Public Meetings - Blacksburg, Virginia

The Blacksburg Planning Commission held its regular meeting on January 5, 2021, at 6:30 p.m. in the Municipal Building Council Chambers. The main item was a public hearing for a Conditional Use Permit (CUP) for townhouses at 1820 North Main Street, which the Commission approved unanimously. The meeting also included reports on committee activities and updates on other planning matters. Public Comments & Testimony - Matthew Smith (204 Mountain Breeze Drive) expressed concerns about the property boundary and requested a fence to mitigate noise and light. He also asked the Town to limit student rentals by requiring owner-occupied tenancy. - Roberto Leon (417 Heartwood Xing), representing the Maple Ridge Homeowners Association, raised concerns about existing and proposed traffic patterns and inadequate parking. He stated that the traffic study did not convey the real traffic issues. - Ms. Jiang (1714 North Main Street) stated that she shares a driveway with the proposed project and described the entrance and shared driveway as very dangerous, requesting safety improvements. Discussion Items - Staff Presentation: Kinsey O’Shea, Town Planner, presented the request for a Conditional Use Permit for 44 townhome units (131 bedrooms) on 6.596 acres at 1820 North Main Street. The density of 20 bedrooms per acre falls within the R-5 zoning district maximum and aligns with the future land use designation. Proposed improvements include driveway connections, trail improvements, and new trail construction. Staff recommended conditions including a sanitary sewer acknowledgment letter and variances for drive aisles, parking in townhouse yards, and trail-in-lieu of sidewalks. - Applicant Presentation: Steve Semones of Balzer and Associates stated that units and parking are laid out internally to buffer neighbors, units will be for-sale, and a Homeowners Association will handle exterior maintenance. He confirmed cooperation with staff on sewer and trail improvements. - Commission Discussion: Commissioners asked questions about the sanitary sewer acknowledgment and transportation impacts. Chair Andy Kassoff inquired about limiting student housing; the applicant noted no current limitations except over-occupancy standards. Commissioner Jones suggested such restrictions could be enforced through the HOA. Kassoff also asked about installing a fence; Semones agreed to discuss with the client. Several commissioners expressed support for a fence and language to limit rental properties. Commissioner Herbein and Davis voiced concerns about traffic on North Main Street and suggested a broader traffic review. Key Outcomes - Motion and Vote: Commissioner Ford moved to approve CUP 20-0005 with all staff-recommended conditions and variances/exceptions as presented. The motion was seconded by Commissioner Colley. The motion passed unanimously (7-0). - Additional Recommendations: The Commission requested that the applicant consider installing a fence along the property boundary and adding language in the HOA covenants to limit rental/student occupancy. Unfinished Business - The Zoning Ordinance Review Committee has not met recently. - The Historic or Design Review Board considered an expansion of Centro Taco at 201 North Main Street. - The Montgomery County Planning Commission elected new officers and discussed 2021 goals. New Business - Planning Director’s Report: Kali Casper reported that the Berewick rezoning (RZN 20-0005) at 1900 Toms Creek Road was referred back to the Planning Commission by Town Council for further review, with a public hearing expected in March. She also noted that the January 19 work session will be held virtually via Zoom. - Town Council Report: Commissioner Ford confirmed the Berewick referral and provided updates on the Midtown parking garage, Police Safety building, Multi-Modal contract bids, and the Capital Improvements Plan review.

