Planning commission backs rezoning and waterline extension for two Neckoland Road lots

The James City County Planning Commission voted Feb. 4 to recommend that the Board of Supervisors approve rezoning Z25-0003 and Special Use Permit SUP25-0006297 for properties at 279 and 297 Neckoland Road, clearing the way for the owners to subdivide two existing lots into three and extend public water to the site.

Planning director Susan Istandis summarized staff findings that the two parcels—combined acreage 3.6 acres with 1.88 acres of net developable land due to RPA/FEMA constraints—are designated low-density residential in the county’s 2045 comprehensive plan and that R-2 zoning with proffers is compatible with surrounding single-family development. Staff recommended the commission find the proposed waterline extension substantially in accord with the comprehensive plan and to recommend approval to the Board of Supervisors subject to conditions.

Applicant attorney Vernon Getty said the owners bought the property in July 2022 and intend a three-lot family compound: "We obviously agree with the staff report," Getty said, noting cleanup work already completed, removal of two homes and other site improvements. Getty said the owners will remove the dwelling located in the RPA, restore disturbed sensitive areas and proffer to exclude in perpetuity all commercial uses permitted in R-2 zoning.

Engineer Chase Grog of LandTech responded to commissioners’ questions about flooding and utilities. "The base flood elevation ... is 7 feet," Grog said, adding that James City County requires a 2-foot freeboard. He described the existing building as elevated above current requirements—"the finished floor is at 4.4, the 2nd story ... is actually up at 15.6"—and said required flood-venting and other upgrades would be applied as renovations occur. Grog said the project will require roughly 700 feet of water main extension from the nearest connection at Gatehouse Boulevard and that JCSA may extend additional looping on its side to complete a redundant loop.

One nearby resident, David Van Dyke of 285 Neckland Road, told the commission he supports the application, saying the property has improved under the new owner and "we are 100% supportive of this project." Van Dyke noted his household currently uses well water but said access to public water could be an asset in the future.

Commissioner Polster moved that the commission find the SUP waterline extension substantially in accord with the comprehensive plan; roll call votes recorded ayes and the motion carried. Polster then moved that the Planning Commission recommend approval of rezoning Z25-0003 and SUP25-0006297 for 279 and 297 Neckoland Road; that motion carried on a roll-call vote as well. The recommendation and the staff report, proffers and conditions will be forwarded to the Board of Supervisors for final action.

Planning director Susan Istandis also reminded commissioners of upcoming meetings, including the annual business meeting on March 16 when the commission will elect its next chair and vice chair.