OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Blacksburg Planning Commission Meeting Summary - June 5, 2018

Planning Commission — Tuesday, June 5, 2018
BodyBlacksburg, Virginia
SessionPlanning Commission
DateTuesday, June 5, 2018
StatusFILED
Video Record
Meeting Thumbnail
⇩ GET FROM SOURCE

STREAMING COPY IN PREPARATION — RECORDING AVAILABLE FROM THE ORIGINAL SOURCE

Transcript — Verbatim
0:43

Start off with the consent agenda.

0:45

We have several items on there to review.

0:47

First one is the approval of planning commission minutes from May 1st, 2018.

0:52

Then we'll be scheduling a conditional use permit for a broadcasting tower in the corporate research center.

0:59

That public hearing will be on July 24th.

1:03

The next item will be a rezoning to request uh 14.04 acres, a uh rezoning at the terrace view apartment complex with the student housing complex.

1:17

They'll be looking to um upzone their property there.

1:20

That rezoning will be heard on July 24th.

1:25

The next rezoning will be let's see, at the old Blacksburg Middle School, a real popular topic.

1:32

That's the new town proposal.

1:36

Uh that's currently zoned to low degree city residential, and that'll be uh rezoned to planned residential and downtown commercial.

1:44

That public hearing will be on July 31st, 2018.

1:49

And the last one on the consent agenda agenda is a request to reserve 1.7 acres at Flo to Clay Street.

1:57

That's adjacent to the old Blacksburg Middle School property from uh R5 Transitional Residential to uh planned residential for multifamily age restricted development.

2:09

That was originally scheduled to be heard on June 5th this evening, and we're rescheduling that one for July 31st.

2:16

So we have a uh pretty packed schedule coming up, and I'll need a motion in a second for that consent agenda.

2:25

Okay, we've got two movements.

2:27

Second and a second.

2:28

All right, we have a motion and a second to approve the consent agenda.

2:31

All those in favor.

2:35

All right.

2:38

We'll move on to our public hearings.

2:40

The first one is a conditional use permit number 18-000 two, a request for office on the ground floor in the downtown commercial zoning district at 220 South Main Street.

2:54

And we'll start off with the staff presentation.

2:59

Okay.

3:27

The parcel is under an acre in size and a zone downtown commercial.

3:34

There was a previously approved conditional use permit in 2016 for the 208 South Main Street location in Kent Square, uh, when Point West was relocating from Clay Court.

3:44

Uh 208 South Main Street is the applicant's current location.

3:48

Point West manages the real estate of Kent Square, Kent Square North, and about 200 or excuse me, 350 residential units.

4:04

Since they are growing and expanding to real estate sales.

4:25

There was a study conducted uh of all the ground floor office space in downtown in 2012.

4:31

This map shows Kent Square, which is in block two southwest in this study.

4:36

The existing point west management office is 1,050 square feet, and the proposed new location is 1,910 square feet.

4:45

Uh currently offices make up about 43% of the ground floor and uh square footage in Kent Square, and if this uh conditional use permit is approved, office will make up approximately 47% uh of the ground floor for a total of about 9,000 square feet.

5:05

The space sits at the sidewalk grade and has a large entrance at the corner of Main Street and Washington Street and has been vacant for about three years.

5:13

This is one of the most visible Kent Square spaces, especially if driving north from the southern gateway of town.

5:21

The applicant is indicated, has indicated that there are several challenges with uh the 220 South Main Street location as a retail space, including that the square footage is larger than most small retail spaces and the ventilation for a restaurant use would be difficult to accommodate as a retrofit.

5:40

This is a street view of the proposed new point west management office location from South Main Street.

5:46

You can also see uh Kent Square and Kent Square North and Washington Street on the left.

5:54

This uh just illustrates the pedestrian-oriented design, high visibility and main street frontage.

6:02

And this just shows you the um Washington Street ground level frontage from another perspective, looking towards South Main Street.

6:12

Overall, there must be a balance between ground level pedestrian-oriented retail uses and also combating the negative impacts of long-term vacancies in downtown.

6:21

Downtown is different from other commercial areas, uh, and ground level activity is important.

6:26

The goal is to strike the right balance of uses with office uses as a part of that mix.

6:31

Uh, a conditional use permit is a way to evaluate uh sites on a case-by-case basis.

6:39

This application is evaluated based on conformity to the comprehensive plan and the zoning ordinance.

6:44

Specifically, Section 1181 of the zoning ordinance calls out the criteria listed on the slide for evaluation of a conditional use permit.