The Blacksburg Planning Commission held a regular meeting on December 1, 2020, at 6:30 PM in the Municipal Building Council Chambers. The commission addressed a consent agenda, two public hearings (including a zoning ordinance amendment and a rezoning request), and reports from committees and town council. All votes were unanimous. Consent Calendar - Approval of the Planning Commission Minutes from November 5, 2020. - Cancellation of the public hearing for CUP 20-0005 (Conditional Use Permit for townhouses at 1820 North Main Street) and rescheduling to January 5, 2021. - Motion to approve the consent agenda passed 7-0. Public Hearing: Zoning Ordinance Amendment 55/ORD 1921 - Staff presentation by Town Planner Emma Martin proposed amendments to the process for posting public hearing signs, including updated text, elimination of staff posting, a new method for determining sign quantity, and a provision for the commission to defer a hearing if notice is inadequate. - No public comment was received. - Motion by Commissioner Ford, seconded by Commissioner Davis, to approve the amendment passed 7-0. Public Hearing: Rezoning Request RZN 20-0005/ORD 1941 - Proposal: Request by Lucas TCR, LLC to rezone 40.34 acres at 1900 Toms Creek Road from RR-1 (Rural Residential-1) to PR (Planned Residential) to develop 84 single-family lots with trails, sidewalks, and open space. The applicant requested five exceptions, including a reduction in canopy coverage from 20% to 15% and waivers for curb/gutter and trail construction in floodplains. - Staff presentation: Kinsey O'Shea provided an overview of the proposal, proffer statement, and town staff comments on utilities, sewer, stormwater, and transportation. - Applicant presentation: Meredith Jones of Eden and Associates stated the property is challenging to develop but the project aims to preserve rural character, provide connectivity to transit and trails, and meet middle-range housing demand. The exception for Redbud Road was withdrawn. - Public comment: Two residents spoke in opposition: - Bob Fryman of 2401 Toms Creek Road said the project would destroy the rural nature and change the intent of RR-1 zoning and the vision for Toms Creek Road. - Chris Links of 1104 Deerfield Drive cited existing environmental and flooding issues on Toms Creek Road that would worsen with development, and noted stress on current infrastructure. - Applicant rebuttal: Meredith Jones reiterated that the area has changed since 1998 and that the applicant is respecting the environment; she argued a by-right development would not benefit the town and the project fills a middle-range housing need. - Commission discussion and motion: Commissioner Davis moved to deny the rezoning, seconded by Commissioner Jones. Several commissioners expressed reasons for denial: - Commissioner Davis: The project is too dense for the area; by-right use might have less environmental impact. - Commissioner Jones: Applicant revisions do not offset environmental impact; lower development costs do not guarantee lower sale prices; HERS rating is good but not sustainable enough. - Commissioner Colley: The layout lacks creativity and is not in harmony with the surrounding area; density should be lower; insufficient town benefit. - Commissioner Ford: The project has many issues to overcome and is counter to the RR-1 zoning district and the Future Land Use map; this location is not appropriate. - Chair Kassoff: The applicant was responsive but the project does not align with the Comprehensive Plan and Future Land Use map. - Vote: Motion to deny passed 7-0. Public Hearing: CUP 20-0005 (Townhouses at 1820 North Main Street) - This public hearing was cancelled as per the consent agenda; rescheduled to January 5, 2021. Key Outcomes - Zoning Ordinance Amendment 55/ORD 1921 approved 7-0 – amending the process for posting public hearing signs. - Rezoning request RZN 20-0005/ORD 1941 denied 7-0 – the 40.34-acre property at 1900 Toms Creek Road will remain RR-1. - CUP 20-0005 public hearing cancelled and rescheduled to the January 5, 2021 meeting. - Consent agenda approved 7-0, including approval of previous minutes and the cancellation/rescheduling. - Unfinished business: Zoning Ordinance Review Committee reported on ZOA 55; Historic or Design Review Board noted two roofing projects; Montgomery County Planning Commission meeting was cancelled. - New business: Planning Director reminded of a special commission meeting on December 8, 2020 to review Comprehensive Plan chapters. Town Council report by Commissioner Ford covered a special tax district for Midtown, a boundary line adjustment for Yellow Sulphur Road, COVID-19 ordinances, Heritage Park management, vacant town properties, and firearms regulations. - Meeting adjourned at 7:43 PM.

