Greenwood Homes has returned with a lower-density concept for “The Promontory” development off Benns Church Boulevard.

The Charlottesville-based developer had in 2023 sought mixed-use zoning to add 262 homes and five commercial parcels on 133 acres behind and adjacent to Tractor Supply at the site of a sand mining operation, or “borrow pit.” Kent Henry, president of Greenwood’s Hampton Roads and Richmond divisions, returned to the Smithfield Planning Commission on April 8 with a revised plan that calls for 239 homes, an 8.7% reduction.

Of those, 131 would be detached houses, 68 would be “villa” duplex units and 40 would be townhouses.

Illustrations of the five commercial parcels, which would range from 3,000 to 5,000 square feet of floor area, show a fast food restaurant with a drive-thru window, two “high turnover” sit-down restaurants, an automated car wash and a bank with drive-thru teller service. The revised plan also shows 26.7 acres of open space, up from 23.

The revised rezoning application still requests three special use permits and a planning commission waiver.

The first would allow drive-thru access on all five commercial parcels, though only two are presently proposed. The second would waive yard requirements to allow reduced setbacks in the residential phases. The third would allow the attached units to exceed the eight-unit-per-acre maximum, at a density of 10.36 units per acre. It reflects a nearly 28% reduction from the 14.36-unit-per-acre density initially proposed for the attached residential phase.

The detached homes would have a density of 3.03 units per acre, down 35% from 4.68. The entire development, including its commercial phase, would have a density of 4.42 units per acre, down 17% from 5.36.

The Planning Commission waiver would reduce a 50-foot buffer requirement to 30 feet.

The second special use permit no longer requests to waive the 40-foot commercial setback specified in the town’s entrance corridor overlay ordinance, which regulates the appearance of structures built within 500 feet of Benns Church Boulevard and other designated entrance corridors.

“We’ll comply with those commercial setbacks in the ECO,” Henry said.

Henry said the estimated number of students who would be added to Isle of Wight County’s school system has dropped from 89 under the original plan to 73, 12 of whom would attend Smithfield Middle School. Based on Isle of Wight County Schools’ assertion that the development would cause a capacity deficit of 12 classroom seats at SMS, Greenwood has proffered to pay up to $750,228, or $62,519 per seat.

The proffers also pledge a $1 million contribution toward the estimated $7.6 million cost of a roundabout and related turn lanes to be built at Turner Drive by 2029. 

The town of Smithfield pledged its own $900,000, or 11.8%, commitment in December under a cost-sharing agreement to fund the $4.5 million remainder not covered by just over $3 million in funding the Virginia Department of Transportation awarded the county for the project last year. Roughly $600,000, or 60%, of The Promontory’s share would come from Greenwood, while the remaining $400,000 would be paid by the owners of the commercial parcels based on their proportionate traffic impacts. The county agreed to its own $1 million share of the cost last year.

The latest conceptual plan shows roughly the same layout as what was proposed in 2023 with access to the development’s residential phase to be located on a planned extension of Cypress Run Drive, which now provides access to the Kroger and Cypress Run Plaza shopping centers off Benns Church Boulevard. The existing entrance to Tractor Supply would be extended to facilitate access to the five commercial parcels, which would have secondary access via a connection to the proposed single-lane roundabout.

Henry said The Promontory is projected to generate $1.8 million in additional revenue for the town over the project’s first 10 years and $8.3 million over the same period for Isle of Wight County. Henry said he has proffered that no more than 60 zoning permits are to be issued by the town per year across the five residential phases.

The commercial phase would be built first. Full buildout is expected to take roughly six years after construction begins.

The Planning Commission will need to schedule a public hearing on the latest conceptual plan and then vote on a recommendation to the Town Council, which will have the final say on whether Greenwood’s rezoning application is approved.