Reed Marsh

At its Tuesday, May 7 meeting, the Goochland Board of Supervisors unanimously approved a rezoning application for 56.3 acres adjacent  to the library in Courthouse Village. This gives the green light to Reed Marsh LLC  for no more than 64 homes, which will be connected to public water and sewer. 

Current zoning for the subject parcels in the rezoning application that adjoin River Road West is R3, which permits by right, construction of 27 triplex units without any public input, cash proffers, buffering, or preservation of the historic home.

The board meeting room was filled with concerned citizens who, for the most part, expressed objections to the proposed high density residential community for about an hour. Their  comments were thoughtful and concise. A petition in opposition of the rezoning signed by 200 residents was filed with the Board.At its Tuesday, May 7 meeting, the Goochland Board of Supervisors unanimously approved a rezoning application for 56.3 acres adjacent  to the library in Courthouse Village. This gives the green light to Reed Marsh LLC  for no more than 64 homes, which will be connected to public water and sewer. 

Current zoning for the subject parcels in the rezoning application that adjoin River Road West is R3, which permits by right, construction of 27 triplex units without any public input, cash proffers, buffering, or preservation of the historic home.

The board meeting room was filled with concerned citizens who, for the most part, expressed objections to the proposed high density residential community for about an hour. Their  comments were thoughtful and concise. A petition in opposition of the rezoning signed by 200 residents was filed with the Board.

The property also contains a home, built in 1810 that was, for many years, the residence of the  Miller family, several of who. Served as Goochland Court Clerks.

In. February, the planning commission voted 4-1 to recommend denial of the application citing density in excess of the Comprehensive Plan; concerns about destruction of the historic home; and failure to adequately address traffic impacts on River Road West.

The final application approved by the supervisors addressed some of those concerns. It has fewer lots, no more than 64 versus 67 (including the historic home) were approved. A proffer to preserve, remodel, and sell the historic home was added. A sewer line “stub” to the library and offsite improvements to sewer lines at the developer’s expense were also added. Heavily landscaped buffers along  River Road west and deeper treed buffers along other boundaries were added as were additional turn lanes.

Build out for Reed Marsh is expected around 2024, about the time that the new Goochland Elementary School will welcome students.

Opponents to the project contended that Reed Marsh will degrade the quality of life in Courthouse Village. Others argued that more people living there might bring a greater variety of business to the area.

( Last year, GOMM polled readers for suggestions for businesses they would like to see on the old Fairground Property. So far, no signs of new activity there.) 

 One speaker said that Courthouse Village needs more people because it “is like a ghost town at night.”

The density of the project raised the most ire. According to the 2035 Comprehensive PLan, available in its entirety on the county website, the parcels in questions are designated single family residential, low density, which the Comp Plan defines as “an average lot size of two acres.” This assumes that homes will use well and septic. Lot sizes in Reed Marsh are estimated to range between .5 and .75 acres with one third of the property left in open space.

 Director of Community Development JoAnn Hunter stated that higher density may be appropriate for property served by public utilities, as is Reed Marsh. Last year, the supervisors approved a higher density for the Swann’s Inn neighborhood, located further south on River Road West,  after additional sewer capacity became available. The Courthouse Village density provision of the Comp Plan needs to be updated to reflect availability of sewer and water.

One gentleman warned that the county will need to  assume massive bond debt to finance more water and sewer capacity in Courthouse Village. Agreements with the Department of Corrections to obtain water and sewer are limited in scope.

Others contended that this property is precious and should be developed carefully, without making any specific suggestions. Others felt that two acres lots served by well and septic are just fine. Someone mentioned that the mobile home community to the north of Reed Marsh has a density of four units per acre and uses well and septic.

As the realtors say “location, location, location” is the most important quality of a property. Reed Marsh is located in the heart of Courthouse Village, which itself is shaped like a heart—the one in your chest—and ground zero for the walkable village feel that the Comp Plan envisions for this area.  The approved Reed Marsh plan also includes intersection improvements and crosswalks. The map of Courthouse Village, shows a road at the intersection of Rts. 522 and 6 with connections to the larger parcels behind. Development density should be highest at the core of a village and decline toward the edges. Reed Marsh is the core (see Ladybug on Map) of the core.

The lady bug is the heart of Courthouse Village

Much doom and gloom was predicted in home with smaller lots are allowed into Courthouse Village. Curiously,no one mentioned Courthouse Commons, a neighborhood of smaller lots on public utilities that has been there for at least a decade. It made such an impact that no one seems to know it’s there.

The supervisors once again whistled past the grave yard about public safety concerns. The Goochland Sheriff’s Office has 31 deputies to patrol all 280 square miles of Goochland County all day every day. Goochland Fire-Rescue has increasing call volume. 

A traffic engineer for the developer, who, by the way lives in the county, contended that Reed Marsh at build out after all of the improvements, including turn lanes and intersection upgrades, will not have a major impact on traffic there. The Oilville exit, AKA the commuter’s nightmare,  is another matter, Goochland is at the mercy of VDOT there.

