One more hurdle

 

At its May 15 meeting, the Goochland Planning Commission voted 5-0 to recommend denial of an application to rezone 138 acres from A-2, agricultural, limited, to residential planned unit development (RPUD) on Rockville Road just south of I 64 to build a residential community named Highfield of not more than 138 single family detached homes.

The application, filed by developer Markel-Eagle, has been in the works for about three years. Since Highfield began to wend its way through the rezoning process, it has met with robust opposition from current residents during three community meetings that whittled the initial number of homes from 199 to 138.

According to the staff presentation given by Assistant Director of Community Development and Zoning Administrator Ray Cash, the Goochland 2035 comprehensive land use plan designates the use of the subject parcel as medium density single family residential, which allows an “average” density of one unit per acre.  Properties to the west are designated for rural enhancement and prime economic development on the opposite side of Rockville Road.

Because a significant portion of Highfield is unbuildable wetland, lots will, for the most part, be less than one acre. As presented, Highfield includes differing lot sizes, which could translate into homes with a variety of price points.

Opponents contended that the smaller lots are not consistent with those in Tuckahoe Bridge North, to the south of Highfield, and sitting at the edge of the Centerville Village, Highfield’s density should be lower as a transition to rural enhancement.

Natalie Croft, Director of Land Planning for Eagle, outlined the application including the proffered extensive improvements to Rockville Road along the almost half mile Highfield frontage including widening its side of the road to open up site lines south of the interstate; removing the blind hill in front of the Tuckahoe North entrance and improving blind hill site distances by replacing large trees with attractive landscaping well away from traffic lanes; and regrading the corner of St. Matthew’s Lane and Rockville Road.  This would require closing Rockville Road for at least three months. Eagle also requests a waiver for a required turn lane unless it can acquire additional land to accommodate it. No homes will be built before 2027 after all road improvements are complete.

To justify reduced entrance spacing on Rockville Road, Eagle used a provision of the Virginia Fire Code that allows access points to be closer if homes are equipped with fire sprinklers. Goochland Fire Marshal Doug Davies said that the county only inspects commercial fire sprinklers after installation.

The May 15 version of Highfield also included a proffer extending almost 5,000 feet of oversized water line from its property to Ashland Road to help attract economic development. Highfield has also proffered to disclose to home buyers that the opposite side of Rockville Road is destined for economic development. Buyers could interpret that as coffee shops and antique stores, for instance, but would be outraged if, say, a robot factory, as collateral development to the Amazon facility, is proposed. As this land would need to be rezoned, look for more of the “no one told me before I bought my house” furious objections that already hobble construction of necessary infrastructure.

Rockville Road is considered by many residents to be the most dangerous road in the county. Crosses nailed to trees indicate the site of fatal wrecks. Croft contended that the proposed Highfield improvements will make the road safer, without it, the road will remain dangerous.

Goochland Fire-Rescue Chef D. E. “Eddie” Ferguson, Jr. in a rare, if not unprecedented move, made a letter he sent to Cash in March outlining his safety concerns about approving any residential enclave of Highfield’s size on Rockville Road public.

He told the Planning Commissioners that safety is his prime concern, and that Eagle has been responsive as it can be to his concerns. The main issue is that there are no plans anywhere at any time to improve the Rockville/Ashland Road interchange, which is already failing and will only deteriorate further as development in the Rockville Opportunity Corridor ratches up increasing the probability of vehicle accident. Already it seems like wrecks on Ashland Road happen often.

During the public hearing, a gentleman who lives on Rockville presented an analysis of how much time and money closing the road for three months would cost him. Others repeated concerns about density and safety.

If improvement to the intersection were to be approved, it would not happen for a long time. For instance, the realignment of Hockett and Ashland Roads with a roundabout and about a half mile of new road, has been “in the works” since 2013 with an expected completion date of 2029, 16 years.

The commissioners asked relatively few questions but praised Eagle trying hard to address safety concerns before voting to deny.

Croft’s presentation was relatively brief. There were no remarks by traffic or other engineers that are often part of complicated rezoning hearings. Perhaps the strategy was to simply secure a vote by the planning commission, which up or down, moves the application to the Board of Supervisors who have the final say. It is reasonable to assume that Eagle is making its case to individual supervisors, who sometimes vote contrary to planning commission recommendations, offline.

Eagle has gone to great lengths to craft an excellent residential enclave. It’s just in the wrong place. The case could be heard by the supervisors as early as July 1. Go to the county website goochlandva.us and click on “watch county meeting” for the entire presentation.