Bland Tract conditional rezoning approved after public opposition; applicant agrees to 7.5% affordable housing condition

The Board of Commissioners approved a conditional rezoning for the Bland Tract (PB24511) on Jan. 13 after nearly two hours of public comment, staff discussion and a brief motion to table the item so the board could consider related planning information.

Applicant attorney Nick Robinson described a revised proposal offered after community meetings: the applicant reduced residential density from an earlier higher number to a maximum of 140 dwelling units, cut proposed commercial square footage to 100,000 square feet, removed multifamily/manufactured housing as permitted uses, enhanced buffers along Hanks Chapel Road, and prohibited individual lot driveways onto Hanks Chapel Road. Robinson said the applicant would donate the smaller orange tract (about 6.9 acres as described in the application) to the town for a fire station and park uses and would dedicate wider right-of-way for the Eubanks Road extension where applicable.

Ten residents and neighborhood representatives spoke during the public-comment period. Speakers raised multiple concerns: inconsistent acreage figures in application materials, the adequacy of the donated parcel for a fire station and park (easements and power-line constraints were cited), floodplain and riparian impacts, impacts on private wells and local tributaries, the unfinished alignment and design of the proposed Eubanks Road extension (which affects access and traffic patterns), and the timing of this rezoning relative to the town—s upcoming small-area plan for the South Village. Several neighbors urged the board to deny the rezoning or delay action until the small-area plan was finalized.

In the meeting—s discussion, staff and board members acknowledged unresolved infrastructure questions—particularly the alignment and design of the Eubanks Road extension, which currently appears in the town—s comprehensive transportation plan as a conceptual route and needs further engineering and DOT coordination. The applicant offered to include an affordable-housing condition mirroring language used in a recent Womble rezoning: at least 7.5% of dwelling units constructed (with flexibility to meet the obligation within a defined geography or equivalent alternative).

After a motion to table the item passed, the board later voted to approve PB24511 as presented with the added affordable-housing condition (7.5% with flexibility similar to the Womble condition). The final approval vote was recorded as 3-2 in favor.

Ending: The conditional rezoning creates binding conditions that will govern future site-plan review, infrastructure dedications and the donation of land for a fire station/park; neighbors and staff will continue to work with the developer on road alignment, environmental constraints and how affordable units will be provided.