Planning commission recommends Hill Farm 2 rezoning to Hilliard Conservation District over neighbors' objections

The Hilliard Planning and Zoning Commission on Feb. 13 voted 5-1 to recommend City Council approve a rezoning and preliminary development plan for “Hill Farm 2,” a single‑family subdivision proposal that would place about 70% of the 265.8‑acre site into preserved open space and deliver roughly 300 lots. The commission’s recommendation included the staff analysis that sanitary‑sewer capacity (ERUs/taps) is expected to become available to support the proposal.

The proposal would create a Hilliard Conservation District (HCD) parcel with clustered lots, woodland and prairie restorations, multi‑use paths and a commitment to maintain forest restoration areas. Proponents said the plan extends contiguous protected land adjacent to Tarleton Meadows and Hill Farm 1 and includes reforestation and prairie plantings that, together, are intended to improve habitat and connect to other open space nearby.

Staff said the plan meets the city’s new HCD zoning standards, the Darby watershed guidance incorporated into local code, and added that recent conversations with Columbus indicate additional sewer capacity is likely to be available. Planning staff recommended approval with six conditions listed in the staff report, including required frontage and internal pedestrian improvements and a developer agreement covering infrastructure commitments.

Opponents and neighbors told commissioners the proposal will increase traffic on Jeffrey Lynn Drive, a narrow neighborhood collector that residents said already has speed and safety problems. Multiple speakers described near‑misses at bus stops and crossings and urged the commission to pause consideration until two regional processes conclude: (1) amendments to the Big Darby Accord (the watershed master plan) and (2) a two‑phase Ohio Department of Natural Resources (ODNR) study updating water‑quality and biodiversity modeling for the Big Darby watershed.

The Ohio Environmental Council Action Fund (OEC Action Fund) and Big Darby watershed stakeholders urged the commission to delay any land‑use decisions pending completion of ODNR’s watershed modeling and any proposed Accord amendments. OEC Action Fund representative Melanie Houston said ODNR will deliver an initial data phase in summer 2025 and finish phase two about a year later; she urged the jurisdictions to incorporate that updated science before authorizing additional development in the watershed.

Applicant Josh Barkin of MI Homes said the project adds roughly 86 acres of new contiguous open space in the area, would use no NCA reimbursement to the developer (those funds would remain available to the city), and includes higher‑cost reforestation and prairie plantings beyond minimum Darby manual requirements. Barkin said MI Homes is prepared to work with staff on traffic‑calming and other off‑site mitigation where reasonable.

Commission debate focused on two central tradeoffs: (1) whether to allow a density bonus above 1 unit per acre for infrastructure and environmental enhancements and (2) the immediate practical effects on Jeffrey Lynn Drive and nearby neighborhood streets. Staff and the applicant argued the project meets density‑bonus criteria in the code (regional infrastructure costs, reforestation commitments and a developer agreement to construct or fund off‑site improvements). Several commissioners and many residents said the commission should be cautious about granting a bonus on the first HCD proposal under the new rules.

After discussion, Commissioner Marsh cast the lone dissenting vote; five commissioners voted to forward a favorable recommendation to City Council. The motion forwarded the rezoning and preliminary development plan to council on the basis that sanitary sewer capacity is expected to be made available and with the six staff conditions. The record for the item includes extensive public comment opposing immediate approval and asking for additional traffic planning and for the ODNR modeling to be considered before final approvals.

The commission also earlier voted 6‑0 to suspend the rules and put this case before the panel on the Feb. 13 agenda. The zoning recommendation now goes to Hilliard City Council, which will consider the planning commission’s recommendation along with the developer agreement and publicly submitted comments.

What’s next: City Council will receive the planning commission recommendation and the staff report; Council must decide whether to adopt the rezoning ordinance and developer agreement. The ODNR watershed modeling and any Darby Accord amendments are separate regional processes and may influence Council’s deliberations.