Blacksburg Planning Commission Meeting - February 6, 2018

The Blacksburg Planning Commission held its regular meeting on Tuesday, February 6, 2018, at 7:30 PM in the Roger E. Hedgepeth Chambers. The meeting featured two public hearings on rezoning requests: a controversial proposal for a 20-unit senior housing development on Airport Road (Huckleberry Vista) and a Habitat for Humanity project for seven income-restricted townhomes on Church Street. After extensive public comment, the commission failed to recommend approval of the Huckleberry Vista rezoning (2-2-2 vote) and unanimously recommended approval of the Habitat for Humanity rezoning (6-0).

Consent Calendar

• Approval of January 2, 2018, Planning Commission Minutes – Approved unanimously (6-0).
• Scheduling of Public Hearing for RZN18-0001 – A request to rezone approximately 6.483 acres at 200 Dowdy Drive from GC and R-4 to PR. The public hearing was scheduled for March 6, 2018 (approved 6-0).

Public Hearing: RZN17-0007 (Huckleberry Vista)

Proposal: Rezone 5.98 acres at 801 and 803 Airport Road from R-4 Low Density Residential to PR Planned Residential to construct 20 residential units (mix of single-family, duplex, and multifamily) in nine buildings around a central green space, with an age restriction (one resident over 55, limited temporary stays for younger adults). The applicant, representing The Lester Group, emphasized the need for senior housing and the project's infill, smart growth design.

Staff Presentation (Kinsey O'Shea): Detailed the proposal, including 20 units (density 3.34 units/acre), 45% open space, 20-foot buffer yards, a public pedestrian path, and age-restriction proffers. Noted the by-right R-4 development could yield up to 23 single-family homes, potentially more traffic and larger homes ($400k–$500k). No adverse traffic impacts anticipated.

Public Comment (26 speakers):

• Opponents (majority of speakers): Raised concerns about scale and massing (45-foot height, 3,300 sq ft units) incompatible with the existing 1,500–2,000 sq ft single-family homes in Airport Acres; loss of R-4 zoning and single-family housing opportunities; traffic, noise, and light pollution; potential for future student housing despite age restrictions; the process favored the developer over residents; need for affordable/workforce housing rather than luxury condos. Specific speakers: Emily Redding (need for single-family homes), Carolyn Thompson (design not suitable for aging in place), Durelle Scott (lack of integration), Kathy Huser (risk of student housing), Jane Machin (inaccurate scale comparisons, road too close to properties), Pat Devens (no compelling need for rezoning), Steve Sutphin (high-priced enclave), Karen Gallagher (personal story of achieving homeownership).
• Supporters (fewer): Pat Hyer (AARP board, personal search for senior housing), Larry Hinker (community quality of life, need for senior homes), Evan Lally (parents wanting to move to Blacksburg), Beverly Fleming (former resident who couldn't find suitable housing in town).

Applicant Rebuttal (Donna Morrison, The Lester Group): Stressed that the development is a needed senior housing type, transitional use between commercial/institutional and residential, with less impact than by-right R-4 development. Noted age restriction, buffer yards, public path, and two single-family homes facing Airport Road.

Commission Discussion:

• Mr. Kassoff (motion to recommend approval): Argued by-right development would produce $400k–$500k homes with more traffic, no age restriction, and less buffering. Believed proposed project had fewer adverse impacts.
• Mr. Sutphin (opposed): Acknowledged need for senior housing but concerned about massing and scale, noting the project did not meet residential infill guidelines for neighborhood character.
• Ms. Moneyhun (supported): Highlighted positive features (trail, open space, reduced curb cuts).
• Mr. Langrehr (opposed): Liked many aspects but felt the comprehensive plan's future land use designation (R-4) should be respected; concerned about scale and de facto comp plan amendment.
• Mr. Colley and Mr. Davis (new members): Abstained due to lack of prior involvement.

Key Outcomes:

• Motion to recommend approval of Ordinance #1853 failed on a roll-call vote (2-2-2). Voting yes: Kassoff, Moneyhun. Voting no: Langrehr, Sutphin. Abstaining: Colley, Davis.
• The recommendation to Town Council is a split decision; the item will proceed to Council for final action.

Public Hearing: RZN17-0009 (Habitat for Humanity)

Proposal: Rezone 0.69 acres at 712 Church Street SE from R-5 Transitional Residential to PR Planned Residential to construct seven income-restricted townhomes (three bedrooms, two stories, end units ADA-accessible). The property was donated by Blacksburg Presbyterian Church. The applicant (Habitat for Humanity of the New River Valley) sought a reduction of the required open space from 20% to 19% and a waiver of the 4-foot vegetated buffer between curb and sidewalk.

Staff Presentation (Kinsey O'Shea): Noted the site's grade change, proposed density of 31 bedrooms/acre (higher than R-5's 20), but cited the affordable housing need and the applicant's proffer of 50-year income restrictions (30–80% AMI). Recommended separate action on the open space exception.

Public Comment (6 speakers): All spoke in favor. Tom Sherman (board member, difficult site, affordability), Rev. Catherine Taylor (church's mission), Mary Ann Bonadeo (vice chair, professional opinion on appropriateness), Don Mullins (longtime habitat supporter), Bob Miller (example of economics for common good). No opposition.

Commission Discussion:

• Mr. Kassoff moved to approve the open space exception; seconded by Mr. Davis; passed 6-0.
• Mr. Kassoff then moved to recommend approval of the rezoning with modification to the sidewalk buffer requirement; seconded by Ms. Moneyhun; passed 6-0.
• Chair Langrehr expressed aesthetic concerns about the raised entry bridges and suggested six units might be better, but voted in favor.

Key Outcomes:

• Approved open space exception (6-0).
• Recommended approval of RZN17-0009 (Ordinance #1858) to Town Council (6-0).
• The recommendation includes the sidewalk buffer modification.

Unfinished Business

• Zoning Review Committee: Ms. Moneyhun reported the committee will begin meeting in late February to consider zoning ordinance amendments.
• Comprehensive Plan Working Group: Ms. McClung reported continued review of plan chapters.
• Montgomery County Planning Commission: Mr. Langrehr gave a brief update (no public hearings at their January meeting).
• Historic/Design Review Board and New River Valley Regional Commission: No updates available.

New Business

• Town Council Report: Mr. Sutphin reported that Town Council held a retreat to set 2018–2019 strategic goals, including updates to residential and commercial zoning ordinances.

Adjournment

The meeting was adjourned at 10:30 PM. The next Planning Commission Work Session is February 20, 2018, and the next regular meeting is March 6, 2018.