Cottages No Longer Planned By B&B In BV
Plans to build eight small Victorian-style cottages in conjunction with the Blue Ridge Abbey bed and breakfast in Buena Vista have been scrapped. However, the developer, Daniel DeSouza, is still hoping to increase the number of bedrooms that can be rented out at the lodging facilities at 2068 and 2056 Chestnut Ave.
Buena Vista City Council held a first reading this past Thursday on a proposed zoning map amendment that would change the zoning of the property from R3 (residential limited) to MU (mixed use). DeSouza is seeking the rezoning so that he can increase the number of bedrooms being rented for lodging purposes in the existing structures from 10 to 16.
Under a conditional use permit granted to DeSouza in January of 2025, five bedrooms can be rented out for lodging purposes at each of those two structures – the grand Victorian home formerly known as the Jordan House at 2068 Chestnut Ave. and an adjacent carriage house at 2056 Chestnut Ave. DeSouza would like to increase the number of bedrooms available for lodging to nine in the Victorian home and seven in the carriage house.
DeSouza’s initial proposal that was considered by the Planning Commission in January called for a total of 24 bedrooms, including the eight single-bedroom cottages that are now no longer part of the plans. Current zoning regulations for B&B facilities in an R3 district limit the number of bedrooms available for lodging to five in each structure.
Therefore, a rezoning would be needed in order for DeSouza to increase the number of lodging bedrooms in each structure.
The Commission in January voted 4-3 to recommend against the proposed rezoning. That prompted DeSouza to scrap his plans for the cottages, though he is still seeking the rezoning so he can have additional lodging bedrooms in each of the existing structures. The remodeled Victorian house has been operating as a B&B since last spring. The carriage house is undergoing renovations that are expected to be completed this spring.
At a public hearing in January prior to the Commission’s split negative recommendation, several citizens spoke against the rezoning, arguing that increased traffic and activity associated with what would, in effect, be a hotel under the city’s zoning regulations, would be out of place in a residential setting.
A couple of those same citizens spoke at last week’s public hearing that preceded City Council’s first reading on the proposed zoning map amendment. Both reiterated their opposition to the rezoning.
“I’m simply asking that the city respect the purpose of the R3 residential district, respect the expectations of the people who have lived here for decades, and place commercial uses where they belong – in the mixed-use or business district – not in the middle of a longestablished neighborhood,” said Jerry Miller.
Phil Huffman said he didn’t understand why Council was considering the proposed rezoning since it had been voted down by the Planning Commission.
City Attorney Brian Kearney pointed out that the Planning Commission’s action was just a recommendation and that City Council has final authority on whether to actually rezone the property.
DeSouza asked for and was granted permission to give a presentation on his scaled-back plans. He said he’s made a considerable investment into fixing up these structures that would otherwise have fallen into disrepair and be a blight on the neighborhood. “We’re just making,” he said, “an intelligent use of our historic buildings so that we don’t risk any [further] deterioration of buildings that otherwise would be too cost-prohibitive to own.”
Two members of City Council defended DeSouza’s plans, though they stopped short of offering an endorsement of the rezoning, and didn’t indicate how they would vote when action is taken following a second reading of the zoning amendment at Council’s next regular meeting.
The carriage house had previously been used as apartments and businesses – a hair salon and tanning beds – were operated on the property as well, recalled Stephanie Noel-Branch. “I’m not saying I’m for or against [the rezoning], but I think we need to realize that part of it too, that at one point there … was a business that was being run with probably a lot more traffic in and out of this street than what would happen if the bed and breakfast is allowed to have those rooms rented out – just playing devil’s advocate.”
Ron Cash said he and his colleagues on Council need to keep open minds when considering proposals that could breathe new life into the city. “I think overall this has been a good thing to rescue what we all know as the Jordan house,” he remarked, pointing out that previous owners hadn’t been able to maintain the very large 1903-era structure and that other properties in the neighborhood have been in a deteriorating state. He did chide DeSouza for trash associated with the renovations of the carriage house that has been all too visible as well as a “pickup truck on blocks” on the property that’s been an eyesore.
Cash then delivered what might be described as a pep talk on changing a mindset in Buena Vista that he thinks is holding the city back. “I think several projects like this could have a future in Buena Vista. I’m trying not to belabor this too much, but we’re just about out of room in Buena Vista to grow our city anymore. There’s no more room for factories, no more room, very little room, for residential development, but we have some lots here and there that can be developed. We’re just about out of room for apartments … multi-family housing, that kind of thing. So we’re going to have to start to thinking outside of the box a bit in Buena Vista if we want to save this city, if we want to salvage what we have. And it may be a little uncomfortable at times.”
Mayor Jesse Lineberry said he loves the “idea of the Abbey,” but is worried that a rezoning would set a precedent for less than desirable changes in the neighborhood. “Here’s what scares me … if we change this zoning in this neighborhood, we surely leave it vulnerable. … It’s not the Abbey that scares me … but what comes after [it].”
Kearney reminded Council that De-Souza has offered voluntary proffers that place restrictions on what can be done to the property. “So you can narrow that down, play around with that,” he explained. “But he has made voluntarily proffers that this is all that [the property] would be used for.”
As is Council’s customary practice, no action was taken following the first reading of the proposed zoning map amendment. A second reading is scheduled for Council’s next regular meeting on March 5.
