The Planning Commission: Roseland and Charter Colony

It was impressive last night to witness the interest in the issues regarding the way in which we are growing here in Chesterfield and in particular the issue of the Roseland community and the implementation of impact fees.

Chesterfield saw the Planning Commission finally end its nights session close to 1AM this morning after hearing from residents concerned over the zoning approval of Roseland. I walked away from the hearing feeling really confident that most residents see the value that Roseland will bring to Chesterfield with its mixed use plan and even those opposed to the case as it stands today are supportive of the project generally and simply want some input in some modifications to the plan that will address their concerns as current homeowners.

The issue of current homeowners I believe is a significant one. Far too many times has the Board approved zoning big developments without really in my opnion considering the "real" impacts on current residents who may live adjacent to the zoning. Roseland is by far the best project to come along so far here in Chesterfield and rivals only Brandermill when it was first designed some thirty years ago. There are lessons to be learned from Brandermill to be sure, but one of the most important is the necessity of communication between developers, community and local government in a consorted effort to get the project right for the benefit of all those concerned. That of course can be a very tall order.

No one debates the value Roseland will bring to the community. The debate is over whether the developers should be allowed to place hotels and office buildings at the fringes of its 1400 acres backing up on the homes of residents of Charter Colony. These homeowners purchased their homes for the same reasons that the developers of Roseland hope will bring new residents to its project. Charter Colony residents deserve the opportunity to keep the aesthetic appeal of its neighboorhood that has existed since its creation as a residential community without the potential pitfalls of having large scale buildings, some proposed 12 stories high, within such close proximity to their personal green space (ie backyards).

Many residents of Charter Colony complained last night of the notification process and how they were only learning of the proposals as late as last Thursday. My obvious observation was that none of speakers have been reading Alter of Freedom. I spoke with countless folks who genuinely were unaware of not only the proposals but my blog as well. It reaffirmed to me why it is I blog in the first place. We must recognize that our government is not in the business of dissimilating information to the masses.

The Planning Commission in the end voted down the approval of the zoning case and based on the information addressed by Chairman Dan Gecker (Midlothian) it was largely due to the fact that changes to the plan made during the very day of the hearing did not allow the Commission the opportunity to make an informed opinion. There were some 24 "bullet" concerns that were twindles to two yesterday morning without really a focused staff report looking into all the changes .

The most interesting point to remember is the Roseland case is a "double" advertised case like so many because of our overworked and understaffed planning infrastructure working on all these cases. What does this mean? It means that though the Planning Commission has voted down the case, the Board of Supervisors will hear the same case next week and may and most likely will draw a different conclusion. We have seen this before. Our Board has not been so inclined to heed the guidance of the Planning Commission in the recent months with regard to zonings.

I think last night also provided a lesson in government. Mr. Gecker many times referenced the fact that this zoning and others before the Commission are not contributing to a transperant government and at times implied he was not even sure what it was they all were looking at before them in terms of the modifications. Furthermore, the turnout was also very impressive.
I must admit however, I was disappointed in hearing so many residents complain of lack of communication and ignorance of what the Roseland project could bring. There have been four public forums and many articles by Julian Walker of the RTD and Greg Pearson of the Observer bullet pointing these projects for almost a year now. This case proves yet again the requiremnt of all of us in our Homeowner Associations and the building of coalitions between neighborhoods in driving the debate. The deciders of these issues have long been able to sit and determine our growth without being held accountable.

The Board will here this case before the Election and it will be interesting how they will come down in light of the reservations expressed by of Charter Colony, which are certainly legitimate concerns that Roseland could potentially address before the next meeting. The developers last night expressed very little interest in pushing the case back for further review by the County so it will be interesting to see the power play before the Board. The opposition to the current plan will also have some time to increase its ranks before next week as well.

I do not live in Charter Colony but can honestly understand their position. There needs to be accomadation to existing neighborhoods in any plan of this magnitude. The developers have said that Roseland will be connectable with Charter Colony in order for residents there to take advantage of the mixed use environment of Roseland without having to get into their automobiles through walking trails and paths winding through the project and into its Old Town section.

Roseland was the dream of those who worked to design the RT 288 corridor and in fact some of those like Will Shemake who had lost to Manoli Loupassi in the Republican firehouse primary for the nomination to run against delegate Katherine Waddell earlier this year spoke at the hearing and addressed what he saw as Roselands fit within the Chesterfield Comprehensive Plan.

On balance I hope the Roseland project will move forward and with a few directed modifications to the existing plan it would certainly be endorsed by the greater community. My concern is far too many residents are playing catch up to the realities of the descisions being made by the BOS and find themselves experiencing the impacts of those realities uncomfortable.

My advice is to get involved in the process folks. If you believe that existing homeowners should be given every opportunity to work with the developers of the Roseland before the Board approves the zoning than call your Supervisor ASAP. As fast as our county is growing we may all at some point be in the position of those residents of Charter Colony.

In fact I am currently investigating what the impacts will be on Midlothian and the Robious Road corridor with the extension of Cranbeck Road toward Chesterfield Towne Center and the zoning for a new Costco store on that extension.