Board approves 'Worsham Hamlet' rezoning 5‑0 after hours of public comment and debate

After a lengthy public hearing and hours of public comment, the Powhatan County Board of Supervisors approved the rezoning request known as Worsham Hamlet (case 2601REZ) by a 5‑0 roll‑call vote.

Planning staff and the applicant described the proposal as a master‑planned mixed‑use neighborhood on roughly 34.5 acres between Anderson Highway (Route 60) and Old Buckingham Road, changing the zoning from AG‑10 to Village Center Planned Development (VCPD). The conceptual plan allows up to 64 detached single‑family homes, about 9.7 acres of land for commercial uses, sidewalks on both sides of public streets, approximately 18% open space (about 6 acres), and six residential lots proffered to a community land trust or nonprofit for long‑term attainable homeownership. The applicant also proffered architectural standards, buffers, and a phasing narrative that includes utility extensions and intersection improvements on Route 60.

The project was contested. The Planning Commission had recommended denial (3‑2), and dozens of residents testified both in favor and against the rezoning during the public hearing. Opponents argued the plan conflicts with the 2021 comprehensive plan’s rural/natural conservation designation for parts of the site, raised traffic and public‑safety concerns for Route 60 and Rocky Ford Road, questioned school capacity and the adequacy of infrastructure, and warned of incremental change to village character. Supporters (including property owners and some housing advocates) emphasized the project’s alignment with the board’s strategic priorities to increase housing options near utilities, the proffer of six affordable lots for a community land trust (or Habitat partnership), possible near‑term revenue for utility connection fees (applicant estimated roughly $1.1 million in connection fees over time), and the transportation benefits of adding a north‑south connector (Public Road A) to relieve local circulation.

Technical details cited in the hearing included the fighting creek wastewater treatment plant’s current permitted capacity (100,000 gallons per day) with roughly 45,000 gpd currently used; the applicant estimated the residential portion would add about 12,000 gpd to sewer demand and about 16,000 gpd water demand across the project, with commercial uses adding additional gpd. A traffic memo estimated the development would generate roughly 4,500 weekday vehicle trips, with proffered turn‑lane improvements and VDOT coordination required for access management and any signal justification.

During board discussion the applicant agreed to amend proffer language to add standard sidewalks along the property frontage on Route 13 and to clarify open space and architectural commitments. Supervisors divided on policy and process—some arguing the county needs rooftops and employment to meet the 85/15 commercial‑to‑residential target and to sustain services and the tax base; others said the planning commission and citizen working group had intended to limit the village footprint and warned against moving village boundaries outward. After debate, the chair called the roll; the motion to approve as amended passed 5‑0.

Next steps: site plan and subdivision reviews are required before construction, including VDOT entrance approvals, stormwater management, detailed utility design, and fire and rescue access; proffers require HOA and interparcel connectivity commitments and the six affordable lots to be deeded to an approved nonprofit or community land trust under a long‑term ground lease.