Blacksburg Planning Commission Meeting - March 6, 2018

The Blacksburg Planning Commission met on March 6, 2018, at 7:30 PM in the Roger E. Hedgepeth Chambers. The meeting included a consent agenda with routine approvals, a public hearing on a subdivision variance request, and updates from committees. The commission voted unanimously to deny both requested variances for the Chimneyhill Farm subdivision.

Consent Calendar

• Approval of Minutes: The minutes from February 6, 2018, were approved unanimously (6-0).
• Rezoning RZN18-0001 (Ord. 1859): The public hearing scheduled for March 6, 2018, for a rezoning request at 200 Dowdy Drive was canceled and rescheduled to April 3, 2018.
• Rezoning RZN18-0002 (Ord. 1860): A public hearing for a rezoning request at 1401 Giles Road was scheduled for April 3, 2018.

Public Comments & Testimony

• Lorrie Sprague (1096 Deerfield Drive), HOA President: Presented a petition signed by most residents stating that vehicle access to the proposed subdivision should be from Toms Creek Road.
• John Moore (1095 Deerfield Drive): Described the existing dangerous intersection at Deerfield Drive and Toms Creek Road, urging that Chimneyhill Farms have its own access to avoid a 50% increase in traffic through Deerfield. He requested the town improve sight lines at that intersection.
• Walter Hearn (1099 Deerfield Drive): Emphasized that current traffic dangers would worsen if the subdivision used Doe Run Road for access.
• Patty Mostaghimi (1097 Deerfield Drive): Opposed the lengthened cul-de-sac, citing safety concerns for residents and emergency vehicles.
• Craig Hill (2506 Toms Creek Road): Expressed concerns about water management and potential flooding on Toms Creek Road from the development.
• Jay Williams (702 Hidden Valley Road): Argued that the applicant had not demonstrated hardship, a required criterion for variances. He also opposed using Hidden Valley Road for emergency access due to maintenance and liability issues.
• David Gillespie (701 Hidden Valley Road): Stressed safety hazards at the Hidden Valley Road entrance and opposed any use of that road for access, noting his personal responsibility for road maintenance.
• Linda Torrens (1002 Doe Run): Suggested sidewalk provisions along Toms Creek Road and urged extension of Doe Run Road to Toms Creek Road. She requested a condition limiting the number of houses if the variance were approved.
• David Roberts (1105 Deerfield Drive): Initially opposed but changed his opinion after meeting the owners. He argued that denying the variance would push the owners to develop by-right, potentially resulting in more lots and traffic, which would be worse for the neighborhood.
• Sandy Moore (1095 Deerfield Drive): Stated strong opposition to traffic from Chimneyhill Farms coming through Deerfield.
• Diane Hearn (1099 Deerfield Drive): Questioned why direct access from Toms Creek Road would create a hardship for the developer.
• Chris Williams (1104 Deerfield Drive): Acknowledged the developer's intent for low density but noted the lack of a final subdivision plat. He urged the commission to consider health and safety, citing pedestrian traffic and the absence of sidewalks on Deerfield Drive.
• Larry Carpenter (1006 Doe Run): Opposed the variances, stating they did not meet the criteria for approval and would increase risk to residents and first responders.

Discussion Items

• VAR18-0001 – Subdivision Variance for Chimneyhill Farm (2410 Toms Creek Road): The applicant, Steve Semones of Balzer & Associates, requested an increase in cul-de-sac length from the maximum 900 feet to approximately 1,300 feet, and a waiver of the sidewalk requirement for the proposed 12-lot, 35.31-acre subdivision. Staff reported that good subdivision design typically includes two access points and sidewalks. The applicant stated the variance was not based on hardship but on achieving a better layout, and they were willing to limit lots to 12. The owner, Mark Gustafson, expressed a desire for low-density development to match the adjacent Deerfield community. During commission discussion, members noted that the variance criteria requiring hardship or substantial injustice were not met. Commissioner Moneyhun expressed concern about setting a precedent without meeting criteria. Commissioner Sutphin agreed the hardship standard was not satisfied.

Key Outcomes

• Motion and Vote on VAR18-0001: Commissioner M. Jones moved to deny both variances (cul-de-sac length and sidewalk requirement). Commissioner J. B. Jones seconded. The motion passed unanimously (6-0). Commissioners Jones (Mr.), Jones (Ms.), Kassoff, Langrehr, Moneyhun, and Sutphin voted yes.
• Unfinished Business Reports: The Zoning Review Committee is working on amendments to zoning ordinance for residential and commercial improvements. The Historic or Design Review Board denied a request to demolish three structures on South Main Street and Church Street for a proposed hotel. Montgomery County Planning Commission made line-item edits to subdivision ordinances.
• New Business: Chair Langrehr announced the creation of a Facebook page "Strong Towns Blacksburg" for sharing planning articles. Town Council member Sutphin reported that the March 13th public hearings for Airport Acres and Habitat for Humanity rezonings were upcoming, with new proffers submitted.
• Next Meetings: Joint town council/planning commission work session on March 20, 2018 at 11:00 AM; planning commission work session on March 20, 2018 at 5:00 PM; next regular meeting on April 3, 2018.
• Adjournment: The meeting adjourned at 8:48 PM.