Public Meetings - Blacksburg, Virginia

The Blacksburg Planning Commission held its regular meeting on Tuesday, November 2, 2021, at 6:30 PM in the Roger E. Hedgepeth Chambers of the Blacksburg Municipal Building. Chair Andy Kassoff presided, with five commissioners present (Davis, Ford, Herbein, Jones, Kassoff) and two absent (Colley, Rinehart). The brief 7‑minute meeting covered consent agenda approvals, officer elections, and updates from county and town bodies. Consent Calendar - Approval of October 5, 2021 Minutes – The commission unanimously approved the minutes from the previous meeting (5‑0). - CUP 21‑0005 (Sheetz Gasoline Station with External Speakers) – The commission scheduled a public hearing for December 7, 2021, on the conditional use permit request for a gasoline station with external speakers at 1704 South Main Street (GC district, 1.66 acres). The motion passed 5‑0. Discussion Items - Election of Officers – The commission voted unanimously (5‑0) to re‑elect Andy Kassoff as Chair, Mel Jones as Vice‑Chair, and Tim Colley as Secretary. - Montgomery County Planning Commission Report – Commissioner Joel Herbein reported that the County Planning Commission had recommended approval of a new emergency services telecommunications tower on Oil Well Road, which will replace an existing tower with a taller structure offering increased capability. He also noted that October was National Community Planning Month. - Planning Director’s Report – Director Anne McClung stated she would email commissioners to coordinate meeting schedules through the end of the calendar year. - Town Council Report – Commissioner Jerry Ford announced that Town Council had approved CUP 21‑0004 for Blue Ridge Axe Throwing. Council continues to work with Midtown Development representatives on a pending rezoning amendment. Additionally, Council held a work session to begin discussing how to use the town’s American Rescue Plan Act (ARPA) funds, seeking citizen and commissioner input. Key Outcomes - Consent agenda and officer slates both passed unanimously (5‑0). - Public hearing for CUP 21‑0005 set for December 7, 2021. - Meeting adjourned at 6:37 PM.

The Blacksburg Planning Commission held a regular meeting on October 5, 2021, at 6:30 pm in the Roger E. Hedgepeth Chambers of the Municipal Building. The meeting addressed four public hearings, including the continuation of the Agricultural and Forestal District (AFD), removal of land from the AFD for Northside Park, amendments to The Hub rezoning, and a rezoning amendment for the Midtown Development. The Commission voted 5-0 to approve the consent agenda, the AFD continuance, the Northside Park removal, and The Hub amendments. The Midtown Development amendment was denied 5-0. The meeting adjourned at 8:05 pm. Consent Calendar - Approval of September 7, 2021, Planning Commission minutes: Motion passed 5-0. Public Comments & Testimony - No public comments were offered during any public hearing or the general citizen comment period. Discussion Items Agricultural and Forestal District Continuance (ORD 1974) - Staff presented an ordinance to continue the AFD for an additional 10 years (until 2031) and to update parcel information. The ordinance serves to correct administrative errors and codify changes since the last continuance in 2009. The AFD Advisory Committee recommended approval (8-0). No public comment. Motion to approve passed 5-0. Northside Park AFD Removal (AFD 21-0001/ORD 1973) - Staff presented a request from Jeanne Stosser to remove 35.25 acres (subdivided into 56 lots) for the development of single-family homes (Northside Park Section 12, Phase 2). No applicant presentation or public comment. Motion to approve passed 5-0. The Hub Rezoning Amendment (RZN 21-0004/ORD 1971) - Staff and applicant (Steve Semones, Balzer and Associates) presented amendments to the previously approved Terrace View PRD (now The Hub): revised signage package, codification of an art sculpture in the roundabout, additional square footage for collaborative workspace, and codification of a setback modification. No changes to overall density or site layout. Discussion focused on the brightness of “faux neon” signage; applicant clarified it is a thin LED channel and brightness/color temperature can be adjusted. The applicant offered to provide a photo of an example sign. No public comment. Motion to approve passed 5-0. Midtown Development Rezoning Amendment (RZN 21-0003/ORD 1968) - This was the most contentious item. Staff (Anne McClung) outlined proposed changes: increase maximum bedrooms from 343 to 400 (a 16.6% increase), change density calculation to bedrooms only (removing “whichever is less” language), allow residential on lower floors on parcel DC2 (currently restricted to