City planners propose big-box compromise rules

The Lynchburg Planning Commission is nearing the end of its big-box discussion more than a year after the issue was first introduced.

On Thursday, commissioners reached consensus on a new ordinance that applies stricter oversight to large-scale retail or “big-box” projects.

The proposal — which could be the subject of a public hearing next month — makes some concessions to the concerns of developers but does not completely grant their requests.

A faster, strictly administrative form of approval would be available for those willing to adhere to higher development standards.

Issues addressed Thursday during a special, two-hour work session included incentivizing redevelopment and providing more flexibility for those pursuing the quicker administrative process.

If approved, the ordinance would stop future big-box stores from going up automatically or ‘by right’ in the city. Projects would instead have to go through public hearings and submit to planning commission and City Council review.

Commissioners opted not to change the overall scope of the ordinance, which would apply to any retail development of 50,000 square feet or more.

They did, however, raise that threshold for redevelopment projects only to 75,000 square feet, an effort to encourage the reuse of existing sites over new construction.

A stakeholders’ panel made up largely of local developers sought to get the ceiling raised to 100,000 square feet for all projects with further incentives for redevelopment.

The panel also suggested the criteria outlined for those wanting to secure an administrative review and avoid public hearings was overly restrictive.

Earlier drafts of the law laid out a series of higher development standards and required 100 percent compliance from those taking the administrative path to approval. Developers suggested 50 percent compliance was more reasonable.

Commissioners agreed to lower it to 75 percent or 12 of the 16 standards included in the latest version.

Additional breaks were written in for those who build green. Under the revised language, projects that earn an earth-friendly certification from a group approved by the city planner would only have to comply with nine of the 16 standards.

An amended proposal will be brought back to the commission during its June 25 meeting for final review before it’s put to a public hearing. The ordinance will then be forwarded to City Council for approval.

Council returned an earlier version of the proposal last year on the grounds it didn’t lay out specific development standards.

If approved, the big-box ordinance would not apply to projects already approved by the city, including Lakeside Centre and the planned Wal-Mart on Old Forest Road.