Hanover planning commission approves 7-home amendment to Pebble Creek PUD despite HOA vote uncertainty

The Hanover County Planning Commission on the October agenda unanimously approved REZ2025-00012, a master-plan amendment allowing PMG1 LLC to add seven single-family lots to the Pebble Creek planned unit development.

Planning staff told the commission the proposed subdivision would reduce vehicle trips compared with the originally planned daycare and office: "The daycare and the office would generate 572 vehicle trips per day, and the proposed subdivision would generate only 88 vehicle trips per day," planning staff member Mr. Bernat said. Staff said the proposal meets the county's suburban neighborhood land-use designation, provides required open space and preserves existing vegetation, though it does not include sidewalks on both sides of the street as recommended by policy.

Todd Rogers, representing PMG1 LLC, said the parcels were originally shown for a daycare and an office that were never built and asked the commission to allow residential infill: "We are requesting for these parcels to be developed into single family lots and blending in with the community," Rogers said. He told the commission that, if the Pebble Creek HOA does not approve adding the seven lots (a two‑thirds vote of 700 lot owners would be required), the applicant will establish a separate HOA for the new lots with restrictive covenants that mirror the existing Pebble Creek covenants except for amenity access.

A resident, Glenn Davis, asked how the proposal would affect drainage and the watershed near Old Estates Way and Pinegrass Road. "The concern is the watershed and the potential for flooding," Davis said. Rogers and staff replied that the project must receive site-plan approval and that engineered stormwater controls will be required; staff noted most lots drain to the existing storm sewer and that site‑level measures will be used to avoid negative downstream impacts.

Staff also highlighted a site constraint: Lot 7 has limited buildable area because of adjacent wetlands and floodplain, described as roughly 190 feet deep and 42 feet wide at the front building setback. Commissioners questioned whether historic cash proffers tied to the original PUD would apply; staff said that earlier amendments govern existing proffers and that Hanover County's cash-proffer policy was amended in 2013 to limit proffer use primarily to road-capacity improvements.

Chairman McGee moved to approve the rezoning with the amended PUD agreement dated 10/14/2025 and revised language addressing the homeowners association; Mister Parker seconded and the motion passed with no opposition. The approval requires execution of a PUD agreement and later site-plan review that will address stormwater, buildable-area constraints and construction details.

The commission also noted the applicant may need to coordinate with the HOA or proceed with a separate seven‑lot HOA depending on the homeowners' vote.