Planning commission recommends rezoning, CUP for 40‑acre mixed‑use plan at Creighton Parkway

The Hanover County Planning Commission on Sept. 17 recommended approval of REZ2025‑00025 and CUP2025‑00018, a master‑planned rezoning for a 40.75‑acre property at the southeast quadrant of Mechanicsville Turnpike and Creighton Parkway.

Staff presented the application summary, saying the plan proposes a mix of commercial zoning (B‑3 and B‑2) and RM‑zoned residential and limits the CUP to a 5.19‑acre area for a potential self‑storage facility. The proposed residential component would include 120 attached townhome units across about 20.19 gross acres (the staff materials list a gross density of 5.9 units per acre and a net density of roughly 6.7 units per acre). The applicant proffered enhanced buffers (a 25% increase in trees and a 30% increase in shrubs in the thoroughfare buffer), open space, a pedestrian connection into Pebble Creek and landscaping and design guidelines for commercial buildings.

Andy Conlon, attorney for the applicant Hanover Associates, told the commission the applicant would construct significant public right‑of‑way improvements — about $3,500,000 in total for intersection and roadway work — and that no certificates of occupancy would be issued until VDOT and the county accepted the public road improvements. "We can't have a single person move in… until such time as we get a CO," Conlon said, describing the proffer as a phasing safeguard. Conlon also said the applicant has a commitment from Sheetz for the corner retail pad but that alternative commercial uses could be developed if the tenant changed.

Commissioners questioned access, phasing and possible short‑term rental impacts. Staff clarified that short‑term rentals in RM often require a special exception under existing ordinance language; the applicant said the homeowners association and proffers would be used to monitor and limit rentals. On the applicant's pledge limiting rentals, commissioners pressed for term limits and other anti‑speculation language; Conlon said he would explore 12–18‑month maximum terms for any temporary leases and consider ownership caps enforced through HOA rules and proffers.

Beth Campbell, a nearby resident, spoke in opposition to the CUP option for a self‑storage building, saying she worried about parking, scale and visual impact on the Pebble Lake neighborhood. The applicant responded in rebuttal that the storage building elevations and screening have been revised to present a more office‑like façade and that parking standards will be met.

The commission moved to recommend approval of the rezoning with the proffers dated Sept. 17, 2026 and to recommend approval of the CUP with the recommended conditions; both motions passed on voice votes. The staff record and the applicant presentation remain part of the record for the Board of Supervisors, which will take the final decision.