Isle of Wight planning commission tables Kemp’s Village East rezoning after widespread resident opposition

The Isle of Wight County Planning Commission on July 22 voted to table a rezoning request from WB Owen and GBK Builders for a 12.5-acre parcel at the intersection of Cedar Grove Road and Carrollton Boulevard after residents urged the commission to seek more traffic and environmental analysis.

County community development director Amy Ring outlined the application, REZN 24-9, as a conditional plan development–mixed use rezoning to allow up to 35 detached condominium units and about 2.7 acres of general commercial use on tax map parcel 3401117. Ring said staff found the proposal “generally consistent with the future recommended land use designation” in the county’s 2020 comprehensive plan but flagged patios and an interior driveway that appear to encroach into a required 70-foot setback as a weakness and noted that final design details would be addressed during site-plan review.

Residents filled the public-comment period with concerns about traffic and safety on Route 17 and Cedar Grove Road, possible wetland and water-quality impacts to nearby lakes and creeks, and neighborhood character. “I have a big concern about the number of accidents this development will incur over time,” said resident William Woods, who cited recent crashes on Route 17 and asked commissioners to consider safety risks. Several speakers asked the commission to require a right-turn lane off Route 17 or to reconfirm VDOT’s recommendations before moving forward.

Applicant representative William Riddick said the project is modest and meets county standards, describing the homes as “entry level” units intended to increase housing supply. Riddick also reiterated that wetland protections and required state and county stormwater controls would be applied: “There’s the extremely stringent laws that regulate that,” he told the commission, adding that any turn-lane work would require VDOT approval.

Staff and commissioners discussed transportation and school impacts during the question-and-answer portion. Ring described two alternative intersection concepts from the Route 17 arterial preservation plan — a turbo-T and a restricted crossing U-turn — but told commissioners these are proposals and not included in the county’s current capital budget.

Commissioners ultimately voted to table the application and request additional information, including further transportation review with the county transportation coordinator and VDOT input, verification of school enrollment projections, and answers to resident concerns about wetlands and trail location. The motion to table passed on roll call. The commission said it will revisit the application at its next regular meeting.

Next steps: staff will request the additional technical input noted by commissioners and return with updated analyses; the applicant may address setback and site-plan items during the subsequent review.