The Blacksburg Planning Commission held a regular meeting on Thursday, November 5, 2020, at 6:31 PM in the Council Chambers of the Municipal Building. The meeting lasted approximately 24 minutes, with all seven commissioners present. The Commission approved the consent agenda, which included scheduling two public hearings for December 1, 2020, and held a public hearing on a conditional use permit for a real estate office at 1117 South Main Street, approving it unanimously. No citizen comments were received. Consent Calendar - Approval of Minutes: Approved the minutes from the October 6, 2020 meeting unanimously (7-0). - Zoning Ordinance Amendment 55/ORD 1921: Scheduled a public hearing for December 1, 2020, to consider amending the process for posting notice signs for public hearings. - RZN 20-0005/ORD 1941: Scheduled a public hearing for December 1, 2020, for a rezoning request of 40.34 acres at 1900 Toms Creek Road from RR-1 to PR Planned Residential. - CUP 20-0005: Cancelled the November 5, 2020 public hearing for townhomes at 1820 North Main Street and rescheduled it for December 1, 2020. Discussion Items - CUP 20-0004 – General Office Use at 1117 South Main Street: - Staff Presentation: Town Planner Emma Martin presented the request by Lincoln I, LLC (applicant Steve Semones of Balzer & Associates) to operate a real estate office in a former single-family home on a 0.419-acre lot. The proposal includes widening and improving the existing driveway, creating 8 parking spaces at the rear, landscaping, screening, an ADA-accessible entrance, and a monument sign illuminated at night. Staff recommended conditions regarding substantial conformance, office hours, and evening lighting. A modification was requested to allow a reduced 8-foot-wide buffer yard on the south side with a 6-foot screening fence instead of the required 4-foot fence and evergreen trees due to the driveway location. - Commission Questions: Commissioners asked about asphalt vs. impervious paving, fence location and sizing, tree size requirements, and after-hours building illumination. - Applicant Response: Steve Semones addressed the commissioners' questions. - Commissioner Motion: Commissioner Ford moved to approve with staff conditions and the buffer yard modification; seconded by Commissioner Jones. Commissioner Davis expressed concern about the amount of impervious pavement. The motion passed unanimously (7-0). Key Outcomes - Consent Agenda: Approved 7-0. - CUP 20-0004: Approved 7-0 with staff recommended conditions and the buffer yard modification. - Scheduled Public Hearings: December 1, 2020, for ZOA 55, rezoning at Toms Creek Road, and the rescheduled CUP for townhomes. - Reports: Chair Kassoff reported that the Zoning Ordinance Review Committee met on November 9, 2020, to discuss ZOA 55. Commissioner Ford reported on the latest Montgomery County Planning Commission meeting and on Town Council actions, including approval of a franchise agreement for Shentel Communications, a boundary adjustment on Yellow Sulphur Road, review of the Climate Vulnerability Assessment, and discussion of a new chapter for the Town’s Comprehensive Plan.

The Blacksburg Planning Commission met on October 6, 2020 at 6:37 PM in the Roger E. Hedgepeth Chambers. The meeting lasted approximately six minutes, adjourning at 6:43 PM. All four present commissioners voted unanimously on the consent agenda. The public hearing originally scheduled for this date was cancelled, and the November public hearing date was moved. Consent Calendar - Minutes Approval: The September 1, 2020 Planning Commission minutes were approved unanimously (4-0). - CUP 20-0004: A conditional use permit request for general office use in the R-5 Transitional Residential district at 1117 South Main Street (0.419 acres) was scheduled for public hearing on November 5, 2020. - CUP 20-0005: A conditional use permit request for townhomes in the R-5 Transitional Residential district at 1820 North Main Street (6.596 acres) was scheduled for public hearing on November 5, 2020. - RZN 20-0005/ORD 1941: The public hearing for the rezoning of 40.34 acres at 1900 Toms Creek Road from RR-1 Rural Residential to PR Planned Residential was cancelled and will be rescheduled for a later date. Public Comments & Testimony - No citizens spoke or submitted comments during the Citizen Comment period. Discussion Items - Unfinished Business: - The Zoning Ordinance Review Committee has not met but will be reactivated soon. - Commissioner Davis reported on recent issues before the Historic or Design Review Board. - No report was given from the Montgomery County Planning Commission or other commissioners. - New Business: - Chair’s report was not given (Chair Kassoff absent). - Planning Director Casper reminded commissioners that the November Planning Commission public hearing has been moved from Tuesday, November 3 (Election Day) to Thursday, November 5, 2020. - Town Council report was not given (Council Liaison Ford absent). Key Outcomes - Consent agenda approved unanimously (4-0). - Two conditional use permit applications were scheduled for a public hearing on November 5, 2020. - The rezoning public hearing for 1900 Toms Creek Road was cancelled and will be rescheduled. - The November public hearing date was officially changed to November 5, 2020. - A work session on the Comprehensive Plan Update was to follow immediately after the regular meeting.