6:54

In considering the appropriateness of ground floor office use, evaluation for a conditional use permit should include looking at the location, site design, size, and impacts on the individual site.

7:05

Commission may want to consider several other factors, uh, such as those that are listed on the slide, as well as the location along an arterial or local roadway, pedestrian traffic, the context within the overall development, and the context within downtown.

7:23

According to the zoning ordinance, typical office uses include real estate, law, uh travel accounting, and insurance.

7:30

The zoning ordinance reinforces the desire to have the highest impact and active uses on the ground floor and with the less intense uses such as offices on the second floors and above.

7:42

This slide gives the intent of the downtown commercial zoning district from the zoning ordinance.

7:48

It stresses that the district is intended for predominantly pedestrian activity and is intended to be a mix of uses, including specialty retail, recreation, entertainment, dining, and public functions.

8:02

Sorry about that.

8:03

There was a neighborhood meeting on May 2nd, and no citizens were in attendance.

8:07

The town council public hearing is in this room next Tuesday at 7:30, and uh this is on an expedited schedule as are all applications for conditional use permit for office on the ground floor in downtown commercial.

8:20

Uh staff recommends three conditions, which are the same as the previously granted conditional use permit but just updated to reflect this current application.

8:29

Uh, those three conditions are first, the property should be developed in accordance to the application.

8:37

The use shall be limited to a real estate property management and sales office use.

8:42

Uh, the storefront windows shall retain a commercial and retail appearance and remain transparent and displays should obscure no more than 10% of the window area.

Discussion Breakdown — Share of Meeting
Zoning Ordinance█████████████████████████████████████████████45%
Urban Planning███████████████████████████27%
Public Engagement███████████11%
Parking████████8%
Public Safety██████6%
Education███3%
Summary of Proceedings

Blacksburg Planning Commission Meeting Summary - June 5, 2018

Overview

The Blacksburg Planning Commission held a work session at 6:00 p.m. and a regular meeting at 7:30 p.m. on June 5, 2018. The meeting included several public hearings and unanimous approvals. All votes were 7-0 in favor. The commission scheduled future public hearings for July 24 and July 31, 2018.

Work Session (6:00 p.m. – 7:20 p.m.)

  • Commissioners reviewed updates on RZN18-0003 (Ordinance #1861), a request to rezone 7.383 acres at 1902 Research Center Drive from RD Research and Development to PR Planned Residential for a 207-unit, 452-bedroom multifamily development. The applicant presented revised plans aligning the entrance with Sheliah Court and incorporating changes discussed during the work session.

Consent Calendar

  • Approved the May 1, 2018, Planning Commission minutes.
  • Scheduled a public hearing for July 24, 2018, for CUP18-0004 (broadcasting/communications tower with height exception at 1770 Forecast Drive).
  • Scheduled a public hearing for July 24, 2018, for RZN18-0005 (rezoning 14.04 acres of Terrace View Apartments at 413 Hunt Club Road from RM-48 to PR Planned Residential).
  • Scheduled a public hearing for July 24, 2018, for ROW18-0001 (vacation of approximately 25,815 sq. ft. of town-owned right-of-way adjacent to 413 Hunt Club Road).
  • Scheduled a public hearing for July 31, 2018, for RZN17-0006 (rezoning 21.14 acres of the Old Blacksburg Middle School property at 501 South Main Street from R-4 Low Density Residential to PR Planned Residential and DC Downtown Commercial).
  • Canceled the June 5, 2018, public hearing for RZN18-0004 (rezoning 1.7 acres at 402 Clay Street SE from R-5 Transitional Residential to PR Planned Residential for age-restricted multifamily) and rescheduled it for July 31, 2018.

Public Hearings

A. CUP18-0002 – Office on Ground Floor at 220 South Main Street

  • Staff Presentation: The applicant, Pointe West Management, requested a Conditional Use Permit to relocate its real estate office from 208 South Main Street to a larger 1,910 sq. ft. space at 220 South Main Street, previously a bank branch. The space has been vacant for three years. Staff recommended three conditions: conformance with the application, limiting use to real estate property management and sales, and maintaining transparent storefront windows (no more than 10% obscured). A neighborhood meeting held on May 2, 2018, had no attendees.
  • Applicant Presentation: Applicant confirmed windows would remain transparent, similar to their existing office. They noted that a nearby Starbucks in Kent Square was closing in fall 2018, which would create another vacant retail corner.
  • Public Comment: None.
  • Commission Action: Approved 7-0 with staff conditions.

