By Matt de Simone
At its recent meeting on Sept. 23, the Botetourt County Board of Supervisors unanimously approved a resolution aimed at refining the county’s zoning ordinance to better support vibrant, walkable communities— specifically within the Gateway Crossing Overlay District.
The approved measure sends proposed amendments to the Planning Commission for further consideration. The goal is to clarify the definition and usage standards for “mixed-use dwelling units,” a key component of the county’s long-term vision for sustainable development.
According to county staff, the proposed changes are intended to better align zoning language with the goals outlined in the county’s comprehensive plan, particularly those focused on activating street-level spaces in mixed-use developments. Under the revisions, a clearer distinction will be made between permanent residential units and transient lodging, such as short-term rentals or hotels.
The amendments would also reinforce requirements for commercial, retail, or office uses on the ground floor of mixed-use buildings. These provisions are designed to promote pedestrian activity and ensure that developments contribute to a dynamic, street-level environment that serves the public.
Community Development Director Nicole Pendleton explained the county’s intent to eliminate ambiguity in the definitions within the zoning ordinance. She addressed how the county is working to clarify the relationship between mixed-use residential units and the types of commercial uses that support density waivers— specifically in buildings where residential units are located above ground-floor commercial spaces.
Supervisor Walter Michael asked whether the county has flexibility in defining acceptable mixed uses, using DownHome Pharmacy in Cloverdale as an example. He questioned whether the county could determine that the second floor of a mixed-use building qualifies as mixed use, but not necessarily the kind the county wants to encourage.
Pendleton responded that the current zoning code is designed to promote walkable communities by mixing residential and commercial uses within the same structure. She explained that density waivers are currently allowed if there is commercial space on the first floor, but there has been some uncertainty about what qualifies as commercial use.
“In today’s world, if you wanted to build a multi-family structure in the Gateway Crossing area, you’d get a waver if there was commercial space on the first floor,” Pendleton said. “Where we are running into a little bit of gray area is what constitutes a commercial use. For example, does an extended stay hotel constitute as a commercial use? In my interpretation of the purpose intent of the Gateway Crossing area, it was to provide services— retail, commercial services for the folks who were living in the second and above story. So that, to me, would be the reason you’d waive or allow for that density to be a little different because you would be having less trips. You’d be having more walkable communities. You’d be encouraging the types of uses the Gateway Crossing supports.”
Board Chair Amy White noted that this resolution serves as a first step, paving the way for the Planning Commission to take a deeper look at the issue before it returns to the supervisors for further discussion.
The matter will now go before the Planning Commission for detailed review and a public hearing, expected to be scheduled in the coming months. If the commission recommends approval, the amended ordinance will return to the Board of Supervisors for final adoption.
For more information on the Gateway Crossing Overlay District and ongoing planning efforts, visit the Botetourt County website at www.botetourtva.gov/faq.aspx?TID=49