The Blacksburg Planning Commission met on Tuesday, September 1, 2020, at 6:32 p.m. in the Roger E. Hedgepeth Chambers of the Blacksburg Municipal Building. The meeting was adjourned at 7:11 p.m. All seven commissioners were present. Consent Calendar - Approval of Minutes: The Commission approved the minutes from July 7, 2020, and August 4, 2020 (7-0). - Rezoning Cancellation and Rescheduling: The public hearing for RZN 20-0005/ORD 1941 (rezoning 40.34 acres at 1900 Toms Creek Road from RR-1 to PR) was cancelled for September 1, 2020, and rescheduled to October 6, 2020 (7-0). Public Hearing VAR 20-0001 – Subdivision Variance for Lee and Main Townhouse Subdivision - Staff Presentation: Town Planner Emma Martin presented the request from Lee and Main Street LLC to eliminate required public utility easements (PUEs) centered on all interior and perimeter lot lines and to eliminate required dedication of open space for a 9-lot townhouse subdivision on 0.609 acres at 201 South Main Street, 103 and 105 Lee Street. Staff noted that the applicant proposed alternative PUE locations as shown in Exhibit A and that the site is constrained by an approved binding redevelopment plan and conditional use permit. Staff provided options for handling the fee in lieu of open space. - Applicant Presentation: Laura Morillo of Draper Aden Associates, on behalf of the property owner, stated that residents have garage parking, most parking is for a restaurant tenant, and several parks are within walking distance. She argued that required PUEs would conflict with buildings and a retaining wall, and that stormwater management requirements are met. - Public Comment: None. - Commission Discussion: Commissioner Ford asked about a reduced fee in lieu of open space. Commissioner Rinehart inquired about PUE location if the variance was not approved. Commissioner Colley asked whether the PUE variance was driven by the subdivision layout. No public comment or applicant rebuttal occurred. Key Outcomes - Motion 1 – Eliminate PUEs: Approved 7-0 to eliminate required public utility easements centered on interior and perimeter lot lines, as proposed in Exhibit A. Commissioner Davis stated this would encourage micro-development; Commissioner Colley agreed it made sense if PUEs were not otherwise required. - Motion 2 – Eliminate Open Space Dedication: Approved 7-0 to eliminate required dedication of open space. - Motion 3 – Modify Fee in Lieu: Approved 7-0 to modify the fee in lieu of open space to $17,206.80 based on the residential portion of the development. Commissioners noted the decision was reasonable due to site constraints, staff analysis, and meeting the intent of the Subdivision Ordinance. Unfinished Business - Zoning Ordinance Review Committee: Had not met. - Historic or Design Review Board: No report. - Montgomery County Planning Commission: Commissioner Jones reported on the latest meeting. - Additional Items: None. New Business - Chair’s Report: None. - Planning Director’s Report: None. - Town Council Report: Commissioner Ford reported that Town Council approved RZN 20-0002 (Midtown Development at 501 South Main Street) with a modified Pattern Book, partly due to Planning Commission concerns. He also noted that the applicant for RZN 20-0004 (1709 Whipple Drive) modified their application after a Town Council Work Session. - November Meeting Date: The Commission approved changing the November 2020 meeting from Tuesday, November 3rd (Election Day) to Thursday, November 5th (7-0). Adjournment The meeting adjourned at 7:11 p.m.