above the third floor), extend a building over a surface parking lot on DC4, reduce hotel parking ratio from 1.0 to 0.5 spaces per room, and tie the traffic signal installation at Main/Eheart to the 23rd Certificate of Occupancy rather than before any COs. The applicant withdrew requests to reduce the Clay Street trail and to allow non-hotel uses on DC6. New revision eliminated wording about a pool and clubhouse on PR parcels. The applicant (Steve Semones and Jim Cowan) argued that market demand for residential is strong while large office tenants are scarce; they emphasized flexibility and noted that a commitment to include office in at least one of the DC2/DC4 buildings was added. Discussion included concerns about departing from the original mixed-use vision, the risk of the site becoming entirely residential, lack of specific massing for DC2A and B, and the potential unenforceability of an income-verification restriction due to Virginia’s amended fair housing law (Virginia Code § 36-96.3). Planning Commissioners expressed that the amendment represented a significant shift without a clear vision, and that more tangible plans were needed before granting flexibility. Applicant rebutted that large office spaces are not currently viable and that residential is needed to “kick start” development. Motion to deny was made by Jack Davis, seconded by Susanna Rinehart, and passed 5-0. Key Outcomes - Consent agenda approved. - ORD 1974 (AFD continuance) approved. - ORD 1973 (Northside Park removal) approved. - ORD 1971 (The Hub amendments) approved. - ORD 1968 (Midtown Development amendments) denied. - Slate of officers announced (Chair Andy Kassoff, Vice Chair Mel Jones, Secretary Tim Colley) for election at the November meeting. - Historic or Design Review Board report: A roof replacement in the downtown residential area was approved. - Montgomery County Planning Commission: No meeting held. - Town Council report: Not given (no representative present). - Meeting adjourned at 8:05 pm.

The Blacksburg Planning Commission met on Tuesday, September 7, 2021, at 6:30 PM in the Roger E. Hedgepeth Chambers. All seven commissioners were present. The meeting included approval of the consent agenda, a public hearing for a conditional use permit (CUP) for a commercial indoor recreation use (axe throwing), committee reports, and scheduling of future meetings. The meeting adjourned at 6:54 PM. Consent Calendar - Approval of Minutes: The minutes from the August 3, 2021, meeting were approved unanimously (7-0). - ORD 1974: An ordinance to continue the Agricultural and Forestal District was scheduled for a public hearing on October 5, 2021. - AFD 21-0001/ORD 1973: An ordinance to allow removal of land for Northside Park from the Agricultural and Forestal District was scheduled for a public hearing on October 5, 2021. - RZN 21-0004/ORD 1971: A request to amend a previous rezoning (RZN 18-0005) for The Hub on 13.42 acres at 1200 Toms Creek Road and 1200 Snyder Lane was scheduled for a public hearing on October 5, 2021. - RZN 21-0003/ORD 1968: A request to amend previous rezonings (RZN 17-0006 and RZN 20-0002) on approximately 21 acres for the Midtown Development (former Blacksburg Middle School site) at 501 South Main Street was scheduled for a public hearing on October 5, 2021. Public Hearing: CUP 21-0004 – Blue Ridge Axe Throwing - Staff Presentation: Kinsey O'Shea presented the request for a conditional use permit to allow up to 10 lanes of axe throwing (commercial indoor sports and recreation) with an ancillary by-right arcade use at 130 Jackson Street NW (0.6-acre parcel, 3,000 sq ft interior). The use is in the Downtown Commercial (DC) zoning district. Staff recommended four conditions, including adherence to the application and addenda, signage limits (re-facing existing sign, ≤15 sq ft), hours of operation (Tue–Thu 12 PM–10 PM, Fri–Sun 12 PM–12 AM, with up to two extended hours until 2 AM per month), and written safety and alcohol policies. A special exception was recommended to allow 10 existing parking spaces to remain in front of the building line (contrary to Use and Design standards that require parking behind the front building line). Staff found no adverse impacts regarding traffic, noise, lighting, or other nuisances. - Applicant Presentation: Mitch Tyler of Blue Ridge Axe Throwing, LLC described the business model (existing locations in Roanoke and Lynchburg), expected creation of 18–22 above-minimum-wage jobs, adherence to World Axe Throwing League safety standards, written alcohol policies (no alcohol sold; private events with ABC permits allowed only when whole venue is rented), and commitment to sustainability (recycling used wood, LED lighting). The applicant confirmed no prepared food