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Blowing Rock council tables conditional rezoning for Shops on the Parkway after design, height and rental concerns
Summary
After a lengthy public hearing and comment period, the Blowing Rock Town Council voted 3–2 on March 11 to table a conditional rezoning request (CZ2024-05) for the Shops on the Parkway, which would add 34 residential units to the existing shopping center. The council asked the applicant for a more complete master plan and further design changes.
The Blowing Rock Town Council voted 3–2 March 11 to table a decision on conditional rezoning CZ2024-05, a proposal to redevelop the Shops on the Parkway into a mixed-use, multi-phase development that would add 34 dwelling units in a 3–4 story building as Phase 1A.
Kevin Rothrock, who presented the staff report, described the request as a conditional rezoning from General Business (GB) to Conditional Zoning General Business (CZ-GB) for the Shops on the Parkway Phase 1A. The applicant, listed in the filing as Shops on the Parkway LLC and represented at the meeting by Oak Hill Management representatives Chris Barefoot and Andrew Hiltz, seeks approval for phase 1 only; any later phases would require additional approvals.
Key project details presented by staff and the applicant include: - Phase 1A would add 34 residential units in a 3–4 story building placed on the south end of the property along the Middle Fork of the New River. - The primary residential building height would be about 37 feet to the peak; six mezzanine areas would reach a maximum of 53 feet under the applicant’s requested condition. - Because parts of the building exceed 35 feet, the project requires increased setbacks: 40 feet from the street, 16 feet on sides and rear (plans show larger setbacks in some places). - The applicant requested adjustments to parking standards: 1 space per one-bedroom unit, and 2 spaces per two- or three-bedroom unit, plus one visitor space per four units. Staff calculated the requirement as 76 spaces and the applicant proposes 77 for phase 1. - Site work includes relocating an on-site sewer main, moving stormwater detention, adding rain gardens and bioswales, and an overall reduction in impervious surface of about 28,000 square feet for the full build-out as described in the presentation.
Applicant representatives said they have sought local designers and engineers and described the project as a phased attempt to increase density and enliven the property. Architect Bill Dixon described multiple design iterations; the current submission reduced exterior stucco areas substantially, added stone and timber elements, and amended balcony treatments.
More than a dozen residents spoke during the public hearing. Common concerns included the building’s mass and scale at the town’s northern entrance, the design’s fit with Blowing Rock’s character, the potential prevalence of short-term rentals, parking adequacy, and the lack of a detailed master plan for the entire shopping-center site. Several speakers urged the council to require a comprehensive master plan for the entire property and stronger guarantees — such as performance bonds or binding design commitments — to ensure future phases are completed in a way that blends with existing retail buildings.
Staff and the planning board recommended conditions that would require blending the exterior of the existing retail building with the new construction if later phases do not proceed; planning staff recommended a sidewalk extension to 321 before a final certificate of occupancy for the building; the planning board recommended approval in February with the applicant’s proposed conditions plus staff and planning board conditions.
Several council members said they wanted a fuller master plan and clearer commitments about future phases, materials and uses before approving phase 1. Concerns cited by council members and residents included the structure’s length (roughly 400 feet as presented), visibility from Valley Boulevard, and the risk that units become short-term rentals rather than year-round housing for local workers. Some council members also said they would like to see options for workforce housing integrated into future versions of the project.
After discussion, a motion to table the decision until a future, unspecified date passed 3–2. The council directed the applicant to work with town planning staff and suggested returning with more detailed phasing information, representative elevations and clearer use percentages for retail, restaurant and residential components. The meeting transcript records the table motion and the vote outcome but does not give a precise re-submittal deadline; staff said the application should return through planning and zoning for review before reappearing before council.