The Blacksburg Planning Commission held a regular meeting on August 4, 2020, at 6:30 p.m. in the Roger E. Hedgepeth Chambers, with social distancing measures due to COVID-19. The meeting was live-streamed and recorded. The Commission considered several rezoning requests, a conditional use permit, a zoning ordinance amendment, and a bylaw amendment, all of which were recommended for approval to Town Council. Consent Calendar - RZN 20-0005/ORD 1941: Request to rezone 40.34 acres at 1900 Toms Creek Road from RR-1 (Rural Residential-1) to PR (Planned Residential). The Commission scheduled a public hearing for September 1, 2020. Public Comments & Testimony - No members of the public spoke during any of the public hearings or the citizen comment period. Discussion Items - RZN 20-0001/ORD 1932 – Lyric Theatre Special Signage District: Staff presented the request for a special signage district at 135 College Avenue to allow two LED marquee screens, red LED tube lighting in the inscribed “Lyric” letters, and replication of original window grills. The Historic or Design Review Board recommended approval (5–0). The applicant clarified that the marquee will imitate black text on white background, with no animation or video. The Commission voted to recommend approval with the condition that the applicant’s July 8, 2020, email clarifying the marquee style be included. - RZN 20-0004/ORD 1936 – 1709 Whipple Drive Rezoning: Request to rezone 0.293 acres from R-5 (Transitional Residential) to RM-48 (Medium Density Multi-Unit Residential) to match the adjacent 1711 Whipple property. The site currently has a single-family home; maximum density would increase from 5 to 14 bedrooms. The applicant proffered a trail connection, increased bike parking (25% over minimum, 50% covered), and a bike repair station. Traffic impact analysis showed a significant increase (from 10–20 trips/day to 56 trips/day) but no substantial network impact. The Commission discussed concerns about unknown future uses and the bike parking wording but voted to recommend approval with the July 31, 2020, proffer statement. - Zoning Ordinance Amendment 51/ORD 1940 – Ground Floor Residential in DC District: Proposed amendment to allow residential uses on the ground floor in the Downtown Commercial (DC) district under limited circumstances: parcels over 10 acres, mixed-use development, units without street frontage, and shared common entry. The Commission discussed safety concerns and the original intent of the DC district but voted to recommend approval. - CUP 20-0003 – Additional Height at Midtown DC5: Request for a conditional use permit to exceed the 60-foot height limit in the DC district for parcel DC5 (401 Church St SE) of the Midtown development, proposing a 70-foot mixed-use building. The building includes ground-floor retail and upper-floor residential, with parking underneath. The Commission discussed the vegetated bank along Clay Street, retaining wall design, and landscaping to soften the visual impact. The applicant adjusted grading to reduce wall height. The Commission voted to recommend approval with conditions. - RZN 20-0002/ORD 1933 – Midtown Rezoning Amendment: Amendment to the previously approved rezoning of the former Blacksburg Middle School site (22.96 acres) to modify the pattern book and proffers. Changes included: new definition for stacked townhouses (two-over-two), a surface parking lot on parcel DC4 with a landscaping exception (reducing required landscaped area from 2,360 to 1,951 sq ft), reduction in open space from 35% to 30% (still exceeding the 20% minimum), revised pedestrian connectivity, and changes to building materials (reduced masonry from 50% to 37.5% in DC parcels, and elimination of masonry category in PRD parcels). The Commission expressed concerns about material definitions and the need for further refinement but voted to recommend approval with the parking lot landscaping exception, noting that the applicant will continue to work on language before Town Council. - Amendment to Planning Commission Bylaws: The Commission approved an amendment to the bylaws to change the meeting time and allow the chair to grant leaves of absence. Key Outcomes - RZN 20-0005: Scheduled public hearing for September 1, 2020 (consent agenda). - RZN 20-0001 (Lyric Theatre): Recommended approval (unanimous) with condition incorporating July 8 email. - RZN 20-0004 (Whipple Drive): Recommended approval (unanimous) with July 31 proffer statement. - Zoning Ordinance Amendment 51: Recommended approval (unanimous). - CUP 20-0003 (Height at Midtown DC5): Recommended approval (unanimous) with conditions. - RZN 20-0002 (Midtown Amendment): Recommended approval (unanimous) with parking lot landscaping exception. - Bylaws Amendment: Approved (unanimous).