or alcohol will be served, and axe coaches remain with throwers at all times as safety officers. The business also includes a by-right arcade (25–30 games). The operating hours agreement with staff and town attorney includes up to two extended nights per month until 2 AM. - Public Comment: None. - Applicant Rebuttal: None. - Commission Motion and Discussion: Commissioner Jerry Ford moved to recommend approval of CUP 21-0004 with all staff-recommended conditions and the special exception for parking in front of the building line. Commissioner Jack Davis seconded. The motion passed 7-0 with no further discussion. Committee Reports & Unfinished Business - Zoning Ordinance Review Committee: No meeting had occurred. - Historic or Design Review Board: Commissioner Jack Davis reported that the board approved an HVAC unit at Christ Episcopal Church. - Montgomery County Planning Commission: Commissioner Susanna Rinehart provided a brief written report noting one item of business was unanimously approved. New Business - Chair's Report: None. - Planning Director's Report: Anne McClung reminded commissioners of the joint work session with Town Council on September 21, 2021, at 11:00 AM (at Blacksburg Transit) and the regular Planning Commission work session at 5:00 PM that same day. - Town Council Report: Commissioner Jerry Ford stated Town Council looks forward to the joint work session. Key Outcomes - Consent Agenda Approved: 7-0. - CUP 21-0004 Approved (Recommended to Town Council): Motion to approve with staff conditions and special exception passed 7-0. The recommendation will be forwarded to Town Council for a public hearing likely in October 2021. - Future Meetings Scheduled: Public hearings for consent agenda items set for October 5, 2021. Joint work session (Town Council and Planning Commission) on September 21, 2021, at 11:00 AM; Planning Commission work session at 5:00 PM on the same day. - Adjournment: The regular meeting adjourned at 6:54 PM.

The Blacksburg Planning Commission held its regular meeting on August 3, 2021 at 6:30 PM in the Roger E. Hedgepeth Chambers. The meeting covered consent agenda items, a public hearing on a zoning ordinance amendment, and reports from commissioners. All votes were unanimous. Consent Calendar - Approval of Minutes: The commission approved the minutes from the July 6, 2021 meeting. (Vote: 6-0, with Commissioner Mel Jones absent during vote.) - Conditional Use Permit CUP 21-0004: Scheduled a public hearing for September 7, 2021 for a commercial indoor recreation use (axe throwing) at 130 Jackson Street NW, submitted by Blue Ridge Axe Throwing, LLC. - Rezoning RZN 21-0003/ORD 1968: Canceled the August 3, 2021 public hearing for the Midtown Development (former Old Blacksburg Middle School site) and rescheduled it for October 5, 2021. Public Hearings - Zoning Ordinance Amendment 58/ORD 1969: Staff presented an amendment to Section 1109 regarding the zoning of land brought into town through corporate Boundary Line Adjustments (BLAs). The amendment clarifies the zoning classification process, establishes criteria for determining comparable districts, allows conditions/proffers to transfer, and permits creation of geographically-specific zoning districts through a public hearing process. A public input meeting held on July 29, 2021 had two attendees. No public comments were made during the hearing. The commission voted 7-0 to recommend approval of the amendment. Reports and Unfinished Business - Historic or Design Review Board: Commissioner Jack Davis reported that the board reviewed a sign for a new pizza business on College Avenue and rejected the design due to its interstate-oriented appearance in a pedestrian environment. - Montgomery County Planning Commission: Commissioner Joel Herbein reported that the county commission recommended approval for a 70-acre wetland mitigation bank on Toms Creek and a camp cabin RV development on Gap Mountain near Norris Run Road. - Chair's Report: Chair Andy Kassoff reminded commissioners of the joint work session with Town Council on September 21, 2021 (discussing downtown northwest zoning district) and the annual fall retreat on November 30, 2021. - Planning Director's Report: Anne McClung reminded of upcoming meeting dates. - Town Council Report: Commissioner Jerry Ford noted that Town Council reviewed three zoning requests from the July planning commission and will hold public hearings the following week. Key Outcomes - Approved consent agenda (6-0). - Recommended approval of Zoning Ordinance Amendment 58/ORD 1969 (7-0). - Canceled public hearing for Midtown Development rezoning; rescheduled to October 5, 2021. - Scheduled public hearing for axe throwing CUP for September 7, 2021. - Meeting adjourned at 6:50 PM.

