Oxford planning commission approves rezoning of 5234 Hester Road to allow higher-density housing

The Oxford Planning Commission voted to approve a recommendation to rezone 5234 Hester Road from R1B (single-family medium density) to R2A (single- and two-family) after a public hearing and discussion on traffic, long-term ownership and the proposed type of housing.

Planning staff said the 2.1-acre property, owned by the City of Oxford, was acquired with American Rescue Plan Act (ARPA) funds and previously was considered for a 12-unit cottage community. "The city had acquired this property with ARPA funds," Mr. Moore, a city planning staff member presenting the request, told the commission. He said the rezoning would permit higher density and that a planned development could increase the site's potential from 13 units (under the existing zoning allowance used in the prior cottage-community concept) to roughly 26 units if pursued as a planned development.

The change is intended to better align the parcel with several housing goals in the comprehensive plan and the Housing Needs Assessment. Mr. Moore cited portions of the comprehensive plan that encourage "leveraging land and other tangible assets to address housing supply gaps" and noted the 2020 housing needs assessment identified an estimated need for about 323 lower-rent units in the community. He also told the commission that the city issued an RFP for the site and selected a finalist, Empower Me Living; council has authorized staff to negotiate a contract but no binding contract has been executed.

Members of the public voiced concerns about safety and long-term commitments. Margaret Linsky, who said she lives at 6203 Hester Road, told the commission she was "not opposed to this project, but I have concerns about ... the safety of 27 in particular" and urged the city to consider crosswalks, rapid flash beacons or a traffic signal to improve access to Route 27/College Corner Pike for future residents. Linsky also asked, "Will this stay a neuro inclusive neighborhood?" Alice Erin Zradlinski, who also gave her address as 6203 Hester Road, said the site had been described in earlier proceedings as intended for senior living and said that change in use and expectations was a concern for neighbors.

Commission discussion ranged from zoning principles to practical impacts. Several commissioners said they support higher density in line with the comprehensive plan; others emphasized the project's off-site impacts, including pedestrian and traffic safety on College Corner Pike/Route 27. Commissioners and staff repeatedly noted that rezoning alone does not approve a development: any specific project would require a subsequent planned development or site-plan review and council approval of any negotiated contract. Staff clarified that Empower Me Living's proposal, submitted as part of its RFP, showed a concept with 16 micro-homes (approximately 400 to 800 square feet each) described by the bidder as a "neuro-inclusive" supportive housing development intended to serve adults with intellectual and developmental disabilities, but that the contract and any planned-development application remain subject to further negotiation and approvals.

After deliberation, the commission made a motion to recommend approval of the map amendment to city council and carried the motion. The roll call recorded four members voting in favor and one dissenting vote; one commissioner had been excused earlier in the meeting. The transcript shows Mr. Watt voted no and commissioners Arbuckle, Webster, Rosenberg and Bracken voted in favor. The rezoning recommendation will be considered by Oxford City Council, which is the final authority for zoning map amendments.

The record and staff presentation included additional context about the site's surroundings: commercial property (Somerville Bank, College and Suites and Westgate Mall) lies to the south, and multiple existing residential subdivisions and multifamily properties border the remaining sides, including Northridge Subdivision, Redford Woods and Oxford Green condominiums. Staff noted the parcel had once held a house and garage that were demolished and that much of the city's existing R2A zoning is already developed or planned. Staff also suggested that, because the city is the property owner, council may consider contract terms to preserve long-term project goals if it proceeds with a private partner.

Key clarifications from the meeting: the City is the applicant and property owner; council has authorized staff to negotiate with Empower Me Living but no contract has been signed; rezoning alone does not approve a development plan or guarantee the specific proposal; and any planned development would return to the commission/council for formal review.

Commissioners and neighbors asked staff to flag safety and access issues on College Corner Pike/Route 27, and several commissioners said those off-site needs should be addressed as the project advances to negotiation and site-plan review.