Goochland’s planning commissioners put the brakes on creating new zoning to allow multi-family residences in the county, deferring action on two ordinance amendments and recommending that the board of supervisors not act on another but refer it back to the planning commission after further study.

All votes were 9-0 with Commissioner Lowe Lunsford not in attendance.

The deferred amendments would have allowed multi-family development by right in planned development parks such as West Creek and establish development and design standards and guidelines for multi-family residential development. The maximum density would be 19 units per acre with a 75 acre limit for multi-family development in any one development park.

The ordinance amendment sent back to staff would allow multi-family development in the Tuckahoe Creek Service District Service District if a zoning request were approved, with a limit of eight townhouse units per acre or 15 apartments or condominiums per acre. A conditional use permit could be requested for higher densities of apartments or condominiums.
Principal Planner Tom Coleman made presentations to the commissioners on the three proposed ordinance amendments.

Some of the commissioners seemed reluctant to embrace the idea of multi-family in TCSD.

“We were told TCSD was supposed to be a buffer to the residential development in Henrico,” said District 1 Commissioner James P. Atkinson.

“What you are talking about is so far reaching,” said Atkinson of the proposed changes.

Coleman said that the development that was contemplated when the TCSD was created has not happened.

Planning Commission Chair Courtney Hyers was concerned about the by right aspect of the proposed ordinance.

“Why make it by right rather than just a rezoning?” she asked.

Goochland County Attorney Norman Sales countered that it would be by right but only if a development conformed to the proposed design standards.

Hyers then asked how the 19 units per acre standard was reached.

“Did you look at other counties similar to Goochland?” asked Hyers.

Coleman replied that Henrico County used that figure and Goochland wanted to be competitive.

Atkinson asked staff to look at counties like Louisa and Fluvanna.

During the public hearing Bill Axselle and Tommy Pruitt briefed the commission on a proposed project in West Creek should the ordinances be adopted.

“West Creek is the premiere office park in Goochland,” said Axselle, who said the project, which envisioned a 340 unit multi-family development on 20-30 acres in the office park as the anchor for the first phase of a mixed use project that would eventually include a retail component and a medical office park.

The entrance to the project would be from Broad Street near the WaWa, said Pruitt, on a parkway style road similar to West Creek Parkway.

‘This must be of the highest caliber,” said Pruitt. “It must set the standard.”

If the ordinances were to be approved Pruitt said construction on the first 2,000 foot section of the road could begin this summer.

Hyers asked if construction of the road hinged on approval of the multi-use ordinance.

“If we can’t have the gated community we will not build the road,” answered Pruitt.

Goochland School Board member John D. Wright spoke to give the commissioners an idea of how multi-family development might impact the county school system.

Randolph E. S., which would likely be most affected by additional students, is close to capacity and has no room for additions, said Wright.

Kathy Crockett complained that the ordinance changes were being comingled with the announcement of the possible new development in West Creek.

“If it’s by right how can we withhold a permit,” said Crockett.

Landowner Scott Gaeser said the county was at a turning point.

“Development trends have changed but not our zoning ordinances,” said Gaeser, calling them 50 years old.

“We can stay where we are or move forward,” said Gaeser. “It’s not a question of if but of when.”

Pat Hendy noted the county was still without an Economic Development Director.

“A change of this magnitude would limit the director’s flexibility,” she said.

Paul Costello pointed out that the density of the proposed West Creek multi-family project was much greater than the Urban Development Areas mandated by the General Assembly which aroused so much controversy.

Bellview Gardens resident Ron Brady wanted to know if the proposed multi-family would lower his ad valorem tax, the mechanism for financing the debt used to create the TCSD.
After closing the public it was clear the commissioners had reservations.

“It seems we are rushing it,” said Hyers. “We know there is going to be substantial school impact.”

District 2 Commissioner Ty Querry said they were not ready for the by right aspect of the ordinances.

District 1 Commissioner Eugene Bryce said the presentation and hearing raised more questions than answers.

Before the motion to send the RM ordinance back was approved, which applied to TCSD, county attorney Sales asked that the commission give staff direction as to how it might be changed to be more acceptable.

The two ordinance amendments deferred were to be taken up for more discussion at a workshop meeting in the near future.