Politics plays role in Branner Station case
By Greg Pearson STAFF WRITER

Wilson

A political debate broke out at last week's Branner Station rezoning hearing before the Chesterfield Planning Commission. Chairman Dan Gecker was the swing vote in the 3-2 decision to recommend approval to the county board for the almost 5,000-home development on 1,614 acres southeast of Chester.

Commissioners Russ Gulley (Clover Hill) and Wayne Bass (Matoaca) wanted the massive rezoning delayed until next year after the November elections. "The board of supervisors won't bat an eye when they pass this case," predicted Bass.

Bermuda Commissioner Jack Wilson, who shepherded the case through the zoning process in his district, and Dale Commissioner Sherman Litton joined Gecker in the majority.

"I was appointed to be a commissioner through December," Wilson said after the vote.

But Wilson and Litton stayed out of the political debate, letting Gecker argue the case for approval in this political season. Gecker is running as an Independent for Midlothian supervisor. Earlier this year, he was elected chairman of the commission, giving him more visibility, which improves his election chances, only because Gulley and Bass supported his chairmanship.

"I'm not known for my votes for the development community," said Gecker in explaining his "yes" vote.

The political debate began when Gulley likened the commission vote on the Branner Station rezoning to the supervisor's December 1991 vote to approve the large rezoning of Magnolia Green. Back then, four of the supervisors were attending their last county board meeting.

Two members of the current board - Matoaca Supervisor Renny Humphrey and Bermuda Supervisor Dickie King - are not running for re-election, raising the possibility Wilson and Bass won't be reappointed. Bass has said Independent Marlene Durfee has told him he will be reappointed if she is elected in her four-way race for supervisor. Gecker will either be a supervisor or not selected by his opponent, Republican Don Sowder.

"This is a good case and will probably benefit the county," acknowledged Bass, "…but this case should be decided by the incoming board." Several citizens in the audience applauded.

"I'm a commissioner beyond August," countered Gecker. "Mr. Bass, you have said this is a good case, and I agree. We should take the planning position and not the political position."

The HHHunt rezoning will likely go to the county board next month. Given the impact of the rezoning, it was surprising that only 10 citizens spoke during the public hearing. One speaker did present the commission with a petition listing 250 residents who are opposed to the rezoning.

The rezoning request has 1,445 acres for residential and 169 acres for commercial uses with 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 32 acres of useable acres for a new elementary school and 75 acres for a high school.

The school system supported the rezoning and expects bond approval in 2012 to build schools on those sites. Pending approval by the voters, the elementary school is tentatively scheduled to open in the fall of 2014 and the high school a year later. At build-out, in about 25 years, Branner Station will generate about 2,644 students.

The county's transportation department also supported the rezoning because of the phased-in road improvements. The major commitments include constructing a northsouth, 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, estimated to be at least $72 million.

"At the beginning, we told the developer we wouldn't go forward without transportation and schools being satisfied," explained Wilson. Total proffers are estimated to be $88 million or $10 million more than the maximum proffer if paid per residence.

Speaking during the public hearing, former Supervisor Jack McHale warned that dozens of homes existed in the path of the east-west road, and the county would have to use its powers of eminent domain to demolish those homes.

County planners also recommended approval, but the staff has reservations about "the impact…on capital facilities" and concerns about parking, buffers and sidewalks. Their report noted that the plan "exceeds the density suggested by the Southern and Western Area Plan."

"There will be growth, and this growth has the infrastructure upfront," noted Jim Theobald, the attorney representing the developer. "If you recommend denial for this case…there would be smaller neighborhood rezonings without the infrastructure."