Planning Commission continues Area 5 Small Area Plan public hearing for more analysis
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Summary
After a staff presentation on the Area 5 Small Area Plan and extensive public comment, the Planning Commission continued the public hearing and asked staff for more analysis on mobility, form‑based code details and neighborhood conservation frameworks.
The commission opened a public hearing on a Comprehensive Plan amendment and zoning map amendment for Planning Area 5 (the University/Route 1 corridor) and received an extensive staff presentation on the proposed Small Area 5 plan and T5C form‑based regulations.
Planner Bailey Thompson explained the proposal would rezone about 13.2007 acres from Commercial Shopping Center to Commercial Highway so the city can apply T5C form‑based code (public frontage, private frontage, building types) to retrofit auto‑oriented shopping centers into walkable mixed‑use districts. The presentation highlighted two subareas: a Village Transition area (walkable commercial/dining) and a "Brain Power District" abutting the University of Mary Washington and Mary Washington Hospital, where tailored redevelopment and open‑space connections were proposed.
Neighbors and civic groups asked for detail on connector routes, tree and historic‑resource protection, truck access and parking implications. Sue Sargent of the College Heights Civic Association said the process and consultant work were constructive but urged care on tree impacts and connector routing. Nearby business owners raised operational concerns about Snowden Street and VDOT’s proposed intersection redesign, asking staff to preserve truck access and small‑business deliveries.
Commissioners requested additional technical work — including clearer guidance on neighborhood conservation districts, a tighter description of form‑based code outcomes, and truck/VDOT access analysis — and directed staff to bring the plan back to a work session for deeper review before a recommendation. The commission scheduled further work with staff to refine the package and outreach materials ahead of subsequent hearings.
