Board approves Marshhawk Villas rezoning and conditional-use permit for 34-unit condominium project

The Gloucester County Board of Supervisors voted unanimously on July 8 to approve a joint rezoning and a conditional‑use permit (CUP) for a 3.82‑acre parcel on Route 17 South, clearing the way for a 34‑unit condominium complex and two 10,000‑square‑foot single‑family lots.

The project, proposed by Jeff Ambrose of Marshhawk Villas LLC, will rezone the larger portion of the site to multifamily (MF1) and subdivide a smaller portion into two single‑family lots. The board approved both the rezoning and the CUP after a staff presentation that recommended the actions with conditions, including a 50‑foot landscape buffer along Route 17, internal and Route 17 sidewalks meeting VDOT standards, underground utilities, public water and sewer connections, and limits on building lighting to avoid glare on adjacent homes.

County planning staff presented the joint application and the CUP conditions, noting the parcel lies within the Gloucester Point/Hayes village planning area and is designated as a transitional zone in the county’s comprehensive plan. Planning staff said the developer voluntarily proffered a firm cap of no more than 34 condominium units, and that multifamily at that density requires a CUP under the county’s zoning ordinance because it exceeds the by‑right multifamily density.

Applicant Jeff Ambrose described the proposed units as for‑sale townhome‑style condominiums aimed at “young families, maybe move‑down buyers,” and said the project would be infill development that minimizes tree clearing and uses existing utilities. Ambrose told the board he expects price points in the low $300,000s and that the project would connect to the county sewer and water systems; he said there is a pump station about 800 feet from the site that could be used for sewer connections.

Public commenters were split. Several submitted written comments in favor, citing housing inventory shortages and the property’s lack of commercial interest; others raised traffic, noise and neighborhood‑impact concerns. Planning Commission members had debated whether the existing B‑1 commercial zoning might be the best long‑term use and ultimately recommended denial of the multifamily request by a 5‑1 vote. Planning staff told the supervisors the commission’s concern included the potential of by‑right B‑1 uses that the public would not have control over.

In board discussion supervisors weighed the alternatives — by‑right commercial development versus the proposed residential plan — and several members said they found the limited residential proposal would be less disruptive and more consistent with nearby housing than an undeveloped B‑1 parcel that could, by‑right, become an auto repair shop, hotel or other commercial use. The board voted separately on the rezoning and on the CUP; both motions carried.

The CUP conditions the board approved include the developer building new, ADA‑compliant sidewalks along Route 17 to VDOT standards, internal sidewalks providing circulation throughout the project, connection to public water and sewer meeting Department of Public Utilities requirements, a 30‑foot landscape buffer around the perimeter and a 50‑foot landscaped buffer along Route 17 (to be interrupted only where required for stormwater facilities), underground utilities where required by the county zoning ordinance, and private waste collection funded by the homeowners association. A water and sewer study and full site plan review are required before any vertical construction.

The approvals do not authorize site development; the developer must submit a site plan addressing stormwater, Chesapeake Bay Preservation Ordinance compliance, erosion and sediment control, and other local and state requirements before construction. Board members and staff noted the site will require detailed engineering review, and emphasized that the CUP allows the board to impose additional conditions at site plan review if warranted.

Supervisors cast roll‑call votes on both measures; the motions passed and the items will move to the next technical steps for permitting and plan review.