The Blacksburg Planning Commission met on July 6, 2021, at 6:30 p.m. in the Roger E. Hedgepeth Chambers. The meeting covered four public hearings, including two rezoning requests and two conditional use permits, as well as a consent agenda and routine reports. Key decisions included approval of a conditional use permit for an external speaker at a bank, approval of a conditional use permit for a gym, and approval of a rezoning for the Clover Valley Phase 2 townhomes. A rezoning for Marlington Street townhomes resulted in a tie vote (3-3), sending no recommendation to Town Council. Consent Calendar - Approval of June 1, 2021, Planning Commission Minutes: Approved 6-0. - Zoning Ordinance Amendment 58: Scheduled public hearing for August 3, 2021. - RZN 21-0003/ORD 1968 (Midtown Development): Scheduled public hearing for August 3, 2021. Public Comments & Testimony - Marlington Street Rezoning (RZN 21-0002): - Susanne Glasson (1720 Emerald Street) expressed concerns about parking and overflow, potential student housing, and lack of green space. She requested fewer units. - Glenn Reynolds (206 Mateer Circle) raised concerns about traffic, parking, topography, and the number of units; suggested reducing units. - Tom Roberts (312 Landsdowne Street) worried about parking lot maneuverability and the project being too large for the site. - Brian Graves (1604 Grayland Street) cited safety and visibility issues for his moving business due to on-street parking and tractor-trailer traffic. - Gym Conditional Use Permit (CUP 21-0003): - Lucian Robinson (co-owner) stated the project conforms to the existing office park environment. - Dan Dodson (co-owner) noted the property has been owned for 35 years and the gym use is a good fit. - Clover Valley Phase 2 Rezoning (RZN 21-0001): No public comments. - External Speaker CUP (CUP 21-0002): No public comments. Discussion Items - CUP 21-0002 – External Speaker for Skyline Bank at 1206 South Main Street: Staff recommended conditions, modifications, and a special exception due to existing site constraints (no bypass lane, parking in front of building). Applicant John Neel noted the building was originally a bank and the request is to reactivate the existing speaker. The Commission approved without further discussion. - RZN 21-0002 – Marlington Street Townhomes (200 Marlington Street): Applicant Steve Semones proposed 13 one-bedroom townhomes (13 units, 13 bedrooms) on 0.55 acres, with a density of 24 units/acre (24 bedrooms/acre). The proposal included a 1.0 parking ratio per bedroom, a permit parking system, and 21.3% open space. Commissioners expressed mixed views: some supported the demographic (non-student, small units) but had concerns about parking, tree removal, and compatibility with the Comprehensive Plan (medium density residential allows up to 10 units/acre or 20 bedrooms/acre). The vote was 3-3 (Ford, Kassoff, Rinehart in favor; Colley, Herbein, Davis against), resulting in no recommendation to Town Council. The applicant committed to adding a proffer for an HOA if units were sold. - CUP 21-0003 – Personal Improvement Services (Gym) at 203 Professional Park Drive: Applicant Steve Semones proposed a 10,000 sq ft gym on a 3.376-acre undeveloped, wooded parcel. The building design was revised to include brick facade and windows. Staff recommended a condition for cross-access to the north, but the Commission granted a variance to waive that requirement due to topography, drainage, and cost. The Commission approved the CUP 6-0, noting the property had been vacant for many years and the use is