The Blacksburg Planning Commission met on Tuesday, July 7, 2020 at 7:30 PM at the Blacksburg Municipal Building. Commissioners present: T. Colley, J. Davis, J. Ford Jr., A. Kassoff. Absent: M. Jones, J. Herbein, S. Reinhardt. The meeting was conducted with COVID-19 protocols including limited seating and live streaming. The commission approved the consent agenda and two public hearing items, elected a secretary, and discussed future meetings. Consent Calendar - Approval of March 3, 2020 Minutes: Approved unanimously. - RZN20-0001 (Lyric Theatre Signage District): Scheduled public hearing for August 4, 2020. - RZN20-0002 (Midtown Development Rezoning Amendment): Scheduled public hearing for August 4, 2020. - CUP20-0003 (Midtown Additional Height): Scheduled public hearing for August 4, 2020. - RZN20-0004 (Whipple Drive Rezoning): Scheduled public hearing for August 4, 2020. - Zoning Ordinance Amendment 51 (Residential Ground Floor in DC): Scheduled public hearing for August 4, 2020. - All consent items were approved 4-0. Public Comments & Testimony - No public comment was made during the public hearing or citizen comment period. Discussion Items CUP20-0001: Medical and General Office at 409 E. Roanoke Street - Applicant Kristen DeLack requested a conditional use permit for medical and general office in the OTR-Old Town Residential Zoning District. The property, known as the Ellett House, is a historic structure. The proposed tenant is the Center for Creative Change, offering psychotherapy and massage therapy. - The applicant argued that the neighborhood is not conducive to families due to student behavior issues (e.g., bonfires, noise, public urination) and that office use would be more compatible and preserve the historic building. - Staff presentation by Emma Martin highlighted that the proposal includes exceptions for parking (10 spaces provided vs. 16 required), bike racks, and walkways. Staff recommended conditions including buffer yard modifications, bicycle parking, and a walkway requirement if a specific rear entrance is used. - The commission voted 4-0 to recommend approval to Town Council with staff-recommended conditions and exceptions. CUP20-0002: Additional Height for Blacksburg Police Department HQ and Parking Garage - Applicant Chris Lawrence (Deputy Town Manager) requested a conditional use permit for additional height (up to 76 feet, with solar panels) in the DC-Downtown Commercial Zoning District for the new police headquarters and a 300-space public parking garage at the Midtown Development. - Staff presentation by Kinsey O'Shea noted that the parcel is approximately 45 feet from R5 residential zoning, but the main parking garage height is set back over 100 feet. Criteria for additional height were addressed, including relationship to street, massing, and visual impact. - Commissioner Colley expressed concern about the horizontal design of the garage visible from Clay Court and asked if future screening could be added. The applicant indicated they would consider future screening options like art panels or vegetation. - The commission voted 4-0 to recommend approval to Town Council with three conditions: substantial conformance, maximum height 76 feet, and solar panel infrastructure provision. Key Outcomes - CUP20-0001: Recommended approval (4-0) to Town Council with staff conditions. - CUP20-0002: Recommended approval (4-0) to Town Council with conditions. - Secretary Election: Timothy Colley was elected as Secretary of the Planning Commission (4-0). - Bylaw Amendments: A proposed change to meeting time to 6:30 PM and provision for leave of absence for commissioners will be voted on at the August 4 meeting. - August 4 Meeting Time: The commission voted to move the August 4, 2020 public hearing meeting time to 6:30 PM. - Next Meetings: Work session July 21 at 5:00 PM; Public hearing August 4 at 6:30 PM. Additional Reports - Historic or Design Review Board: Discussed an exterior stairway at the Blacksburg Jewish Community Center and a public works storage building. - Montgomery County Planning Commission: Considered an 8-acre expansion of a mobile home community on High Top Road. - Town Council Report: Council is catching up on projects delayed by COVID-19, including historic district issues and the two CUPs approved tonight.

