Henrico supervisors defer land-use cases that would permit more housing near Willow Lawn, Highland Springs

Henrico’s Board of Supervisors voted on six land-use cases Sept. 8, approving three cases and deferring another three until Oct. 13.

Supervisors deferred a provisional use permit case for a proposed seven-story development nearby Willow Lawn, which would include 224 residential units, about 2,500 square feet of commercial space, and a six-story parking deck.

Jim Hawes, who works for family-owned business VAMAC Inc. nearby the proposed development, said he was concerned about whether Henrico County could keep up with infrastructure improvements when other residential developments will also be coming to the area, increasing the population density.

Brookland District supervisor Dan Schmitt said he supported the developer's request to defer the case, emphasizing that more consideration should be made about the number of other upcoming residential developments in the area and how an additional development would impact traffic, parking and school populations.

"When we look at a case, we're looking at traffic studies, but very rarely do we look at the totality of this 224 [residential] units, the 241 [units] next door, plus the 3,000 that have been approved within a mile or two radius," Schmitt said. "Quite frankly, we're just trying to find where that level of development is to be the right mix to serve the existing businesses that are there, yet still provide the mixed-use residences."

The board also deferred a rezoning case that would convert 26 acres of conservation land in northeastern Varina to A-1 agricultural land, which would allow for one single-family home per acre. 

Approved cases:

• Rezoning of 9 acres of industrial land in East Highland Park to allow for a new private school, the Imago Dei School;

• Rezoning of 6 acres of A-1 agricultural and B-3 business district land in Varina to industrial to allow for an outdoor storage and trailer parking business;

• A PUP that would allow local business “Occasions Too!” to hold indoor events in an existing indoor venue;

Deferred cases:

• A PUP to allow for a mixed-use development with multifamily residential units on two acres of industrial land near Willow Lawn;

• Rezoning of 26 acres of conservation land northeast of Highland Springs to A-1 agricultural, which would allow for one single-family home per acre;

• Rezoning of 2 acres of residential and B-3 business district land along the Brook Road corridor to commercial to allow for general retail space;

Last year, the board voted down two rezoning cases that would have allowed for more housing in the same rural area, which sits between the Chickahominy River and North Washington Street. About 200 community members signed a petition against the proposed developments, and several of them attended Tuesday’s meeting to again express their opposition against the most recent rezoning case.

Residents living nearby the rezoning site said they were concerned about its proximity to floodplains of the Chickahominy River. The updated 2024 Flood Map from the Federal Emergency Management Agency places the site just outside of designated floodplains, but residents said that previous maps had denoted the area within a floodplain.

Residents said they fear more development will lead to increased runoff and pollutants, disrupting the surrounding neighborhood, which relies on private well water, and the environment.

“For the families I’m speaking for, this begins and ends with water,” said Ricky Whitt. “Every home in our neighborhood drinks from a private well. When this ground is cleared and the swamp is disturbed, the water table drops and the runoff has to go somewhere. It goes into our wells and into the Chickahominy River.”

Varina District supervisor Tyrone Nelson moved to defer the rezoning case for decision only (no additional public hearing), saying that county staff would look into the concerns brought up by residents. During previous times he heard the case, Nelson said that residents had expressed concerns about density (R-5 residential rezoning was considered before the ultimate A-1 proposal) but not about water issues.

"I denied the case because of density last time, not because of water issues. Now it sounds like, and I'm just going to be honest, that those who have spoken tonight representing the community, are really saying, 'we don't want new neighbors.' Not, 'we want fewer neighbors,'" he said. "And what I heard last time was, 'I don't care if they develop the A-1, we just don't want R-5.' Now you guys are saying, 'I don't even want them to do A-1.'"

Liana Hardy is the Citizen’s government and education reporter. Support her work and articles like this one by making a contribution to the Citizen.