What a long strange trip it's been

The Goochland County Board of Supervisors unanimously approved rezoning 39.05 acres near the intersection of Manakin and Broad Street Roads to mixed use planned development (MPUD) and a related conditional use permit special exception to reduce the setback to 350 feet for the Manakin Towne project at its February 4 meeting. The application was filed by Towne and Country Partners, LLC.

Manakin Towne, whose development has been in process for most of the 21st century, is the county’s first mixed use enclave. It will combine residential, retail, and commercial uses in one unique zoning district. Dwelling units—planner speak for homes—will be 187 apartments, 39 town homes, and eight loft condominiums above commercial space, fewer than originally proposed. It will include the first apartments in Goochland County outside of West Creek, where 60 acres have been approved for apartment use.

GOMM has discussed earlier iterations of Manakin Towne presentations in previous posts. The greatest point of ongoing contention was the residential density—11 units per acre at one point—was resolved by including the Phase 4 “lollipop” of 14.492 acres surrounded by the Sycamore Creek Golf Course, which was previously intended for B-1 use, to the MPUD district.  This reduced the overall residential density to the six units per acre to conform to MPUD requirements.

The developers contended that a 350, rather than 500, foot setback was more appropriate for the “pedestrian scale” of Manakin Towne. Big box retail tends to use the greater setback to accommodate large parking lots in front of buildings.

Another sticking point at the final hearing was permitted uses for the “lollipop”.  Phase 4 originally included essentially B-1 uses, which some opponents contended was “having your cake and eating it too”. After much back and forth between the supervisors and the applicant, represented by principals Scott Gaeser and Kevin Brandt, the only uses approved in Phase IV were golf and related commercial recreation and farmers markets. Brandt contended that the “lollipop” would be an ideal location for a hotel and conference center, a use specifically allowed under its B-1 zoning.

A 14 acre "lollipop" Phase 4 (shown in purple) was added to the MPUD district to  lower overall density.

Gaeser estimated that it will be eight years before development of the Phase 4 begins and said that he does not know what might be built there.

The final public hearing lasted 40 minutes. Many speakers were veterans of numerous earlier community meetings and public hearings going back almost three years. One used the title of a Grateful Dead Album What a long strange trip it’s been to describe Manakin Towne’s journey through the county land use process.

Some contended the applications need more tweaking, but most of the “usual suspects” conceded that the proposal would be acceptable, if the troublesome B-1 uses for the “lollipop” were removed, which they were.

Paul Costello commended Director of Community Development Jo Ann Hunter and her staff for a job so well done on the project that is should be considered “best practice” for the rezoning process. He too supported the plan without the laundry list of B-1 uses.

Scott Gaeser holsd Manakin Towne master plan.

As approved, Towne and Country Partners must complete all proffered road improvements,  which include additional lanes and other improvements on Manakin Road and a new access road behind the Company 3 Fire-Rescue Station to connect with Plaza Drive; and receive a certificate of occupancy on 48,000 square feet of commercial property before any certificate of occupancy will be issued for residential units.

Timing estimates included in the board packet indicated that it will take 12-14 months to start construction with completion expected a year or so later. Weather or other factors outside the control of the developers could alter this.

Manakin Towne will be transformative for the Centerville Village. After decades of touting the “village concept” in theory, it will become reality. A 112-page master plan that includes elevations, maps, landscaping, and explores all facts of the plan in detail could be a template for future MPUD applications. (for complete details, see the February 4 board packet, available on the county website http://www.goochlandva.us/ beginning at page 161.) There were some suggestions, however, that the MPUD zoning district as written be revisited.

A lot of effort was put forth by the developers, county staff, and engaged citizens who studied, fought, and cajoled to shape the final plan. There was a lot of interaction between the developer and concerned citizens to find acceptable middle ground. Everyone involved cared enough to make it better.

The real work has just begun. Before a spoonful of dirt is moved to make Manakin Towne reality, engineering and permitting must be completed. Although the process seemed agonizing at times, Manakin Towne was never rubber stamped for approval or rejected out of hand. Change is hard, but it is the only constant.