Council continues heated public hearing on 273–274-acre Rico Road rezoning after neighbors cite traffic and creek risks

Mayor Tom Reed and Community Development Director Mike Morton opened a public hearing on Item 25-006, a request by Rico Investments, LLC to rezone approximately 273–274 acres from RL (Rural) to HM-MU (Mixed-Use Hamlet) at the intersection of Rico Road and Vernon Grove Road. Morton told the council the concept plan shows roughly 71% of the site preserved as open and civic space, about 274 clustered residential units, two vehicle connections to Rico Road, and a limited-access connection to Vernon Grove Road limited to emergency and non-motorized use; he said a traffic study and additional utility-line analysis remain outstanding.

Multiple adjacent landowners and residents urged deferral and more outreach. David Robinson, an adjacent property owner, said the developer’s community meeting drew about 50 attendees and “the vast majority of which were opposed and raised a good number of questions,” and asked the council to continue the hearing so the applicant could bring planners and engineers who could answer detailed questions. Ken Hearn, whose family owns a 70-acre property that borders the site, warned the rezoning “represents a profound and irreversible alteration to the character of our rural community” and raised specific concerns about impacts to Longino Creek and runoff to adjacent agricultural lands. Other speakers pressed for a delayed traffic count until Rico Road paving is complete and requested clarification about a mapped rock quarry and the potential public-safety hazard it might pose.

Chris West, the applicant’s representative, said the project team held an encouraged community meeting and that planners will refine the concept plan. West said he walked the property and “took photos of the area,” described the quarry feature as limited rock outcropping rather than a deep pit, and said the proposed “flats” are intended as fee-simple units over retail (a work-live model). He also committed to employing best management practices for stormwater to avoid impacts on waterways.

After more than an hour of testimony, Councilmember Scott Lightsey moved and Councilmember Rodney Peek seconded to continue the public hearing on Item 25-006 to the April 1 Council meeting at 6 p.m.; the motion passed unanimously. No substantive council vote on zoning occurred; staff and the applicant will return with the outstanding traffic study, pipe/utility analyses and Planning Commission recommendations before further council action.

The project details in the concept plan cited to council include: roughly 273.89 acres (transcript also references 273.5 acres in staff comments), preservation of about 71% of the site as open/civic space, a concept showing roughly 274 residential units across multiple phases and a minimum non-residential floor area of about 10,960 sq. ft. Residents asked for additional community meetings and for the applicant to bring technical staff (engineers/planners) to answer questions at future hearings. The public hearing will resume April 1, 2025, at 6:00 p.m., when the council expects the traffic study and Planning Commission recommendation to be available.