Commission approves Highland Village rezoning after debate over connectivity and amenities

The Midlothian Planning and Zoning Commission on July 15 approved an ordinance rezoning about 50.958 acres on the south side of West Highland Road to Planned Development District 181 for single-family uses.

The commission's approval followed a lengthy public hearing and debate over required secondary amenities, sidewalk construction along West Highland Road and whether the subdivision should be required to stub to Hayfield Road. Planning staff told the commission the project proposes 53 single-family lots, on-site septic systems, a pond with an aerator fountain and sidewalks along West Highland Road, and recommended the proposal as “partially consistent” with the city’s 2045 comprehensive plan.

Commissioners pressed the applicant and staff on several items that staff said bear on compatibility and long-term connectivity. A staff member noted the subdivision does not meet the zoning ordinance’s required six secondary amenities (the applicant presented five), and emphasized city connectivity and step-out policies that encourage streets to tie through adjacent developments. “We just want a quality development and so that’s why we said it’s partially consistent and we’re more concerned about the connectivity questions,” a staff member said.

Chris Oliver, the applicant, said the development would include curb, gutter and sidewalks inside the neighborhood and that his company builds the houses rather than selling lots. Oliver said he had contacted homeowners on Hayfield Road and that those residents did not want a direct connection: “None of those want that street to connect,” he said. Oliver also said the project team could preserve trees along the southern boundary but that some preservation items would require inventorying species and sizes.

Commission discussion repeatedly returned to whether the subdivision should provide a stub connection to Hayfield Road and whether the developer had provided elevations and other materials needed to meet the “design theme” component of the secondary-amenity requirement. Commissioners noted precedent: recent subdivisions had sometimes been approved without architectural elevations on file, and staff and commissioners clarified the city has limited ability to enforce some design items (for example, materials percentages are often voluntary).

After an initial vote on a motion to deny the rezoning failed on a tie, commissioners returned with a motion to approve the rezoning as presented with an added condition requiring a road stub to Hayfield Road. That motion passed.

The commission's action advances the rezoning to city council for final consideration as required under local procedure.