Manning Road – Care4Suffolk

Cluster Development

Care4Suffolk — Tue, 20 Jan 2026 04:40:31 +0000

The City of Suffolk touts Cluster Developments as a way to conserve environmentally sensitive areas, but is it just a developer give-away in disguise?

The idea behind a Cluster Development is to build homes closer together to free up more land for open space or to preserve wetlands. Normal city codes have regulations on minimum lot sizes and road frontage requirements. However, in a Cluster Development, many of those regulations are waived to allow a developer to build houses closer together.

If a developer has 100 acres and could normally build 300 houses on that land, this allows the developer to condense the housing portion and put those 300 houses on 70 acres and then leave 30 acres undeveloped. That all sounds reasonable and when seen in this light, it does seem to provide more open space.

However, if that same developer has 100 acres, but he would be prohibited from building on 30 of those acres of that land due natural impediments or because of local, state, or federal regulations, he would have to reduce the number of houses he could build. He would have 70 acres and he would have to abide by the city codes that dictate lot size and road frontage. He would not be able to fit those same 300 houses within that 70 acres with those restrictions and he would have to build fewer houses.

Cluster Developments allow the developer to use all the land that is part of the parcel to determine density, even if some of it can’t be built on. The city then waives the normal city regulations for lot size and road frontage. Thus, the cluster development allows the developer to build more houses than he would otherwise be able to build.

This happens a lot in Suffolk. It is happening with this Manning Road rezoning (Public Hearing on Wednesday at 6pm at City Hall). The developer has 113 acres, but that land has a railroad cutting off a huge chunk, it has a perennial stream, open water and wetlands. In all, there are 49 acres that the developer can NOT actually build on.

These are not 49 acres he is choosing to leave open. He has no choice because he can’t build within 100 feet of the water because it is a drinking reservoir and has a required buffer. This 100 foot buffer also follows the stream that bisects his property. In addition, he has no legal right to cross the railroad tracks that divide his property. In reality the developer has 64 acres that he can actually build on.

The city allows the developer to include the non-developable land in the calculation for density. Additionally, the city allows a density of 2.9 houses per acre for the residential zoning of RLM, which the developer is asking for in this rezoning request. The current zoning of A (agriculture) would only allow him to build at most 5 houses on the land. The total maximum number of houses that can be built on 113 acres at a density of 2.9 is 327 houses. He was asking for 300, but has since reduced it to 270 houses. But remember, he can only build on 64 acres. Those 270 houses will be squished onto those 64 acres at an actual density of 3.9 houses per acre!

That 64 acres is about the same size as the neighborhood across the street. That neighborhood was rezoned in the late 1980s back when the city was concerned with large density on parcels that abut drinking reservoirs. That neighborhood has 76 houses with a density of around 1 house per acre. If this Manning Road parcel is rezoned, it would share a zoning category with the other neighborhood of RLM. However, the density differences are 1 house per acre in the old development versus 4 houses per acre in the new proposed development. The old neighborhood is NOT a cluster development. Which development will have more negative impacts on the environmentally sensitive wetlands and drinking reservoir?

The city knows that higher density negatively impacts the water quality of the drinking reservoirs, which in turn can negatively impact the health of the citizens. They know this and used to avoid this type of density. Those days are gone.

Now the city and the developers think they are fooling us by saying cluster developments help preserve environmentally sensitive areas. It isn’t true. It is allowing the developers to put higher density on these parcels adjoining these environmentally sensitive areas that nature and existing regulation would otherwise curtail.

It turns out, cluster developments are just another tactic to help developers at the expense of the environment and safety of the citizens.

Mayor Duman Claims Developers are Listening

Care4Suffolk — Fri, 16 Jan 2026 15:25:47 +0000

During the November 2025 City Council meeting, after the Manning Road Rezoning Public Hearing, Mayor Duman stated:

“It’s quite evident that the developers are listening. We are listening.” Then he goes on to talk about how “we have done exactly what we need to do” and how the developer is doing what he can do “to the extent that he is capable of doing what he can do and still be able to move his project forward.”