B. CUP18-0003 – Daycare Use at 404 Mount Tabor Road

  • Staff Presentation: The Mayapple School, a licensed preschool for children 2.5 to 6 years old, requested a Conditional Use Permit to relocate from the Newport Recreational Center into the Blacksburg Friends Meeting House (a 2.4-acre property). The school would serve 10–14 children with no exterior improvements. The property is zoned R-5 Transitional Residential and already has a Conditional Use Permit for religious assembly. Staff found no adverse impacts and recommended no conditions.
  • Applicant Presentation: The school is moving because its current site is in the path of the Mountain Valley Pipeline. The school day runs from 8:30 a.m. to 3:00 p.m., with 15 students in the morning and 9 in the afternoon.
  • Public Comment: One parent spoke in support, citing the school’s creative opportunities for children.
  • Commission Action: Approved 7-0 without conditions.

C. RZN18-0003 – Rezoning at 1902 Research Center Drive

  • Staff Presentation: The applicant sought to rezone a vacant 7.0333-acre L-shaped parcel (tax parcel 317-3 13 and portion of 317-9 5) from RD Research and Development to PR Planned Residential for a 207-unit (452-bedroom) multifamily development. Three 4–5 story buildings are planned, with one, two, and three-bedroom units. The proposal includes surface parking (80% parking ratio, or 1.1 spaces per bedroom), a 450 sq. ft. café/office space, covered bicycle parking, and indoor/outdoor amenities. The entrance has been aligned with Sheliah Court across the street, with a mid-block crosswalk. The density is approximately 57 bedrooms per acre. The applicant submitted 11 proffers dated May 29, 2018, including EarthCraft certification, a minimum of 20% open space (21.5% proposed), 36 covered bicycle spaces, and connectivity to the Virginia Tech Corporate Research Center (CRC). Staff noted the CRC currently has 182 companies with 3,100 employees, expected to double in 10–15 years, and the housing would serve CRC professionals.
  • Applicant Presentation: The applicant emphasized the unique opportunity to provide professional housing within the CRC, enhancing competitiveness. They highlighted connectivity, amenities (pool, fire pits, play areas), and modern architecture. The parking ratio is based on per-unit allocation, not per bedroom, and management will permit by unit.
  • Public Comment:
    • Sean Raffgoth (resident at 330 Sheliah Court) expressed concern that the 80% parking ratio (approximately 1 parking spot per bedroom) would force residents to park on neighboring streets, leading to conflicts. He suggested allowing only as many rooms as available parking spots (1.1 per bedroom).
    • Kurt Hoffman (328 Sheliah Court) questioned the entrance location, worrying about traffic safety at the intersection. He noted the area is not pedestrian-friendly to the north.
    • Kristi Snyder (owner/administrator of Rainbow Riders Child Care Center) appreciated the crosswalk aligned with Sheliah Court, which would improve safety for her children. She asked that landscaping be trimmed to avoid security blind spots.
  • Applicant Rebuttal: The applicant stated the parking ratio meets standards used in other localities (e.g., Roanoke, Norfolk) and argued that bicycle, ride-sharing, and transit options reduce car dependence.
  • Commission Discussion: Commissioners praised the improvements made after the work session, including entrance alignment, reduced front parking, and enhanced connectivity. They noted the project addresses a need for professional housing distinct from student housing. On parking, they observed a trend of decreasing parking ratios in new developments, driven by alternative transportation.
  • Commission Action: First, the commission voted 7-0 to approve the exception allowing parking in front of the building line (limited to parallel spaces along the front). Then, they voted 7-0 to recommend approval of Ordinance #1861 to Town Council with the proffer statement dated May 29, 2018.

Key Outcomes

  • All three public hearings (CUP18-0002, CUP18-0003, RZN18-0003) were approved unanimously (7-0).
  • The public hearing for RZN18-0004 was canceled and rescheduled to July 31, 2018.
  • The consent agenda was approved 7-0, setting future public hearing dates as noted.
  • Upcoming work sessions and public hearings were announced:
    • June 19, 2018, 5:00 p.m. Work Session: Terrace View rezoning and CRC tower.
    • July 3, 2018, 5:00 p.m. Work Session: Old Middle School and Clay Street senior housing.
    • July 17, 2018, 5:00 p.m. Work Session: Route 460 and Warren Street rezoning.
    • July 24, 2018, 7:30 p.m. Regular Meeting: Terrace View rezoning and CRC tower public hearings.
    • July 31, 2018, 7:30 p.m. Regular Meeting: Old Middle School, Clay Street, and other rezonings.
    • August 7, 2018, 7:30 p.m. Regular Meeting.
  • The Planning Director encouraged residents to monitor the town website (blacksburg.gov) for application documents and schedule changes.
  • Town Council report noted an upcoming agreement with Airbnb for lodging tax collection and minor hunting ordinance updates.

