Developer seeks conditional-use permit for 28-unit downtown Christiansburg complex; neighbors raise safety and access concerns

The Christiansburg Town Council on Jan. 13 heard a conditional-use permit request from Clayco LLC to build a planned housing development of 28 multifamily units on roughly 2.2 acres near West Main Street.

Steve Simonis of Westwood Professional Services introduced the project, saying the site is currently zoned R-3 and the applicant is asking to increase density to about 13 units per acre and to raise the building height to “almost 42,” roughly a seven‑foot increase over the 35‑foot limit in an R‑3 district. He said 71 percent of the units would be one‑ and two‑bedroom units, infrastructure would be built to town standards, and the applicant had agreed to a condition to design and construct a widening of 1st Street to 18 feet prior to issuance of the first certificate of occupancy.

The proposal drew questions from council and residents about how the street widening would affect adjacent property, emergency access and pedestrian connections. The developer said the work would occur in existing town right-of-way and would be at the applicant’s expense. On sidewalks and connections to Christmas Street, he said curb, gutter and sidewalk are proposed along the property’s Christmas Street frontage and that a pedestrian connection could be considered where feasible, though steep grades on part of the parcel limit accessible routes.

Neighbors and nearby property owners urged caution. Kay Cooper, who lives at the corner of Highview and 1st Street, asked the council to deny permission for the extra eight units, saying, “This is a long established neighborhood ... Streets are very narrow, and you’re doubling the amount of cars on a 2‑acre plot,” and calling the plan a safety concern for children, pedestrians and elderly residents. Other residents echoed concerns about a single entrance, spillover onto Angle Drive and Longview, limited on‑street parking, and whether the proposed rents would be affordable. One resident noted the parcel had previously been approved for 20 units and urged the council to consider keeping the lower density while preserving an access onto Christman Street.

A representative who said he works for the developer, Ian Friend, described projected rent ranges as “between 1,000 and 2,000 — 1,000 for 1‑bed, 1,500 or so for 2‑bed, and then 2,000 for a 3‑bed,” and said the extra units help keep rents lower across the site.

Council did not vote on the permit that evening. Staff noted four recommended conditions in the planning report and the applicant’s additional condition to widen 1st Street prior to occupancy. Council asked staff, including engineering and emergency services, to review access and safety issues before any final action.

Next steps: the public hearing record will remain available to council as staff compiles follow‑up information about traffic, emergency access and the proposed street work before the council considers a final decision.