Is Mayor Duman seriously saying that this is the best we can expect from developers in Suffolk? Let’s review the Manning Road issues to see what we can expect from the city and the developer:

In 2022 the developer, Bob Arnette, provided a traffic study for Manning Bridge Rd instead of Manning Rd. The analysis stated:

And this:

If you are familiar with the site location on Manning Road, you know how ludicrous this statement is. This would mean all cars head south from the site on Manning Road and go the long way (about 4 miles!) to catch Holland Road 3 miles WEST of the Manning Rd/Holland Rd intersection.

This was approved by city staff!!

By 2024, he provided a new traffic study, but this one is also NOT for Manning Road. Instead, the developer used existing city data for the Grove Ave/Holland Rd intersection.

The developer has NEVER done a traffic study on Manning Road. Yet this traffic study was also accepted by the city.

He did have an engineer go out there and measure the road and it shows the same thing we have been saying for 3 years – the road is narrow! The lanes are well below the state standard and the developer’s plan is to slap some asphalt on the narrow shoulder, adding inches and in some cases a couple feet of asphalt. The road will still below the state standard. This will not expand the road space itself. It will just pave from ditch to ditch and guardrail to guardrail. There is no engineering report that actually states if that will make the road safer or if it is even feasible. Why is City Council even considering allowing a developer to make substandard improvements in exchange for a large development.

I guess this is the ‘listening’ that the mayor is talking about?

The school proffers have decreased by $1.2 million. In 2022, the developer was offering $1.9 million for Kilby Shores Elementary and $1.2 million for Forest Glen Middle Schools.

Now he is only offering $1.9 million for Kilby Shores and nothing for Forest Glen.

The City has recently come up with a ‘new method’ of determining school proffers – developers no longer need to count ‘uncommitted’ developments, which is any development that doesn’t have a submitted site plan.

Uncommitted houses have gone through the rezoning process, so they can be built by-right at any time just by submitting a site plan. These houses will be built at some point AND will impact our schools and roads, but by NOT counting them, the developer gets to save a lot of money. He is off the hook for the extra proffers, but that money will have to come from somewhere. It will be passed on to taxpayers.

Maybe THAT is the listening the Mayor is referring to?

This developer does NOT have a right to rezone this property. He took a risk and engaged in speculative development, which has the potential to make him a lot of money. If this doesn’t get passed, he can just sell his land like everyone else does when they no longer want the property they own. Sometimes when you speculate, you lose.

If this passes, everyone that lives on or off of Manning Road will be subjected to the tripling of traffic which will greatly increase the chance of a serious accident. It is already a dangerous road that has seen fatalities. Adding more traffic means there will be more accidents and more risk to the safety and lives for our family, friends, and neighbors, not to mention the 300 new families that will be added.

City Council can say NO to this project. It is perfectly reasonable for them to say that they value the rights of the current property owners to safely enjoy and live in their homes, and that the desire, not right, of the developer to make a profit is not a good trade-off for the city and its citizens. They represent us, not him.

If the developer, the city and City Council are actually listening then they will know that what we are opposing is a development that will predictably DECREASE the SAFETY of the current residents. If City Council truly represent the people, they will put our safety above the profits of the developer.

Suffolk’s Most Dangerous Road

Care4Suffolk — Thu, 13 Nov 2025 16:12:20 +0000

It isn’t an exaggeration to state that Manning Road is one of the most dangerous and deadliest roads in the City of Suffolk.

The number of accidents, injuries, and fatalities are tracked and the data is available on TREDS (Traffic Records Electronic Data System), one of Virginia’s most effective and innovative information technology tools in the nation to identify and address road safety concerns. The Virginia Office of Data Governance and Analytics has ADT (Average Daily Trip) data available on the Virginia Open Data Portal (most recent data for Suffolk is from 2022).

Below is a chart that shows the comparison of accidents on various roads in Suffolk.

Click on Image of Chart to Enlarge

Manning Road is the location of the proposed Lake Pointe development that will add 300 single family homes and an estimated 2,772 vehicle trips per day. This will bring the ADT from 1,600 to 4,372 trips per day, nearly tripling the amount of traffic.

