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Commissioners review CWG land-use map, identify growth-area parcels and infrastructure constraints
Summary
At the Jan. 14 workshop, the Planning Commission and staff reviewed the Citizens Working Group future land use map, discussed consolidating Gateway Business and Economic Opportunity designations into a flexible mixed-use category, identified about 140 acres of potential Village-area growth, and flagged sewer, water and VDOT input as prerequisites to increased density.
Planning Director Ligon Webb presented the Citizens Working Group's future land use map at the Jan. 14 Powhatan County Planning Commission workshop and proposed consolidating the Gateway Business and Economic Opportunity categories into a single flexible mixed-use designation in select growth areas.
Commissioner Jessica Winall recommended allowing parcels within growth areas to evolve based on market conditions instead of prescribing uses for each lot; Commissioner Kenneth Hatcher agreed the two designations serve similar purposes. Webb pointed to two large parcels being considered for economic priority and highlighted multiple parcels east of Highway 60, off County Line Road, off Page Road and down Stavemill Road as candidates for redesignation to economic opportunity.
Winall identified a 13-acre lot that could be suited to economic opportunity or cluster housing on its backside; she and Webb noted that expanding residential density in growth areas would require sewer and water expansion, with Winall saying sewer and water are currently on the north side of the area discussed. Hatcher raised questions about commercial viability, saying that commercial development would depend on workers driving into Powhatan from neighboring counties and that adding about 300 houses to the water system "would not make a dent in the amount of water that is flushed from non-use," highlighting uncertainty about demand and infrastructure implications.
Webb suggested forming a subcommittee for parcel-level review and stressed the need for Virginia Department of Transportation (VDOT) input on road and access issues; commissioners proposed several follow-up workshop dates to continue mapping, affordability study recommendations and parcel evaluation. No map changes or rezoning actions were adopted at the workshop; staff will pursue additional analysis and stakeholder input before bringing formal proposals to the commission or Board of Supervisors.
The commission adjourned the workshop; the next regular meeting is scheduled for Feb. 3, 2026.
