Richmond County planning commission denies 24‑lot Solaris Point rezoning after residents raise traffic, runoff and habitat concerns

The Richmond County Planning Commission voted to deny a developer’s request to rezone a 51.93‑acre parcel known as Lot 3 of Solaris Point for a 24‑lot residential subdivision.

At a public hearing, residents urged the commission to reject the rezoning, citing traffic on narrow Richmond Hill Road, increased stormwater runoff into Dosey Creek and potential harm to wildlife habitat. "I'm very concerned about the added traffic," said Joyce Pemberton, who lives on Richmond Hill Road. Bill Knight called the application "spot zoning" and asked the commission to decline the request.

Planning staff described the proposal as a conditional rezoning that would allow 24 single‑family, water‑access lots, a community boat dock, a playground and dedicated boat parking. Staff recommended approval with conditions: verification of the entrance and subdivision plat with VDOT, recorded plats showing primary reserve/drain field areas, landscaping and buffering around the community boat parking, a state‑required 100‑foot resource protection area (RPA) buffer from water and wetlands, a DEQ erosion and sediment control plan, and documentation of any bald eagle habitat and corresponding protections.

Jason Tully, general manager of Excellent Homes, told the commission the project would be a "build‑to‑own" model: buyers purchase lots and then build houses subject to permitting. Tully said the developer would be responsible for sediment and erosion controls and that several home styles and architects would be available to buyers. Engineer Brett Hammonds of Bowman Consulting described typical subdivision standards the team would meet — a VDOT‑built asphalt roadway to an improved 50‑foot right‑of‑way, road‑first construction sequencing, lot sizes generally between about 1 and 3 acres, and about 15% site clearing. Hammonds emphasized required permits: DEQ stormwater and E&S permits for construction over 2,500 sq ft, VMRC and Army Corps permits for the boat dock, and U.S. Fish and Wildlife/Game Inland Fisheries protections if an active eagle nest is found (including a 330‑foot construction buffer during nesting season).

Residents questioned access and cost. Developers pointed to an existing gravel driveway off Richmond Hill Road as the likely connection and said VDOT would review and must accept the road; they estimated road construction starting around $500,000 and likely higher. Joel Knight and others warned that more impervious surface would increase runoff and harm the creek’s recreational and ecological value.

Commissioners asked whether the developer would adjust the proposal; Tully said the team was willing to work with neighbors but did not commit to specific changes. The Planning Commission then voted on a motion "that we deny that rezoning request at this point, with 24 lots." The motion was seconded and, by voice vote, the commission approved the denial. The applicant’s representative thanked the commission and the hearing concluded.

The Planning Commission’s recommendation will be forwarded to the Board of Supervisors for a public hearing and final decision if the developer seeks further consideration or refiled conditions.