Balanced development is another goal of the Comp Plan, which is a bit squishy and an “in the eye of the beholder” concept. Opponents claim that people move to Goochland because they want more space between houses and Reed Marsh is inappropriate for Courthouse Village. Other railed against turning Goochland into an “urban commercial wasteland like Henrico.”

Curiously, little attention was paid to the provision that the size of the homes, whose price is expected to be about $400,000, will start at 1,800 square feet including garage. That seems steep for a relatively small house.

The supervisors’ ultimate charge is to decide if a rezoning project is good for the county. The job of the planning commission is to determine if it complies with the Comp Plan, the two are not necessarily the same. They spent more than an hour after the public hearing, discussing various provision of the proposal before voting.

The property also contains a home, built in 1810 that was, for many years, the residence of the  Miller family, several of who. Served as Goochland Court Clerks.

In. February, the planning commission voted 4-1 to recommend denial of the application citing density in excess of the Comprehensive Plan; concerns about destruction of the historic home; and failure to adequately address traffic impacts on River Road West.

The final application approved by the supervisors addressed some of those concerns. It has fewer lots, no more than 64 versus 67 (including the historic home) were approved. A proffer to preserve, remodel, and sell the historic home was added. A sewer line “stub” to the library and offsite improvements to sewer lines at the developer’s expense were also added. Heavily landscaped buffers along  River Road west and deeper treed buffers along other boundaries were added as were additional turn lanes.

Build out for Reed Marsh is expected around 2024, about the time that the new Goochland Elementary School will welcome students.

Opponents to the project contended that Reed Marsh will degrade the quality of life in Courthouse Village. Others argued that more people living there might bring a greater variety of business to the area.

( Last year, GOMM polled readers for suggestions for businesses they would like to see on the old Fairground Property. So far, no signs of new activity there.) 

 One speaker said that Courthouse Village needs more people because it “is like a ghost town at night.”

The density of the project raised the most ire. According to the 2035 Comprehensive PLan, available in its entirety on the county website, the parcels in questions are designated single family residential, low density, which the Comp Plan defines as “an average lot size of two acres.” This assumes that homes will use well and septic. Lot sizes in Reed Marsh are estimated to range between .5 and .75 acres with one third of the property left in open space.

 Director of Community Development JoAnn Hunter stated that higher density may be appropriate for property served by public utilities, as is Reed Marsh. Last year, the supervisors approved a higher density for the Swann’s Inn neighborhood, located further south on River Road West,  after additional sewer capacity became available. The Courthouse Village density provision of the Comp Plan needs to be updated to reflect availability of sewer and water.

One gentleman warned that the county will need to  assume massive bond debt to finance more water and sewer capacity in Courthouse Village. Agreements with the Department of Corrections to obtain water and sewer are limited in scope.

Others contended that this property is precious and should be developed carefully, without making any specific suggestions. Others felt that two acres lots served by well and septic are just fine. Someone mentioned that the mobile home community to the north of Reed Marsh has a density of four units per acre and uses well and septic.

As the realtors say “location, location, location” is the most important quality of a property. Reed Marsh is located in the heart of Courthouse Village, which itself is shaped like a heart—the one in your chest—and ground zero for the walkable village feel that the Comp Plan envisions for this area.  The approved Reed Marsh plan also includes intersection improvements and crosswalks. The map of Courthouse Village, shows a road at the intersection of Rts. 522 and 6 with connections to the larger parcels behind. Development density should be highest at the core of a village and decline toward the edges. Reed Marsh is the core (see Ladybug on Map) of the core.

Much doom and gloom was predicted in home with smaller lots are allowed into Courthouse Village. Curiously,no one mentioned Courthouse Commons, a neighborhood of smaller lots on public utilities that has been there for at least a decade. It made such an impact that no one seems to know it’s there.

The supervisors once again whistled past the grave yard about public safety concerns. The Goochland Sheriff’s Office has 31 deputies to patrol all 280 square miles of Goochland County all day every day. Goochland Fire-Rescue has increasing call volume. 

A traffic engineer for the developer, who, by the way lives in the county, contended that Reed Marsh at build out after all of the improvements, including turn lanes and intersection upgrades, will not have a major impact on traffic there. The Oilville exit, AKA the commuter’s nightmare,  is another matter, Goochland is at the mercy of VDOT there.

Balanced development is another goal of the Comp Plan, which is a bit squishy and an “in the eye of the beholder” concept. Opponents claim that people move to Goochland because they want more space between houses and Reed Marsh is inappropriate for Courthouse Village. Other railed against turning Goochland into an “urban commercial wasteland like Henrico.”

Curiously, little attention was paid to the provision that the size of the homes, whose price is expected to be about $400,000, will start at 1,800 square feet including garage. That seems steep for a relatively small house.

The supervisors’ ultimate charge is to decide if a rezoning project is good for the county. The job of the planning commission is to determine if it complies with the Comp Plan, the two are not necessarily the same. They spent more than an hour after the public hearing, discussing various provision of the proposal before voting.