Builder seeks rezoning of 24 acres for up to nine home sites; small cemetery on parcel flagged

Jet Hostetler, owner of Jetstone Builders, presented a rezoning request for part of a 67.7‑acre parcel on Shelby Road at the Madison County Planning Commission workshop on Feb. 18. The applicant asked that about 24 acres of Tax Map 56‑5A be rezoned from A‑1 to A‑1/R‑1 to create future home sites.

Hostetler described the plan as creating two entrances off Shelby Road — one serving up to five homes and the other up to four — with the back, residual parcel remaining A‑1. He said VDOT guidance allows up to five homes per entrance and that the parcel has approximately 850 feet of road frontage. "There is a small cemetery on this property…it's approximately 200 feet from the parcel on the right," Hostetler said, adding that the cemetery appears overgrown and not actively maintained. He proposed a boundary adjustment to place the cemetery onto the larger retained parcel so that none of the new lots would contain it.

Commissioners discussed proximity to existing R‑1 zoning (staff said the property is about one quarter mile from existing R‑1), soil and drain‑field concerns, and well availability. Staff noted that water supply and wastewater are regulated by the Virginia Department of Health and that each proposed lot would require a soils evaluation and, where necessary, a site‑specific drain‑field design. Hostetler said preliminary soil testing near the road frontage has been favorable but that full site testing has not been completed.

No members of the public spoke during the meeting on the rezoning case. Staff said the application will return for the normal second‑workshop/public‑hearing process once required studies and any outstanding questions are addressed.