesdin.

Still working on its timetable is Magnolia Green, potentially the county's largest planned community with 4,886 homes already approved. It is located off Route 360 five miles west of Woodlake.