appropriate. - RZN 21-0001 – Clover Valley Phase 2 (200 Clover Valley Circle): Applicant Steve Semones and Ben Price proposed rezoning 2.05 acres from General Commercial (GC) to Planned Residential (PR) to build 24 four-bedroom townhomes (96 bedrooms, 47 bedrooms/acre). The density is consistent with the allowable 48 bedrooms/acre in GC. The applicant provided a HERS rating of 55, a parking ratio of 0.99 (including existing Phase 1), and a commitment to retain ownership for five years. Commissioners supported the project as a good infill that improves the design from earlier proposals. The motion passed 6-0. Key Outcomes - CUP 21-0002 (External Speaker): Approved 6-0 with staff conditions, modifications, and special exception. - RZN 21-0002 (Marlington Street): Motion to approve tied 3-3; no recommendation sent to Town Council. - CUP 21-0003 (Gym): Approved 6-0 with a variance to waive cross-access requirements. - RZN 21-0001 (Clover Valley Phase 2): Approved 6-0 with proffers for HERS rating, parking management, ownership retention, and public utility easements. - Unfinished Business: The Historic or Design Review Board met to discuss a Community Housing Partners project on Progress Street. The Montgomery County Planning Commission is reviewing a campground proposal near Big Falls. - Town Council Report: Council heard a presentation on the proposed Downtown Northwest zoning district near the Moss Arts Center. The meeting adjourned at 9:00 p.m.

The Blacksburg Planning Commission held its regular meeting on June 1, 2021 at 6:30 PM in the Roger E. Hedgepeth Chambers. All seven commissioners were present. The meeting lasted approximately 20 minutes and included approval of the consent agenda and a public hearing on a conditional use permit for increased office space at Kent Square. Consent Calendar - Approved the May 4, 2021 meeting minutes (vote 7-0). - Scheduled a public hearing for July 6, 2021 for CUP 21-0002 (external speaker use at 1206 South Main St). - Scheduled a public hearing for July 6, 2021 for CUP 21-0003 (gym use at 203 Professional Park Dr). - Scheduled a public hearing for July 6, 2021 for RZN 21-0002 (rezone 0.55 acres at 200 Marlington St from R-5 to PR). - Cancelled the June 1, 2021 public hearing for RZN 21-0001 (200 Clover Valley Cir) and rescheduled it for July 6, 2021. Public Hearings CUP 21-0001: Increase Ground-Floor Office Uses at Kent Square - Planning and Building Director Anne McClung presented the amended application, which offered two options after feedback from prior work sessions. Option 1 would apply only to the two current vacancies (formerly Avail and Starbucks), allowing up to 76.32% office space. Option 2 would apply to South Main Street frontage only and limit office to either 50% or 55% of that frontage. The applicant, Aaron Harris-Kirby of Pointe West Management, expressed support for the process and requested flexibility. - No public comment was offered. - Commissioner Jerry Ford moved to approve Option 2 with a 55% limit; Tim Colley seconded. The motion passed 7-0. Unfinished Business - The Zoning Ordinance Review Committee will meet soon to discuss two proposed zoning amendments. - The Historic or Design Review Board approved a re-roofing project on Lee Street. - The Montgomery County Planning Commission approved the Beliveau Winery agricultural camp. Key Outcomes - Consent agenda approved unanimously. - CUP 21-0001 approved with Option 2 (55% limit on South Main Street frontage office uses). - Upcoming meetings: Work Session on June 15, 2021 at 5:00 PM; Regular Meeting on July 6, 2021 at 6:30 PM.

