Midlothian planning commission tables PD‑170 mixed‑use rezoning after parking, circulation and walkability concerns

The Midlothian Planning and Zoning Commission on the evening of its regular meeting considered an ordinance to rezone 10.284± acres from Planned Development District 2 to Planned Development District 170 for a proposed mixed‑use development on the south side of East Ridge Drive north of Main Street. The commission tied, 3‑3, on a motion to recommend approval and then voted to table the item until the September meeting to allow the applicant to revise the plan.

Staff described the proposal as a three‑subdistrict mixed‑use project with a vertical mixed‑use building (ground‑floor retail with residential above), a community retail subdistrict and a townhome subdistrict. Staff said the site is currently undeveloped and identified in the comprehensive plan as a Newtown module appropriate for single‑family attached, vertical mixed use and general commercial uses. Staff presented parking calculations and design standards as part of the Planned Development text and recommended approval.

Audra Buckley, the project applicant, said the plan pairs approximately 60 multifamily units (apartment product) with 61 townhomes and aims to provide a “life‑cycle” housing mix that she said would allow residents to rent or buy and remain in the same neighborhood. Buckley told commissioners the townhome common area in the floodplain would be privately maintained by a condominium association and could be used by adjacent residents though it would not be dedicated as a public park.

Michael Smith, the project architect, told the commission that placing covered parking adjacent to the proposed mixed‑use retail space would block storefront visibility and make leasing the roughly 27,000 square feet of commercial space more difficult. Smith also cited construction economics, saying surface parking costs roughly $2,000 per stall while structured parking approaches $25,000 per stall, and said the project’s economics could not support a parking garage as designed.

Commissioners voiced several recurring concerns during the discussion: whether the access easement behind the retail would function as a de‑facto roadway with cars pulling in and out of adjacent parking; the proximity of parking to retail entrances and outdoor seating; a perceived shortfall of covered parking for apartment residents; the location of the playground partially in a low point/floodplain area; and gaps in pedestrian connectivity across the site. Multiple commissioners asked the applicant to return with revisions that increase walkability, add or relocate covered parking where feasible, and reconsider parking layout along the access easement.

On procedure and votes, a commissioner moved to recommend approval “as presented by staff.” After discussion the chair announced a 3‑3 split on the approval motion; the tie meant the motion failed to carry a recommendation forward. The commission then voted to table the item to the September meeting to give the applicant an opportunity to address the concerns; the applicant asked for a continuance and confirmed willingness to return with revisions.

Votes at a glance: - Motion to recommend approval of rezoning to PD‑170 (rezoning 10.284± acres): result — tie 3‑3 (motion failed to receive a majority). - Motion to table and continue the item to the September meeting: motion passed (continuance requested by applicant).

The applicant indicated willingness to revise the site and return to Planning & Zoning with a list of requested changes, including improved pedestrian connections, exploration of covered parking options outside the immediate storefront area, and circulation/striping or other measures for the shared access easement. Staff said it will coordinate with traffic review and will present the revised materials at the next P&Z hearing.

The commission’s discussion emphasized that, as presented, commissioners believed the plan advanced mixed‑use goals from the comp plan but needed clearer solutions for parking, pedestrian access and circulation before the commission could forward a positive recommendation to city council.