Frequently Asked Questions

One Pouncey is designed with only 1 and 2-bedrooms dwelling units in elevator served buildings. This development will be highly amenitized and among the nicest product delivered in the area with some of the highest rental prices in the marketplace. Henrico County Public Schools has said “Pouncey Place will be a mixed used development, which generates substantially fewer students than other types of development.”

Henrico County Public Schools provided the following analysis on the impact of One Pouncey to the impacted schools (Colonial Trail Elementary, Short Pump Middle, Deep Run High School) as part of the Staff Report for Planning Commission released June 24, 2020. As shown below, because the development has no 3-bedroom units and due to the mixed used environment, HCPS is forecasting a student yield lower than typical apartment projects.

HCPS states in the report “HCPS typically projects a development’s impact on school capacity using historical student yield data by development type and magisterial district. Apartment Units in the Three Chopt District, per 100 units would yield 24.7 elementary students, 10.1 middle school students, and 10.4 high school students. Pouncey Place will be a mixed used development, which generates substantially fewer students than other types of development. If this pattern continues, this development will yield far fewer students than other multi-family development. The table below shows similar developments, which have fewer students than yield calculations suggests. HCPS’ planning office expects similar student generation rates for the Pouncey Place development.”

Development	Number of Units	Elementary Membership	Middle Membership	High Membership	Total Student Membership
The Flats at West Broad Village	339	5	2	2	9
Penstock Quarter at Libbie Mill	350	0	0	2	2
East 51 at Rockett’s Landing	156	0	0	0	0

One Pouncey’s new zoning will reduce vehicle trips per day by 61.1% (6,606 vehicle trips per day reduction) as compared to the current zoning based upon the current traffic study.

The parcel is currently zoned B-2C with the possibility of 45,000 square feet of retail, 20,000 square feet supermarket, a convenience store with up to 12 fueling stations, 4,000 square foot sit down restaurant, and a 3,000 square foot retailer with drive-thru lane. The current zoning is calculated in the traffic study to yield 10,808 vehicle per day trips with 570 vehicle trips during the AM peak and 912 vehicle trips during the PM peak.

The proposed zoning R-6 would allow for 295 multifamily units and 20,000 square feet of retail space. The proposed zoning is calculated in the traffic study to yield 4,202 vehicle per day trips with 295 vehicle trips during the AM peak and 317 vehicle trips during the PM peak.

Multiple improvements related to vehicular traffic flow will be made on the site by the developer. The Zoning page provides the future site plan and has a visual aid for the following improvements that the developer has committed to provide:

1. A 100´ northbound right-turn lane with a 45´ taper and a raised “pork chop” island to prohibit left-turn ingress and egress movements at Pouncey Tract Road and southwest corner of One Pouncey
2. A 150´ northbound right-turn lane with a 75´ taper at Pouncey Tract Road and Twin Hickory Lake Drive
3. A 200´ eastbound right-turn lane with a 100´ taper on Twin Hickory Lake Drive commencing at northwest corner of One Pouncey
4. A dedicated eastbound right-turn lane beginning at middle access drive from One Pouncey and dropping at northeast corner of One Pouncey as a right-turn lane on Twin Hickory Lake Drive
5. A 200´ westbound left-turn lane with a 100´ taper and a median crossover constructed to restrict left-turn egress movements at northeast corner of One Pouncey on Twin Hickory Lake Drive
6. A pedestrian crossing with appropriate signalization from the site crossing Twin Hickory Lake Drive at its intersection with Pouncey Tract Road.
7. Connection between the Townes at Pouncey Place and One Pouncey Development will be eliminated from the plan, unless requested in the future from Townes Homeowners Association

The design of One Pouncey is meant to compliment the surrounding neighborhoods with 2 story carriage homes provided along the shared north/south dividing line between the One Pouncey development and the Townes at Pouncey Place development. The carriage homes along with landscaping and a new privacy fence will provide a buffer for residents of both developments. If requested by the Homeowner’s Association of the Townes at Pounce Place, the developer has offered to complete the vehicular connection between the Townes at Pouncey Place and One Pouncey, giving vehicular access to the residents of the Townes at Pouncey Place to Twin Hickory Lake Drive.

Hearing residents concerns about the views from the upper floors of the One Pouncey development, this site line drawing was prepared to show the significant distance between the apartments and the townhomes, but also to show that One Pouncey residents will not be able to look down into windows of the townhomes.

No retail tenants have yet been selected for the site, but we have received interest from both an international coffee company and a coworking space. The retail tenants are envisioned to be services that would be in demand by residents in the area such as coffee shop, dry cleaner, hair salon, restaurant, etc. There will not be big box retailers or large format convenience stores.

One Pouncey is envisioned to be one of the most highly amenitized buildings in the area with a fitness facility with on-demand classes, coworking spaces for tenants, spa quality pool, dog grooming facilities, package concierge services, and outdoor communal areas with grills, all in digitally connected smart homes.

The traffic study was made public on the One Pouncey website and can be found here.