The Blacksburg Planning Commission held its regular meeting on May 4, 2021, at 6:31 pm in the Roger E. Hedgepeth Chambers of the Blacksburg Municipal Building, 300 S. Main St. Due to COVID-19 concerns, seating was limited and the meeting was live-streamed and recorded. The meeting lasted approximately five minutes and consisted of a consent agenda, committee reports, and a Town Council update. Consent Calendar - Approval of Minutes (March 2, 2021 & April 6, 2021) – Approved unanimously (5-0). - RZN 21-0001 – Request to rezone a 2.05-acre parcel (Tax Map No. 197-B 1 C) from GC General Commercial to PRD Planned Residential by Jason Boyle of Clover Valley Phase 2 LLC. Action: Schedule public hearing for June 1, 2021. (Approved unanimously.) - CUP 21-0001 – Request to combine previously-approved special use and conditional use permits (SUP 08-0014; CUP 11-0002; CUP 11-0007; CUP 16-0002; CUP 18-0002) at Kent Square (250 and 202 S. Main St.) to increase maximum ground-floor medical and general office square footage in the DC Downtown Commercial district, by Aaron Harris of Pointe West Management. Action: Cancel public hearing for May 4, 2021 and reschedule for June 1, 2021. (Approved unanimously.) Public Comments & Testimony - No members of the public spoke or submitted comment. Discussion Items - Historic or Design Review Board (HDRB) – Commissioner Davis reported that the HDRB met on April 12, 2021 to discuss a fence at Christ Episcopal Church. (Note: The minutes initially indicated the HDRB had not met; Commissioner Davis corrected this.) - Montgomery County Planning Commission – Commissioner Herbein reported that the Montgomery County Planning Commission considered a special use permit for 18 short-term occupancy cabins at Beliveau Winery, linked to agritourism. The county planning commission recommended approval to the Board of Supervisors, conditioned on the cabins being specific to winery and agritourism activities; the recommendation indicated there would likely be no support for large short-term rental cabins elsewhere in the county. No vote by the county supervisors had occurred at the time of this report. - Town Council Report – Commissioner Ford reported that Town Council approved the Comprehensive Plan Update and the Fiscal Year 2021/2022 budget at its April 27, 2021 meeting. Key Outcomes - Consent agenda (three items) approved unanimously (5-0). - Public hearing for CUP 21-0001 (Kent Square) canceled for May 4, 2021 and rescheduled to June 1, 2021. - Public hearing for RZN 21-0001 (Clover Valley Phase 2) scheduled for June 1, 2021. - Meeting adjourned at 6:36 pm.

The Blacksburg Planning Commission held a regular meeting on April 6, 2021, at 6:30 PM in the Roger E. Hedgepeth Chambers. Chair Andy Kassoff called the meeting to order, with Commissioners Colley, Ford, Herbein, Jones, Kassoff, and Rinehart present; Commissioner Davis was absent. The meeting lasted approximately 6 minutes, adjourning at 6:36 PM. Consent Calendar - CUP 21-0001: A request to combine previously-approved conditional use permits (CUP 11-0002, CUP 11-0007, CUP 16-0002, and CUP 18-0002) at Kent Square (202 and 250 South Main Street) to increase the maximum allowed ground-floor medical and general office square footage in the Downtown Commercial zoning district. The applicant is Aaron Harris of Pointe West Management, on behalf of Kent Square, LLC and Pointe West Management Co. The commission voted unanimously (6-0) to approve the consent agenda, scheduling a public hearing for May 4, 2021. Discussion Items - Zoning Ordinance Review Committee: Planning Director McClung reported that the committee will likely meet this spring to consider an amendment on detached accessory apartments. - Town Council Report: Commissioner Ford reported that Town Council is finalizing the Town's operating budget and will consider RZN 20-0005 (Berwick PR Rezoning) at their April 13, 2021 public hearing. Note: The raw transcript includes an additional discussion about the comprehensive plan being finalized, but this is not reflected in the official minutes. Key Outcomes - Consent agenda approved 6-0, scheduling a public hearing for CUP 21-0001 on May 4, 2021. - No public hearings or citizen comments were held. - Meeting adjourned at 6:36 PM.