The Blacksburg Planning Commission met on Tuesday, March 3, 2020, at 7:30 PM in the Roger E. Hedgepeth Chambers. The meeting was called to order by Chair Andy Kassoff with a quorum of five members present. The agenda included consent items, reports on unfinished business, and new business related to bylaw amendments and town council updates. Consent Calendar - Approved the Planning Commission minutes from February 4, 2020. - Scheduled a public hearing for April 7, 2020, for CUP20-0001: a conditional use permit for medical office and general office on 0.615 acres at 409 E. Roanoke Street (applicant Kristen DeLack). - Scheduled a public hearing for April 7, 2020, for CUP20-0002: a conditional use permit for additional height in the Downtown Commercial district for the Blacksburg Police Department Headquarters and Parking Garage at 200 Clay Street SE (applicants Town of Blacksburg and Midtown Redevelopment Partners, LLC). - Motion to approve the consent agenda passed 5-0. Discussion Items - Zoning Ordinance Review Committee: Commissioner Moneyhun reported the committee had not met. - Historic or Design Review Board: No report. - Montgomery County Planning Commission: Commissioner Jones reported that the Montgomery County Planning Commission is considering expanding the Oak Forest manufactured home community by adding a new cul-de-sac with 20+ manufactured housing units. Jones expressed support, noting that manufactured housing serves an important affordable housing need in the region. - Planning Director’s Report: Assistant Planning Director K. Casper presented proposed amendments to the Planning Commission bylaws. The first change would move the start time of public hearings from 7:30 PM to 6:30 PM, effective June 2, 2020, to align with Town Council public hearing times. The second change clarifies the attendance requirement and adds the ability of the chair to grant a temporary leave of absence for a member. Commissioners were asked to provide feedback; a formal vote is scheduled for the April 7, 2020 meeting. - Town Council Report: Commissioner Ford reported that Town Council has begun reviewing the budget and the Midtown Development. He noted that comments from the Planning Commission and the Historic and Design Review Board had been communicated to Town Council, and that Council is largely in agreement with the observations. The applicant is proactively addressing concerns raised in the meetings. Key Outcomes - Consent agenda approved unanimously (5-0). - Bylaw amendments will be discussed further and voted on at the April 7, 2020 meeting. - The meeting adjourned at 7:36 PM.

The Blacksburg Planning Commission held its regular meeting on Tuesday, February 4, 2020, at 7:30 PM in the Roger E. Hedgepeth Chambers of the Blacksburg Municipal Building. Chair Andy Kassoff called the meeting to order. The consent agenda and two public hearings were addressed. The meeting adjourned at 9:50 PM. Consent Calendar - Approval of Minutes: The Planning Commission unanimously approved the minutes from the January 7, 2020 meeting (motion by Davis, second by Moneyhun; passed 6-0; Commissioner Jones arrived later.) Public Hearing: RZN19-0005 – Glade Road Rezoning (Broad Street Partners) This was a request to rezone approximately 3.556 acres (agenda figure; minutes state 2.869 acres) at 900 and 1002 Glade Road from RR-1 Rural Residential to PR Planned Residential for multi-family housing and townhomes. The applicant, Craig Stipes of Broad Street Partners, proposed 60 dwelling units (117 bedrooms) with a mix of one-, two-, and three-bedroom units, no four-bedroom units. Notable proffers included a parking policy, income verification for residents, rent caps on existing units, and EarthCraft certification. Staff Presentation (Kinsey O'Shea): Staff noted that the density (33 bedrooms/acre) exceeds the Comprehensive Plan's Future Land Use designation of Low Density Residential (4 units/acre). The applicant requested exceptions to certain design standards (e.g., reduced building spacing, setbacks considered as open space). Staff evaluated the proposal against PR zoning district criteria. Applicant Presentation (John Neel, Gay & Neel, Inc.): Neel highlighted changes made since the initial submission, including eliminating four-bedroom units, increasing open space, adding bike parking, restricting tenant guarantors, increasing townhome setbacks, adding a multi-use trail, and pursuing EarthCraft certification. He emphasized the project's location efficiency (close to campus, commercial, and transit). Public Comment: - Casey Hodges (1223 Village Way South) opposed the density, stating it is not appropriate for the location and Future Land Use designation. - John Mattis (1698 Oriole Drive) argued the density violates the Comprehensive Plan and raised emergency vehicle access concerns. - Lisa Burns (1519 Oriole Drive) requested a vote against the project due to density. - Greg Tew (415 Piedmont Street) supported adding density close to the university and services. - Mary Mattis (1698 Oriole Drive) expressed concerns about traffic from a single entrance. Applicant Rebuttal (Craig Stipes): Stipes noted the project is a Smart Growth infill project, has been well-received by staff, and the team has responded to all comments, reducing density by 14 bedrooms/acre from the original