Planning Commission backs D.R. Horton’s Cardinal Ridge rezoning, approves proffers amid traffic and stormwater debate

The James City County Planning Commission voted 4–2 on Dec. 3 to recommend approval of a rezoning request that would allow D.R. Horton to redevelop roughly 365.6 acres of the Eastern State site as the Cardinal Ridge mixed-use neighborhood.

The application, introduced by attorney Tim Trant, would rezone the property from Public Lands to Mixed Use and allow up to 1,006 residential units (including detached homes, townhomes and apartments), approximately 162,000 square feet of commercial space and roughly 40.6 acres conveyed to the county for public use. Trant told the commission the applicant proffers 20% of the units (about 202) as affordable to households at or below 80% of the area median income; the applicant also proffered a $1,250,000 contribution toward stream restoration and offered to donate a commercial parcel the team values “conservatively in excess of $7,000,000.”

Why it matters: the plan is large for the county and fronts several infrastructure and environmental tradeoffs. Supporters told the commission the project would supply workforce and affordable housing and deliver public benefits — including a dedicated site for Hope Family Village (a cohousing model for families addressing behavioral-health needs) and a new Colonial Behavioral Health facility. Opponents focused on cumulative traffic, stormwater impacts and neighborhood effects.

Developer presentation and proffers Tim Trant said the project dedicates a 25–40 acre public use site, donates a commercial parcel to the county, includes recreation and trail amenities, and locates the majority of stormwater and infrastructure improvements on-site. Trant said the proffers include a $1,250,000 fund for stream restoration and a commitment that 120 affordable apartment units would be constructed in phase 1 using Low Income Housing Tax Credits.

Traffic and stormwater concerns Commissioners and dozens of residents pressed the developer and county staff on traffic volumes along Long Hill, DePuy and Ashbury roads and on the adequacy of proposed roundabout and turn-lane work. Residents from adjacent neighborhoods described existing congestion and said additional trips could overwhelm nearby two-lane segments.

Stormwater experts and commissioners also debated which of the county’s voluntary special stormwater criteria (SSC) should apply. The applicant’s civil engineer said the stormwater master plan demonstrates viable solutions but that final SSC selection and detailed sizing will follow grading, geotechnical and site-plan work. Commissioner concerns repeatedly returned to assuring facilities are sized to account for increased precipitation and to clarifying which SSC measures will be proffered.

County staff position Staff found the application consistent with the county’s draft mixed-use Eastern State guidance and the Powhatan Creek watershed master plan, and recommended approval subject to the proffers on the record. Staff said the proposal satisfied traffic and public‑facilities tests and offers amenities that advance the comprehensive-plan goals for infill development inside the primary service area.

Outcome and next steps The Planning Commission’s recommendation (4–2) forwards the rezoning to the Board of Supervisors for final consideration. If the board approves the rezoning, the project will proceed to site-plan review where staff and county technical divisions will evaluate specific stormwater, traffic and grading designs. The applicant stated it is willing to work with staff to refine stormwater proffers and, at the commission’s request, to add a specific SSC commitment in its proffers.

What remains unresolved Opponents asked the Board of Supervisors for stronger, precise proffers on stormwater design, commitments on long-term maintenance responsibilities for restored stream reaches, and additional traffic mitigation beyond what the applicant proffered. The developer and staff said some technical details will be resolved at the site-plan stage, while proponents argued the proffers provide material public benefit in the form of donated land and stream restoration funds.