Planning commission recommends trustees decline rezoning at 427 Stevens Gap Road

The Hochatown Planning Commission voted to recommend that the town trustees deny a rezoning request for land at or near 427 Stevens Gap Road after a special meeting and public hearing. The commission’s recommendation, made by Commissioner Scott Cross and seconded by Brad Bollinger, followed presentations by the applicant’s representative and multiple residents who expressed concerns about traffic, wastewater treatment, buffers and community character.

Applicant representative Garrett Elder told the commission the owners want the rear parcel rezoned to commercial so the two parcels can be used together; he said the property previously held commercial buildings and that consolidating the parcels would avoid duplicate setback penalties. "We’re looking at doing... 24 units of apartments," Elder said while noting the site and regulatory constraints that could reduce that figure. Planners described applicable green-space buffers and setback rules that would apply to new commercial development.

Residents raised concerns about notice, stormwater and wastewater impacts, and year-round traffic on Stevens Gap Road during the tourist season. One resident said neighbors were told DEQ had changed its guidance several times and reported that DEQ indicated the site might support "30 units with up to 60 people," while others warned that commercial zoning would allow businesses that could differ from the applicant’s stated plan. "We didn’t move from big cities to have our properties right next to us turned into apartment complexes," a resident said.

Staff clarified limits of local regulations and the review process: rezoning by the trustees is a separate step after the commission’s recommendation; lot consolidation and any variance (for setbacks or green-space buffers) would prompt additional reviews and, where required, public hearings. A planning staff speaker also corrected a public comment that medical marijuana facilities would be allowed automatically, saying such facilities are not a warranted use under the town’s commercial zoning.

After discussion about community vision, traffic safety and prior similar applications, the commission took a recommendation vote to "not recommend approval" of the rezoning. The motion carried on roll call with the members present voting in favor of the recommendation to deny. The record of this recommendation will be forwarded to the town trustees, who will hold their own hearing and decide whether to grant the rezoning.