proposal. Commission Discussion: - Supporters (Jones, Davis, Colley, Kassoff) praised the location efficiency, affordability, sustainability certification, and developer's responsiveness. They argued the Comprehensive Plan is aspirational and cannot predict current growth pressures, and that this project addresses a critical need for non-student housing. - Opponents (Langrehr, Moneyhun, Ford) expressed concern about setting a precedent for higher density incompatible with the Future Land Use designation. Langrehr noted the potential impact on adjacent 41 acres. Moneyhun stated density cannot be mitigated and remains concerned about the community garden management. Key Outcomes: Motion to recommend approval (moved by Jones, seconded by Kassoff) passed 4-3. Commissioners Colley, Davis, Jones, and Kassoff voted yes; Langrehr, Moneyhun, and Ford voted no. The matter will be forwarded to Town Council. Public Hearing: Zoning Ordinance Amendment 49 (ORD 1924) – Historic District Changes This text amendment proposed changes to the Zoning Ordinance regarding the Historic District, including updates to the list of contributing structures, board membership, signage guidelines, review criteria, and parking provisions. Staff Presentation (Kali Casper): Casper explained the four categories of changes: (1) HDRB membership flexibility, (2) incorporation of signage guidelines, (3) clarification of review categories (advisory vs. binding), and (4) new parking regulations requiring a conditional use permit for certain parking uses. The 2016 Hill Studio survey recommended adding 38 structures to the contributing structures list, expanding the period of significance to 1965. Staff noted the previous list had not been updated since 2006. Public Comment: - Jason Boyle (200 Washington Street) asked that the ordinance changes and contributing structures list be considered separately, stating the ordinance needs more work and lacks a vision. - Eric Frith (103 Cohee Road) also requested separate consideration and opposed adding more contributing structures, noting state and federal registries are voluntary. - JoAnn Sutphin (204 Church Street) stated the ordinance prevents owners from developing property to its highest value and questioned ownership rights. - David Reddick (302 Woodbine Drive) said there is too much in the ordinance for a simple yes/no vote and has concerns about buildings added. - Donna Dunay (302 Roanoke Street SE) spoke in favor, stating the amendment considers the town's fabric and character, and recommended more incentives. - Elizabeth Bush (203 Wharton Street SE), Chair of the HDRB, attempted to calm fears, noting that except for demolition, all reviews are advisory and 95% of advisory recommendations are implemented. She stated the Historic District is a priority in the Town's Strategic Plan. - Bruce Wicker (504 & 508 Lee Street) opposed the historic district concept, arguing it holds the town back and buildings naturally decay. - TJ Anthony (1601 Shelor Lane), representing Blacksburg Baptist Church, raised economic and cultural concerns, stating renovations may be economically infeasible, and asked the Commission to rethink the amendment. - Marta Prupas (203 Church Street) supported being on the list but recommended the town offer incentives and be more selective to include only well-maintained properties. Commission Discussion: - Supporters (majority) argued the historic district is a guiding tool, not a preservation restriction. They noted the high rate of implementation of advisory reviews and the need to maintain the town's character during growth. They emphasized that the ordinance improvements (e.g., parking, clarity) are valuable, and the list should be updated as recommended by the survey. - Opponents (Langrehr) expressed concern that some structures on the list are not historically significant and that adding them may impede redevelopment that could improve the neighborhood. He questioned the selection process and suggested fewer, more meaningful additions with incentives. - Other commissioners (including Ford, Moneyhun) acknowledged the tension between property rights and collective good but generally supported the amendment. Key Outcomes: Motion to recommend approval (moved by Moneyhun, seconded by Jones) passed 6-1 (Langrehr voted no). The amendment and list will be forwarded to Town Council. Other Business - Citizen Comment: No members of the public spoke. - Unfinished Business: Reports were given on the Zoning Ordinance Review Committee, Historic Design Review Board (including updates on the "Poor Billy's" building roof changes), and the Montgomery County Planning Commission January meeting. - New Business: Chair Kassoff welcomed Commissioner Jerry Ford Jr. back to the Commission. Assistant Planning Director Casper provided updates on Montgomery Planning Commission assignments and Midtown architectural renderings (to be discussed at the February 18 work session). Town Council Liaison Ford reported on the approved Capital Improvement Program and upcoming budget and rezoning public hearings. Key Outcomes (Summary of Votes) 1. Consent Agenda Minutes approved 6-0. 2. RZN19-0005 (Glade Road) recommended for approval to Town Council by a vote of 4-3. 3. Zoning Ordinance Amendment 49 (Historic District) recommended for approval to Town Council by a vote of 6-1.