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Committee advances Berryville Avenue neighborhood design district to Council, balancing redevelopment and existing businesses
Summary
The committee approved adding the Berryville Avenue neighborhood design district to the comprehensive plan and recommended follow-up zoning and TIF tools; members debated whether large redevelopment or incremental improvements best preserve grocery access and legacy businesses such as the Foodmax shopping center.
Staff presented the Berryville Avenue neighborhood design district (NDD) comprehensive‑plan amendment and the Planning & Economic Development Committee voted to forward the amendment to Council with approval.
The amendment is intended to provide a more detailed, implementation‑ready plan for Berryville Avenue than the existing comprehensive‑plan language. Staff said the NDD focuses on pedestrian and bicycle safety, improved vehicular circulation, mixed‑use redevelopment with ground‑floor retail, and targeted boulevard and trail improvements along the I‑81 frontage to encourage lodging and conference uses where appropriate.
"One of the major sections is the I‑81 frontage," staff said, noting the NDD is intended to attract a range of uses—while also allowing some existing gas stations, restaurants and drive‑through models to remain where the zoning later maintains flexibility. Staff emphasized that the comprehensive‑plan amendment itself is aspirational and that zoning changes will follow to implement standards and allowable uses.
Committee members raised concerns about legacy businesses and unintended consequences. Several members stressed that the Foodmax shopping center and other small‑business owners currently provide neighborhood grocery access and community services and are fully leased. One committee member cautioned against an aspirational plan that could result in no interim improvements and eventual blight if property owners cannot or do not pursue redevelopment immediately.
Staff and the committee discussed implementation tools: a map‑defined approach to corridors, zoning changes to control where ground‑floor residential returns without a conditional use permit, tax increment financing (TIF) to support infrastructure, and a tourism zone the Economic Development Authority is exploring. Planning Commission comments and a list of items for further consideration were included in the packet and will inform the zoning drafting process.
After discussion a motion to approve the comprehensive‑plan amendment for the Berryville Avenue NDD was moved, seconded and carried by voice vote. Staff said further zoning text amendments and rezoning steps will follow, and existing businesses would be allowed to continue operating during rezoning and transition phases.
