Staunton commission backs H1 historic-preservation edits, advances P1 text amendment and schedules rezoning outreach

The Staunton Planning Commission on April 17 voted to recommend several zoning text amendments and advanced a public outreach schedule for a proposed mass rezoning of commercially zoned properties currently used as residences.

Zoning administrator Miss Nestle reviewed proposed changes to Chapter 18.85 (H1 Historic Preservation District), including (1) wording edits (changing the preposition from "in" to "between" in an exception), (2) adding a definition of "substantial justification" with an insertion of "as noted by the member making the motion," (3) striking the word "reconstruction" where it created an inconsistent meaning, and (4) adding an administrative-review route for certain roof resurfacing materials so minor changes need not wait an extra month for full review. "Staff recommends that planning commission recommend approval of the proposed changes," Miss Nestle said; the motion to recommend approval carried by roll call.

On a separate, citywide planning track, staff presented a mass rezoning project intended to convert parcels zoned commercial but used as residences back to residential zoning. Planners described parcel-level research done after field trips and walked commissioners through several examples (e.g., 1056 West Beverly, 26 East Gay Street, 31 East Gay Street, 318 Sterling, and others), explaining why some properties are recommended to be included and others excluded to avoid creating nonconforming residential units or because of church ownership or existing special-use permits. Staff proposed scheduling an open-house-style public meeting the week of June 9–13; commissioners favored Wednesday, June 11, with a 5–7 p.m. window (staff will confirm location availability and a backup date).

Finally, the commission recommended approval of a zoning text amendment to Title 18 (P1 professional district) to add "florist shop" and a narrowly defined category of retail businesses that are "primarily focused on order fulfillment and delivery of specialized goods and services where a majority of annual revenue is generated through remote sales" as uses permitted upon review. Commissioners discussed how to phrase the remote-sales threshold and enforcement for startups, and confirmed that each use would come to the commission as a special-use permit for site- and context-specific review. Staff said it would check with the city attorney about whether an additional public hearing is needed at the council stage; the motion recommending approval carried by roll call.

These recommendations and the mass rezoning outreach plan move to the next procedural steps: staff will finalize the materials for the community meeting and forward the code changes to Staunton City Council for consideration.