Board denies Verona rezoning after debate over density, floodplain and school capacity

The Henrico County Board of Supervisors voted to deny a conditional rezoning request from Dorado Capital LLC for property in the Verona District on Sept. 9, 2025. Supervisor Nelson moved to deny REZ2024-10176; Supervisor Rountree seconded the motion, which was adopted by the board.

The request sought to conditionally rezone a 36.118-acre site from A-1 (agricultural) and C-1 (conservation) to R-5AC (general residence) and C-1C (conservation) to allow a single-family subdivision. The proposal would develop about 17.21 acres for residential use (49 homes) and increase C-1 conservation from about 15.5 acres to 18.9 acres. Planning staff told the board the proposed density, 1.35 units per acre, conforms to the county comprehensive-plan designation (suburban residential, 2.4 units per acre maximum).

Supervisors who opposed the rezoning cited community opposition and site constraints. Supervisor Nelson said the application had been revised multiple times — from an early proposal of roughly 103 units, down to 81, then to 49 — but that cumulative development in the area still raised concerns when combined with other nearby rezonings. Nelson also noted a Corps of Engineers preliminary jurisdictional determination had been submitted confirming the wetlands shown on the conceptual plan, and he said school capacity near Highland Springs is approaching functional capacity, with the district approximately 175 students away from capacity.

Planning staff summarized that the Army Corps of Engineers’ preliminary jurisdictional determination validated the applicant’s wetlands delineation. The board heard that traffic, proximity to floodplain and neighborhood character had been raised by nearby residents during prior meetings and a deferral for decision on Aug. 12, 2025. Supervisors also referenced competing community interests, rights of property owners to sell, and prior nearby approvals that include mixed-use and townhouse projects as part of the broader neighborhood context.

The motion on REZ2024-10176 to deny the rezoning carried. The denial leaves the property under its existing A-1/C-1 zoning. No development approvals were granted as part of tonight’s action.

The rezoning record before the board included the applicant’s conceptual plan, the Corps’ preliminary jurisdictional determination, planning staff recommendations and community correspondence submitted during the review and the earlier public hearing and deferral.

The board did not set a new hearing date for this parcel during the meeting.