Meeting Transcript

Start off with the consent agenda. We have several items on there to review. First one is the approval of planning commission minutes from May 1st, 2018. Then we'll be scheduling a conditional use permit for a broadcasting tower in the corporate research center. That public hearing will be on July 24th. The next item will be a rezoning to request uh 14.04 acres, a uh rezoning at the terrace view apartment complex with the student housing complex. They'll be looking to um upzone their property there. That rezoning will be heard on July 24th. The next rezoning will be let's see, at the old Blacksburg Middle School, a real popular topic. That's the new town proposal. Uh that's currently zoned to low degree city residential, and that'll be uh rezoned to planned residential and downtown commercial. That public hearing will be on July 31st, 2018. And the last one on the consent agenda agenda is a request to reserve 1.7 acres at Flo to Clay Street. That's adjacent to the old Blacksburg Middle School property from uh R5 Transitional Residential to uh planned residential for multifamily age restricted development. That was originally scheduled to be heard on June 5th this evening, and we're rescheduling that one for July 31st. So we have a uh pretty packed schedule coming up, and I'll need a motion in a second for that consent agenda. Okay, we've got two movements. Second and a second. All right, we have a motion and a second to approve the consent agenda. All those in favor. All right. We'll move on to our public hearings. The first one is a conditional use permit number 18-000 two, a request for office on the ground floor in the downtown commercial zoning district at 220 South Main Street. And we'll start off with the staff presentation. Okay. The parcel is under an acre in size and a zone downtown commercial. There was a previously approved conditional use permit in 2016 for the 208 South Main Street location in Kent Square, uh, when Point West was relocating from Clay Court. Uh 208 South Main Street is the applicant's current location. Point West manages the real estate of Kent Square, Kent Square North, and about 200 or excuse me, 350 residential units. Since they are growing and expanding to real estate sales. There was a study conducted uh of all the ground floor office space in downtown in 2012. This map shows Kent Square, which is in block two southwest in this study. The existing point west management office is 1,050 square feet, and the proposed new location is 1,910 square feet. Uh currently offices make up about 43% of the ground floor and uh square footage in Kent Square, and if this uh conditional use permit is approved, office will make up approximately 47% uh of the ground floor for a total of about 9,000 square feet. The space sits at the sidewalk grade and has a large entrance at the corner of Main Street and Washington Street and has been vacant for about three years. This is one of the most visible Kent Square spaces, especially if driving north from the southern gateway of town. The applicant is indicated, has indicated that there are several challenges with uh the 220 South Main Street location as a retail space, including that the square footage is larger than most small retail spaces and the ventilation for a restaurant use would be difficult to accommodate as a retrofit. This is a street view of the proposed new point west management office location from South Main Street. You can also see uh Kent Square and Kent Square North and Washington Street on the left. This uh just illustrates the pedestrian-oriented design, high visibility and main street frontage. And this just shows you the um Washington Street ground level frontage from another perspective, looking towards South Main Street. Overall, there must be a balance between ground level pedestrian-oriented retail uses and also combating the negative impacts of long-term vacancies in downtown. Downtown is different from other commercial areas, uh, and ground level activity is important. The goal is to strike the right balance of uses with office uses as a part of that mix. Uh, a conditional use permit is a way to evaluate uh sites on a case-by-case basis. This application is evaluated based on conformity to the comprehensive plan and the zoning ordinance. Specifically, Section 1181 of the zoning ordinance calls out the criteria listed on the slide for evaluation of a conditional use permit. In considering the appropriateness of ground floor office use, evaluation for a conditional use permit should include looking at the location, site design, size, and impacts on the individual site. Commission may want to consider several other factors, uh, such as those that are listed on the slide, as well as the location along an arterial or local roadway, pedestrian traffic, the context within the overall development, and the context within downtown. According to the zoning ordinance, typical office uses include real estate, law, uh travel accounting, and insurance.

SUMMARIZED BY OPENPUBLICA AI
TRANSCRIPT VIA PUBLIC VIDEO
openpublica.com