Planning commission approves rezoning and conditional-use permit for Hunter Classical School campus

Powhatan County Planning Commission members voted 5-0 to recommend rezoning roughly 27.3 acres near Huguenot Trail and to approve a conditional-use permit for Hunter Classical School, a private classical Christian school that plans phased expansion to a K–12 campus.

The planning director, Ligon Webb, told commissioners the application proposes rezoning the parcel from Commerce Center (CC) to Rural Residential (RR) and replacing prior proffers; the school and its board also requested a CUP for a private school, church and accessory uses. Webb said the applicant’s proffers cap enrollment at 475 students and faculty at 100. He recommended approval of both the rezoning and the CUP and answered questions about floodplain, utilities and frontage-road improvements.

Attorney Jared Anderson, representing Hunter Classical School, described the project team and said the school has grown since its founding and is pursuing a permanent campus in Powhatan. “We are really excited to be here tonight,” Anderson said in his opening remarks. Headmaster Jeff Brown told the commission the campus would support the school’s classical academic program; Brown brought students to the hearing to illustrate the school’s educational model. Board member Doug Albertson explained that about half the school’s families live west of Route 288 and half to the east and that the site is centrally located for the school’s families.

Commissioners heard details from Webb and the applicants on circulation and traffic. Webb said the applicant proffers call for frontage-road widening, a designated drop-off lane, intersection pavement widening at Huguenot Trail and Furniss Road, and traffic control measures during peak arrival and dismissal times. Webb also noted VDOT had provided a letter in the packet stating no objection to the rezoning and that the proposed use did not trigger a VDOT-required traffic impact analysis; Webb said the frontage road was intended to keep queuing off Huguenot Trail. Applicants said they expect staggered drop-off times and on-site traffic personnel once enrollment reaches certain thresholds and that VDOT has planned a future third lane on a segment near Route 288 that applicants expect will reduce existing morning backups.

The commission heard questions about building heights, wetlands and how the proposal aligns with the county’s comprehensive plan. Webb noted a substantial portion of the parcel is in the 100-year floodplain and that the conceptual site plan locates the primary campus outside that floodplain; he said proffers and CUP conditions would address utilities and other site work, and that any building in floodplain areas would follow applicable building official standards. Anderson and other members of the applicant team said roughly 65% of the site would remain undeveloped for conservation and educational use and said the project would be designed to minimize floodplain impacts.

Commissioner action: the commission voted on two motions. First, the commission voted to recommend rezoning tax map parcel 32-39 from Commerce Center to Rural Residential with proffered conditions as presented; the motion passed 5-0 on a roll call. Second, the commission voted to recommend approval of the conditional-use permit for a private school on the same parcel, with conditions as presented; that motion also passed 5-0.

Next steps: the commission’s recommendations will be transmitted to the Board of Supervisors, and the project will still require more detailed site-plan review, building permits, and any VDOT approvals necessary for the frontage-road work and access improvements before construction can begin. Webb and the applicants told commissioners they will continue coordination with VDOT and county staff on technical plans and permitting.