Planning Commission operates in the dark
Branner Station case deferred due to proffer questions from school system
By Greg Pearson STAFF WRITER

Gecker

The Chesterfield Planning Commission was in the dark last week over the largest residential rezoning case in the county's history - literally.

A storm knocked out power to the meeting room on July 17, shortly before the commission was to discuss the Branner Station zoning case. The only light in the room was from six small, overhead lights, the exit signs and the digital wall clock. Somewhat later, staff members brought in five lamps from nearby offices and plugged them into sockets that were operable. The sound system, overhead display, television cameras and recording equipment used by Comcast were without power.

Planning Commission Chair Dan Gecker jokingly asked the two newspapers present "to be kind in their reporting while the commission operates in darkness."

Half of the citizens left the meeting room when the commission deferred the Branner Station case until Aug. 21. The commission proceeded with other cases requesting deferrals and uncontested rezonings.

Branner Station developer HHHunt wants to rezone 1,445 acres to residential and 169 acres for commercial uses southeast of Chester. The development would have a maximum of 4,998 homes - 2,449 single-family homes, 1,331 condos and townhouses, 908 apartments and 300 assisted living units. The proposal also includes 470,000 square feet of retail and 371 acres of community parks.

Branner Station developer HHHunt has proferred to build and pay for all new roads and road improvements in phases no matter the cost, at an estimated price tag of at least $72 million.

The deferral came in part because of late changes requested by the county's school system, which is concerned that the developer isn't proffering enough acreage for a new high school site. The school system wanted 90 usable acres to include space for its athletic fields, but the proffer offered 87 acres including wetlands. By comparison, the new Genito Road high school site has just 81 acres including wetlands.

The school system also wants the road network and utility infrastructure near the school sites completed before construction of the schools.

"We tweaked the proffers to make sure the timing matched the school construction needs," said Bermuda Planning Commissioner Jack Wilson. It is expected that the county will hold a bond referenda in 2012 so a new elementary school in Branner Station, which has sufficient land, can open in the fall of 2014 and the high school a year later.

At build-out, estimated to take 20 years, Branner Station will generate about 2,644 students.

Wilson also wanted the delay because Dale Planning Commissioner Sherman Litton, who was absent because of illness, is a likely ally for the case. Asked if Litton was critical for the vote to recommend approval to the board, Wilson said, "I don't think so, but I haven't counted the votes on the commission."

Earlier this year, Transportation Director John McCracken indicated his 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 eastwest 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 at $128 million. With any savings from the lower figure, Chesterfield keeps 25 percent.

In addition to the road proffer, the developer is donating 159 acres for schools and other county needs.

The county planning department recommends approval of the case but lists a number of reservations that could be addressed before a vote. Its report says commercial and residential densities are higher than normally allowed and the cash proffer is lower than usually accepted.

The vote by the commission, and later by the Board of Supervisors, has a political backdrop of a November election with the number one county issue being residential growth.