The chart includes a comparison with Grove Ave because Grove Ave is the location of the traffic study that the developer used instead of conducting one for Manning Road. The developer, with the agreement from city staff, has stated that it is a reasonable substitution. The Grove Ave accident data is from Grove Ave, Northbrooke Ave, and all side streets within that neighborhood combined.

It is expected that busier roads will experience more accidents. Busy roads have much more traffic. To give us a better idea of the safety of a road, we can divide the average number of accidents per year by the average number of vehicle trips per year. This gives us a rate, in this case a very small number because fortunately most drives do not end in an accident. This rate allows us to compare busy main roads to more rural roads and to neighborhood roads. It is similar to how in baseball, they use a batting average instead of the number of hits a batter has had. The batting average is the number of hits divided by the total number of times the player has been up to bat. In this case, the comparison is the number of accidents in a year divided by the total number of vehicle trips.

If you want to know how much more likely it is to get into an accident on Manning Road versus Grove Avenue, you can take the Manning Road Accident Rate and divide it by the Grove Avenue Accident Rate:

Manning Road Accident Rate / Grove Avenue Accident Rate = Likelihood of Accident

0.0000223347 / 0.0000008934 = 25.0

A trip down Manning Road is 25 times more likely to experience an accident than a drive on Grove Avenue. Below is a Comparison Chart that compares the likelihood of an incident to occur on Manning Road compared to other selected roads in Suffolk.

Click on Image of Chart to Enlarge

What this data is telling us is that if you are a driver in Suffolk, you are more than twice as likely to get in an accident while on Manning Road than when you turn onto Holland Road. That seems counterintuitive because there are far more accidents on Holland Road than Manning Road, but there are also thousands more cars traveling on Holland Road every day. For every 1 driver on Manning Road, there are 20 drivers on Holland Road.

Manning Road is one of the most dangerous and deadliest roads in Suffolk. When you turn down Manning Road from Holland Road, you have just increased your chance of dying in a car accident by 20 times. You are 17 times more likely to die on Manning Road than Main Street and 11 times more likely than when driving down Bridge Road. Let that sink in.

When someone from the Manning Road neighborhood tells you that they live on a dangerous road – believe them. The facts support this. It is in fact one of the most dangerous roads in Suffolk.

When the Manning Road neighborhood tells you that this road is far too dangerous to add 300 houses which will almost triple the traffic – believe them. Approving this development is likely to result in more deaths.

There is no plan in the city’s CIP or 2045 Comprehensive Plan to make any improvements to Manning Road – nothing to make the road safer. This development would be about a mile south of the Holland Road/Manning Road intersection. That is a long way to go on one of the city’s deadliest roads. There are no sidewalks, no shoulders, and the lanes are narrow, too narrow to fit large vehicles. Until the city makes improvements to Manning Road to make it safer, no rezonings should even be considered, let alone approved.

This is about preserving lives. Residents of the Manning Road area already risk their lives driving this deadly road daily. The city must not compound this risk by tripling the traffic on Manning Road – one of Suffolk’s most dangerous roads.

U-Haul Truck Overturned on Manning Road

Care4Suffolk — Tue, 21 Mar 2023 13:45:25 +0000

This accident happened on March 17, 2023 at around noon. A neighbor in the area reported that the driver of the U-Haul experienced wobbling in the trailer pulled by the U-Haul truck as she came around the curve and ended up in the ditch. The neighbor also reported that rescue had to cut the driver out of the window, but she believes the driver was not hurt.

This is yet another example on Manning Road, and other narrow country roads likes this in Suffolk, that these roads are not designed to handle wide vehicles. With lanes that are only 8′ wide and deep ditches on each side, when something unexpected happens, there is no room for the vehicle to make a safe recovery: there is no room for error.

Adding developments to areas like this, with insufficient roads, is irresponsible. Suffolk needs to fix its infrastructure first, if it wants to build on these roads. Otherwise, accidents like this may be an every day occurrence.

Truck Stuck on Manning Road

Care4Suffolk — Sun, 23 Oct 2022 17:06:51 +0000

Last week another truck got stuck on Manning Road, just south of Ellis Farm. This tractor trailer was attempting to turn onto Manning Road when it got stuck and blocked traffic.