Largest residential rezoning ever goes to Planning Commission

Developer HHHunt will put its rezoning of 1,445 acres for residential and 169 acres for commercial uses before the Chesterfield Planning Commission on Aug. 21. Located southeast of Chester, the development seeks a maximum of 4,998 homes - 2,449 single-family homes, 1,331 condos and townhouses, 908 apartments and 300 assisted living units - making it the largest residential rezoning in the county ever. The proposal also includes 470,000 square feet of retail and 371 acres of community parks.

The rezoning case was delayed last month partially because the county's school system was concerned that not enough land had been set aside for a high school in the development.

"The high school issue is resolved now, and the school system is comfortable with the language," said Bermuda Planning Commissioner Jack Wilson. "School officials know generally where the school will be located, and it will have 75 buildable acres."

The county is expected to hold a bond referenda in 2012, and new schools in Branner Station would include an elementary school opening in the fall of 2014 and a high school a year later. At build-out, estimated to take about 20 years, Branner Station will generate about 2,644 students.

Earlier this year, the county's Transportation Department indicated its approval for the rezoning since the developer is committing money for roads upfront before building each phase. The major commitments include constructing a north-south, four-lane road through the community and a two-lane east-west limited access road to Jefferson Davis Highway. HHHunt is required to make all road improvements regardless of the cost. The developer estimates that will cost $72 million while the county figures it as high as $128 million. With any savings from the lower figure, Chesterfield keeps 25 percent.

County planners have also recommended approval, but the staff has reservations about "the impact…on capital facilities" and concerns about parking, buffers and sidewalks.

Wilson also wanted the delay last month because Dale Planning Commissioner Sherman Litton, who was absent because of illness, is a likely ally for the case. That would mean only one more commissioner would be needed for a majority recommendation of approval following the commission's public hearing. After another public hearing, the county board could make the final decision on the rezoning as early as next month.

Currently, Chesterfield's largest planned community is Brandermill, which began development more than 30 years ago and has about 3,700 homes on the eastern side of the Swift Creek Reservoir. But Magnolia Green, located on Route 360 five miles west of Route 288, has begun advertising for homeowners on its 3,892 acres. At build-out of probably 15-20 years, it could have 4,886 homes.

The community was split by a sale several years ago, and Magnolia Green of Virginia is zoned for 3,550 homes, 200-plus acres of retail fronting on Hull Street Road, and three 20,000-square-foot retail centers inside the community. The upper half of Magnolia Green is owned by Leesburg developer Sal Cangiano and is zoned for about 1,300 additional homes and considerable retail and office space.

Also in the development pipeline, Roseland, a 1,395- acre mixed-use development with 5,140 homes and at least 1.5 million square feet of retail and office space, would be built at the intersection of Woolridge Road and Route 288. The rezoning application by GBS Holding, Ltd. has been delayed on the commission's agenda several times because of the complexity of the rezoning.

Cheatham property

After considerable delay, the 63-acre parcel known as the Cheatham property in the northwest quadrant of routes 360/288 goes to the Planning Commission next week also. The site is between Route 288 southbound and Market Square at the Hull Street Road entrance to Brandermill.

The Cheatham family seeks rezoning from agriculture to commercial for 600 homes - mostly multifamily - including a 3-4 story high-rise building. The project will include about 110 townhouses, independent senior housing, assisted living and a nursing home.

"Our plans are flexible so we can sell or partner with a builder/developer," explained Mike Cheatham. "Big box retail just doesn't fit this property."

Most national retailers have already located in the Hull Street Road corridor. "We're dealing with traffic congestion problems so we're looking for traffic-friendly users. Direct access to Route 360 is not an option," he added.

The primary entrance would be from Market Square Lane off Old Hundred Road. Cheatham has proffered road improvements on Old Hundred Road south to Hull Street Road and north on Old Hundred Road. If the Virginia Department of Transportation approves a traffic light on Old Hundred Road at Market Square Lane, the Cheathams would be obligated to pay for it.

"At our community meeting, some residents expressed concern about adding a light, believing it would worsen traffic congestion," said Cheatham.

County staff has also discussed whether some noise abatement might be required, but Cheatham thinks the high-rise building next to the Route 288 exit ramp might serve the same purpose.