The Blacksburg Planning Commission held a regular meeting on March 2, 2021, at 6:30 PM in the Municipal Building Council Chambers. The meeting included a consent agenda, two public hearings (a rezoning request for 1900 Toms Creek Road and the 2021 Comprehensive Plan update), committee reports, and a town council update. All votes were recorded. Consent Calendar - Unanimously approved the Planning Commission minutes from February 2, 2021 (7-0). Public Hearing: Rezoning Request (RZN 20-0005/ORD 1941) – 1900 Toms Creek Road Staff Presentation: Current Development Planner Kinsey O’Shea presented the request to rezone 40.34 acres from RR-1 (Rural Residential-1) to PR (Planned Residential). The proposed development includes 76 single-family lots (1.88 units/acre), 43% open space, and a trail along Toms Creek Road. Staff noted inconsistencies with the future land use designation (Very Low Density Residential) and expressed concerns about density, open space, and connectivity. Applicant Presentation: Meredith Jones (Eden and Associates) represented Lucas TCR, LLC. She highlighted revisions including removal of lots on Red Bud Road, commitment to 50% open space (via off-site dedication if legally possible), HERS energy efficiency (10% above code), three lots designated for households at or below 120% Area Median Income (AMI), and allowance for accessory dwelling units (ADUs). The builder (Travis Holden of Stateson Homes) also spoke. Public Comment: - Bob Freyman (2501 Toms Creek Road) expressed support for the project if 50% open space is achieved and requested clear guidelines for the Toms Creek Basin. - Ed Lawhorn (1125 Brook Circle) expressed support, noting the desirability of the adjacent Brookfield Village and the applicant’s responsiveness to neighborhood concerns. Commission Discussion and Motion: Commissioners debated the adequacy of 43% open space, the affordability proffer, the stream crossing (arch vs. box culverts), and the precedent for future developments. A motion to recommend approval was made (Herbein) and seconded (Kassoff). The motion passed 4-3 (Kassoff, Herbein, Colley, Davis in favor; Rinehart, Jones, Ford opposed). Several commissioners indicated their support was contingent on achieving 50% open space, though staff noted the application as presented contained 43% open space. The matter will proceed to Town Council. Public Hearing: 2021 Update of the Town of Blacksburg Comprehensive Plan Staff Presentation: Assistant Planning Director Kali Casper and Comprehensive Planner Maeve Gould presented the five-year update. Changes include incorporating equity and community well-being themes, a new chapter on equity, splitting the jobs and housing chapter, updating data and maps, and proposing 18 staff-initiated future land use map amendments and 4 private amendment requests. Public Comment: - Meredith Jones (on behalf of Glade Heights LLC) spoke in support of Private Request A (1000 block of Glade Road), seeking a change from Vacant/Agriculture to Low Density Residential to allow mixed-use and workforce housing. - Jim Lucas (owner of Memorial Gardens Cemetery) requested that the entire cemetery parcel (2551 North Main Street) be designated as Civic, rather than splitting it between Civic and Low Density Residential. - Cyrus Lee (107 Horseshoe Lane) voiced concern about invasive plant species in new developments and asked what the town plans to do to support native wildlife. Commission Motions and Discussion: - Approved Private Request A (Glade Road) 7-0. - Denied Private Requests B, C, and D (Hidden Valley Drive and Farmingdale Lane) 7-0 each. - Approved a modification to staff-initiated change for 2551 North Main Street to designate the entire cemetery parcel as Civic (7-0). - Approved all remaining staff-initiated future land use map changes and the full 2021 Comprehensive Plan update (7-0). - Commissioners discussed the need for native landscaping and noted ongoing staff work on a model landscaping ordinance. Committee Reports and Other Business - The Zoning Ordinance Review Committee has not met. - The Historic or Design Review Board reviewed signage on East Roanoke Street (reported by Commissioner Davis). - Montgomery County Planning Commission in-person attendance suspended due to COVID-19. - The Chair reported no additional items; the Planning Director noted a future work session on applicant communications with commissioners. - Town Council Liaison Ford reported that Town Council discussed the Comprehensive Plan, the upcoming budget, and affordable housing initiatives, including a timeline for developing a community land trust, housing trust fund, and density bonus programs in 2021. Key Outcomes - Rezoning (1900 Toms Creek Road): Recommended approval (4-3) with desire for 50% open space; proceeds to Town Council. - Comprehensive Plan Update: Approved all staff-initiated and private future land use map amendments as voted; full 2021 Comprehensive Plan update approved 7-0. - Cemetery Designation: Modified staff proposal to designate entire Memorial Gardens Cemetery as Civic (7-0). - Denial of Three Private Requests: Denied for 700 and 600 blocks of Hidden Valley Drive and 500 block of Farmingdale Lane (all 7-0). - Consent Agenda: Approved February 2, 2021 minutes (7-0). The meeting was adjourned at 9:16 PM.