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Council approves Promontory mixed‑use project with 210 homes, roundabout proffer
Summary
Council approved a conditional rezoning and two special‑use permits for the Promontory development in the Bench Church corridor, allowing up to 210 residential units, five commercial parcels and proffers including a conditional contribution toward a roundabout and a cap of 60 residential permits per year.
The Smithfield Town Council voted to approve a conditional rezoning to Planned Mixed Use Development (PMUD) and two special‑use permits for the Promontory project, a mixed‑use subdivision on the Bench Church corridor that will include five commercial lots and up to 210 residential units.
The developer reduced the proposal to 210 units from an earlier higher number before the council vote. The approved plan includes 107 single‑family detached units, 103 attached units (townhouses and villas), roughly 22 acres of open space, a network of public streets connecting to Turner Drive and an amenity package that includes lakeside access, a dog park, trails and a pavilion.
Notable proffers included a conditional $1,000,000 contribution toward construction of a roundabout at Turner Drive and Turner/Ben’s Church Road, a conditional cash proffer to Isle of Wight County Schools if Smithfield Middle School is over capacity at the time a certificate of occupancy (CO) is issued, and a limit of 60 residential zoning permits per year with no rollover.
Town planner Tammy Clary and applicant Kent Henry described site changes made after planning commission feedback: the developer lowered overall density, enlarged some lot sizes, maintained a 50‑foot buffer along a shared boundary, and committed that amenities shown on plan sheets L‑11 through L‑15 “shall” be provided. Traffic consultant Devin Simpson said the combined residential and commercial peaks total roughly 350 peak‑hour vehicle trips; the bench‑church master traffic assumptions were used and the report did not assume additional trip reductions for walkability to remain conservative.
Public commenters were mixed. Resident Renee Bevans urged strict adherence to existing setback standards and asked that amenity language read “shall” rather than “may”; the developer agreed the specific amenity pages would be required. Bob Thornton, representing the commercial marketing team, said the commercial pads and the back access road are essential to market the five commercial parcels and argued the project will enable those parcels by funding the needed infrastructure.
Council discussion focused on growth management, school impacts and the balance between new commercial space and residential rooftops to support it. Councilman Cutler voted against the rezoning, citing concerns about unchecked residential growth and long‑term fiscal impact; other councilors said the developer had made substantive concessions and was providing infrastructure and amenities that met the town’s comprehensive‑plan goals for a walkable, mixed‑use corridor.
On roll call the rezoning and special‑use permits passed 6–1 (Cutler opposed). The council left proffer enforcement language and school‑impact triggers to be administered at certificate of occupancy and in consultation with the county school division.
