By Matt de Simone
Buchanan Town Council and the Planning Commission held two public hearings Feb. 9, including a joint hearing on a proposed zoning text amendment affecting commercial districts and a separate hearing on a proposed amendment to the town’s FY26 budget.
During the joint public hearing, the Planning Commission and Town Council reviewed a proposed zoning text amendment that would allow “public uses” in Commercial (C) zoning districts through the issuance of a special use permit.
Town Manager Timothy Mack explained that the request originated in November, when the Planning Commission reviewed a proposal initiated by town staff following discussions about the potential relocation of the Botetourt County Public Library from downtown Buchanan to a vacant commercial building outside the downtown area.
Under the town’s existing zoning ordinance, such a move would require either rezoning or conditional rezoning of the property. Mack said staff viewed those options as forms of spot zoning, which is generally discouraged.
Instead, the Planning Commission pursued a zoning text amendment to create a process allowing public uses in Commercial districts by special use permit. The original draft would have permitted libraries as a by-right use, but commissioners revised the language to require special use permits, adding an additional layer of public review.
Mack emphasized that approval of the text amendment would not guarantee approval of any future project, including a library relocation. Each request would still require a separate application, public hearings and approval by both the Planning Commission and Town Council.
Mayor Sue Way reiterated during the hearing that the amendment was intended to establish a pathway for future applications and that each proposal would be evaluated individually.
“This is case by case,” Way said, noting that council would retain the authority to approve, deny or place conditions on any special use permit.
The amendment adds “public uses” to the list of special uses allowed in Commercial districts, which already includes churches or places of worship, auto repair shops, mini-warehouse facilities, bed-and-breakfasts and contractor yards.
Mack said staff’s analysis relied on the principle of cumulative zoning, which allows less-intensive uses within higher-intensity zoning districts, and concluded the amendment would provide flexibility while preserving the town’s zoning structure.
During public comment and commission discussion, concerns were raised about potential impacts to the town’s tax base. One Planning Commission member warned that allowing public uses in commercial buildings could result in properties being occupied by tax-exempt entities, reducing revenue for the town. Others expressed concern about vacant buildings downtown if the library were to relocate.
Mack and council members stressed that the text amendment itself was not a vote on the library’s future location and would apply to any public use proposed in a Commercial district.
Following discussion, the Planning Commission voted 3-1 to recommend approval of the zoning text amendment, finding that public uses would be “in harmony with good zoning practice, the Commercial district at-large, and the general welfare of the public.”
Town Council later voted unanimously to approve the zoning text amendment, adopting the same findings.
Following the zoning hearing, Town Council held a separate public hearing on a proposed amendment to the FY26 budget.
Mack told council that the budget amendment was intended to realign projections midway through the fiscal year and address discrepancies identified during the town’s transition from QuickBooks to a new financial management system, as well as changes in water and sewer operations.
In the General Fund, two expenditure line items totaling $50,000 for auditing and legal services were omitted from the adopted budget, resulting in an imbalance of $20,946. The amendment corrected the error and balanced the budget through increased local revenues, primarily meals tax collections, and reduced personnel costs in the town manager’s office.
Additional adjustments included higher-than-anticipated audit costs, increased Buchanan Carnival proceeds and reduced revenue projections related to the cancellation of Reggae by the River.
The Water Fund amendment incorporated revenues and expenditures related to a $250,000 Lead Service Line grant, portions of which were spent and received in FY25. The revised Water Fund budget reflected a projected deficit of $48,445, which staff said could be covered by reserves but may require future revenue increases.
The Sewer Fund amendment reflected reduced revenue projections from sewer connection fees and increased expenses related to pump station and digester maintenance at the wastewater treatment plant, resulting in a projected deficit exceeding $72,000.
Following the public hearing, Town Council unanimously approved the FY26 budget amendment, finding the adjustments to be in the best interest of the town’s fiscal health.
