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Wednesday, January 22, 2025 at 8:30 PM

BV Rezoning Proposal Draws Opposition

Multi-Family Housing Plans At Issue

Seven of eight citizens who spoke at a public hearing before Buena Vista City Council last week opposed a proposed rezoning in the 2500 block of Sycamore Avenue.

Ryan Goodsell, the developer who is seeking to have the southern half of the block rezoned from R3 (residential limited) to R4 (medium density residential), was the lone speaker in favor of the proposed rezoning that would allow a multi-family housing project to move forward.

Goodsell wants to convert an existing 5,000-squarefoot residential structure into four apartment units at 2517/2519 Sycamore Ave., and to build two new duplexes at the corner of Sycamore Avenue and 25th Street. The plans include razing an existing structure at 2507 Sycamore Ave.

Buena Vista “has a desperate need for housing,” said Goodsell, noting that the average age of houses in the city is 50 years old, and that many of those homes are in need of “major renovations.” His objective, he said, is to provide the city with safe, affordable housing options.

Speakers opposing the rezoning said it would irreparably harm the character of the long-established African American neighborhood of single-family homes that dates to the early 1900s, shortly after the city’s founding. They contended that the density of the proposed multi-family housing project would be out of proportion with that of the rest of the neighborhood, and that the requested rezoning could lead to commercial development encroaching on the neighborhood in the future.

R4 zoning, which would be needed for a four-unit residential structure, is primarily residential but does allow commercial professional offices by right and retail establishments with a conditional use permit.

Danta Thompson, a resident of the neighborhood who pastors a church there and whose family has lived in the neighborhood for generations, said the proposed housing project “would [adversely] affect the quality of life in the neighborhood.” She pointed out that the city’s comprehensive plan calls for protecting the city’s historic resources, which would she asserted would surely include this historic African American neighborhood.

Fred Smith, who said he was “born and raised” in the neighborhood, referred to the requested rezoning as a “slippery slope” that would eventually lead to the end of the neighborhood as we know it. “You cannot destroy history,” he declared.

Mixed uses encroaching on the historically African American neighborhood amounts to “gentrification,” said Rishi Richardson. “There’s a need for housing,” she acknowledged, but added that it should go where it’s appropriately zoned.

Darlene Williams recalled growing up in the neighborhood when there were “block parties, cookouts.” She urged City Council to reject the rezoning request. “When history is gone, it’s gone,” she said.

Dennis Hawes, a city resident who chairs the Planning Commission, said that although the Commission didn’t make a recommendation on the rezoning, he personally opposes it. He said he viewed the proposal as too dense, noting that variances to normally required setbacks would be required. While there is presently a demand for housing for Southern Virginia University students, he said that SVU would be building dormitories in the future to meet this demand.

After the public hearing, when the proposed rezoning came up on Council’s agenda, Stanley Coffey questioned why the Planning Commission had not made a recommendation. Hawes said other Commission members apparently felt they needed more information, and no one offered a motion to make a recommendation. Whether a recommendation is made or not, the rezoning request must be acted upon by City Council within 60 days of when the application was made.

While Goodsell was the only speaker during the public hearing to support his plans, he did present copies of form letters signed by 20 citizens expressing support for the rezoning. Although there was some variation to the content of the letters, each of them included the following statements: “The proposed rezoning will: 1) renovate an old and unlivable building on this property; 2) increase housing options in our neighborhoods; 3) improve local infrastructure. I believe the project plans align well with our community’s needs and long-term vision. This rezoning project represents a positive step forward for our city and neighborhoods. It will enhance the quality of life for current and future generations while promoting responsible growth.”

City Council held a first reading on the proposed rezoning Thursday. As is its custom, action won’t be taken until a second reading is held, which is scheduled to take place at Council’s next meeting on Jan. 16.


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Dr. Ronald Laub DDS