Planning commission approves Liberty University plan to convert 1410 University Boulevard hotel into student housing

The Lynchburg Planning Commission voted unanimously on May 13 to approve Liberty University’s petition to amend the future land use map from community commercial to institution and to rezone 1410 University Boulevard from B3C conditional to IN2 Institutional District, allowing an existing hotel to be repurposed for dormitory housing.

Planning staff told the commission the subject property, annexed in 1958 and conditioned in 1997 under the B3C district, contains a three‑story hotel built in 2002 on about 2.75 acres with 102 guest rooms. Planning staff recommended approval, saying the proposed institutional designation aligns with the requested rezoning and that the reuse should have limited impact on surrounding uses. "The existing 102 rooms would be used for an anticipated maximum capacity of 204 beds," planning staff said during the presentation.

Dan Dieter, who identified himself as representing Liberty University, said the campus has lost nearby inventory (citing the recent Northpointe closure) and university demand—especially from upperclass students—supports converting the hotel into campus housing. He described a financial analysis showing the project’s breakeven is in the "10 to 12 year" range and noted construction costs have risen, saying, "when we were building dorms in 2020, we were spending about 68 to 70,000 per bed ... [we] plateaued over 110,000 per bed." Dieter said the conversion was more cost‑effective than building new beds and that students have shown positive interest in the option.

Commissioners raised fiscal and operational concerns. One commissioner estimated the city could lose about $100,000–$120,000 a year in tax revenue from converting the hotel to institutional use; Dieter said he was "not prepared to answer that question" and that the university’s financial review focused on project breakeven rather than municipal tax impacts. The transcript shows no specific city tax calculation was provided during the hearing.

Parking and pedestrian safety were also discussed. A commissioner noted the site historically averaged about one vehicle per room and asked where additional cars would park; Dieter replied that Liberty does not guarantee a parking place for every resident, pointed to existing surface lots and a 1,500‑space parking deck nearby and said the university will add a bus loop stop at the building. "We believe we've got enough parking by zone," he said, and added the university is evaluating fencing and enhanced lighting to steer pedestrians to the approved lighted crosswalk.

Commissioners also asked whether nearby properties (including a vacant Odd Fellows site) might be renovated or reintroduced as hotels to help offset tax revenue impacts; Dieter said Liberty is evaluating options and would likely sell properties it does not plan to operate as hotels.

A motion to approve the land use map amendment and rezoning was made and seconded; the commission voted in favor and the motion passed unanimously. The action allows Liberty to proceed with interior renovations (code updates and a small lobby conversion to a student lounge) without adding new buildings or parking areas, according to the university representative.

The commission did not record individual vote tallies in the transcript; staff noted the approval will proceed to any subsequent administrative steps required for rezoning and building conversion. Planning staff reminded commissioners of a May 27 meeting for an ordinance update and requested blackout dates for a comprehensive‑plan work session. The commission adjourned following those announcements.