The digital file of this plan is the property of Land Planning and Design Associates. The sketch above shows a master plan for Kilmarnock Glen, with the first phase planned near the Irvington Road entrance (upper left). Source: Guernsey Tingle Architects.

Billed as an upper-end community of 450 single and cluster homes, townhouses and condos with up to 60 percent in green space, Benhoff assured council the development would conform to all Virginia Department of Transportation access requirements and should not put undue pressure on the town’s aging water and sewer system because it will be phased in over 20 years.

Council member Rebecca Tebbs Nunn told Benhoff the utility lines in the School Street area do not have the capacity to support even 17 new homes.

“The School Street line has outlived it’s usefullness,” she said. “You can put in the lines at your own expense and deed it back to the town...We’re not obligated to make it work for you.”

“We know the water and sewer committee is not going to grant service if it does not work,” said an engineer for Benhoff. He said he is working with the town’s utility consultant to address those issues.

Architect Tom Tingle told council the development will help shops and businesses prosper as well as produce revenue to the town and county.

“We will generate between $4.2 and $5 million in water and sewer tap fees, another $120,000 to $130,000 in real estate taxes to the town and $500,000 to county real estate taxes, based on total buildout,” Tingle said, “and not including any commercial development.”

Additionally, when completed, the development would add $190,000 to $200,000 in annual water and sewer fees, he said.

Former council member Les Spivey noted additional economic advantages to the town and local businesses, including business, property and occupational taxes from contractors working on the development over 20 years.

As a former planner and member of the water and sewer committee, Spivey said he is knowledgeable about the town’s sewer problems.

“The problem is with massive infiltration of rainwater into sewer lines and leaking water lines,” Spivey reported. “They’ll all have to be fixed sometime. Now here’s a present of $4.5 million” from a development that can be used to help fix those problems.

By granting the rezoning request “you’re just allowing him to go ahead with the engineering phase which is a big expense to him,” said former planner Virginia Henry. “It will not take away—it will help the town. I hope you approve it.”

“It’s a chicken and egg thing,” said town manager Tom Saunders about whether to fix the utilities first or proceed with the development and use the money generated to help fix the system. “It means council moves forward on trust or you can require that it be done before rezoning.”

“I want to protect the people’s money,” Nunn stated. “I don’t want to use their money for a private development.”

“We want to work together,” said Mayor Dr. Curtis Smith. But to Nunn’s reminder of the town’s investment and subsequent failure of another development, the mayor replied, “We can’t legislate the economy.”

“I understand. This is the biggest thing this town has done,” Nunn said, adding that council has a duty to work out issues prior to granting approvals.

The PUD rezoning passed by a 5-0 unanimous vote of members Nunn, Paul Jones, Barbara Robertson, Howard Straughan and Randy Moubray. Councilman Johnny Smith was not in attendance.