Route 33 Gateway Small Area Plan
Route 33 Gateway Small Area Plan
Hanover County is currently working with residents, businesses, landowners and other community members to create a long-term vision for the U.S. Route 33 corridor between the Chickahominy River and Winns Church Road.
Project Update: July 2025
Earlier this year, the project team received public feedback at two in-person meetings and through an online survey. Since then, the project team has been analyzing that feedback and working to develop a draft document that reflects input received.
The draft Route 33 Gateway Small Area Plan document is available here. The draft document provides recommendations regarding building design, site design, infrastructure improvements, and appropriate uses along the U.S. Route 33 Corridor between the Henrico County line and Winns Church Road.
The Planning Commission held a public hearing on the draft document at its July 17, meeting. There will be a Board of Supervisors public hearing on Wednesday, August 27.
You may also share your feedback on the draft plan below.
What is a Small Area Plan?
A Small Area Plan is a long-range, visionary planning document that describes how development may occur within a targeted area. It is used to evaluate development proposals and create policies to help ensure new development aligns with the community’s expectations for the area.
Why is a Small Area Plan being created for this area?
Since 2013, the area along U.S. Route 33 between the Chickahominy River and Winns Church Road has been designated an Economic Development Zone (EDZ), due to its potential to accommodate new businesses. Since this area includes larger developable areas in proximity to Interstate 295 and existing public utilities (water and sewer), it could attract new businesses that create jobs and diversify the tax base. The goal of this plan is to obtain stakeholder feedback in order to:
- Identify preferred business types
- Recommend public infrastructure improvements
- Develop design guidelines tailored to the area (recommendations regarding landscaping, building architecture, building heights, setbacks, etc.)
The recommendations from the Small Area Plan are intended to ensure the area accommodates appropriate economic development opportunities that reflect the community’s vision for the area, providing a guide for future investment.
Feedback Process
Your feedback is imperative to help ensure development proposals meet your expectations. Throughout the planning process, there were multiple opportunities to share your ideas and review plan recommendations.
- An online survey was conducted through January and February to gain community feedback on business types, infrastructure, design guidelines and more. Results from the survey can be found here. An overview and summary of feedback can be found here.
- An in-person workshop was held on Thursday, January 30. View the presentation here. View an overview and summary of feedback collected at the meeting here.
- An in-person workshop was held Monday, May 12. View the meeting presentation here. View the meeting's informational boards here.
Study Area
The study area encompasses the Mountain Road Gateway EDZ, which generally includes properties along U.S. Route 33 between the Chickahominy River and Winns Church Road, stretching eastward to Grassy Swamp Creek. The study area includes properties within approximately 1,000 feet of the west side of U.S. Route 33.
Planning Commission Public Hearing — Route 33 Gateway Small Area Plan
The Hanover County Planning Commission will hold a public hearing on the draft Route 33 Gateway Small Area Plan document Thursday, July 17 at 6 p.m. in the Board Room, 7516 County Complex Road.
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