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Record of Proceedings

Blacksburg Planning Commission Meeting: Old Blacksburg Middle School Rezoning Decision, September 4, 2018

Planning Commission — Tuesday, September 4, 2018

BodyBlacksburg, Virginia

SessionPlanning Commission

DateTuesday, September 4, 2018

StatusFILED

Video Record

0:00 / 3:11:26

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0:25

Hey, I'd like to welcome everyone to the September 4th, 2018 meeting of the Blacksburg Planning Commission.

0:32

We meet the first Tuesday of every month for our regular meeting here at the Roger Hedgebeth Chamber in the Blacksburg Municipal Building.

0:40

And we look forward to you joining us and speaking up tonight.

0:44

I'd like to remind everyone during the public hearings and for the citizen comment.

0:48

And you come up to speak tonight.

0:51

You'll have three minutes to talk, and because of the number of people that are probably going to want to speak tonight, I'm gonna going to have to restrict everyone to that three-minute time limit.

1:00

Okay.

1:01

When you come up, you uh you uh state your name and your address and speak directly to the planning commission, make your comments to us, and then when you're finished, I ask if you can walk over to um Donna Caldwell, who will have a sign-in sheet where you can sign your name because she won't be able to keep up with everyone speaking tonight.

1:21

All right.

1:22

So when you address us, just tell us your name and address, and then after your comments, you'll just sign on that sign-up sheet.

1:28

All right, so we'll call this meeting order and start with the roll call.

1:31

Okay, Mr.

1:32

Langreer.

1:33

Ms.

1:33

Money Hunt.

1:34

Mr.

1:35

Cassock, President, Mr.

1:36

Jones, Mr.

1:37

Setfin?

1:38

Here, Mr.

1:38

Collie, Mr.

1:40

Davis.

1:40

Here.

1:41

And I'm Mel Jones for Quarum.

1:44

Okay, we'll move on to the consent agenda.

1:46

We have several items on the consent agenda.

1:48

Uh first one being the approval of our minutes from the August 7th meeting.

1:53

The second one is a rescheduled rezoning from September.

2:00

It was supposed to be heard today.

2:02

It'll be rescheduled for October 2nd, and that has to do with rezoning 3.8 acres of planned residential, from planned residential with conditions, two planned residential with amended conditions in the 500 block of Warren Street and Green Street that's property behind the stadium.

2:20

So we'll be addressing that at a public hearing on October 2nd.

2:25

Also on that date, we'll be requesting a request to vacate some property, point three acres in that same area on Warren Street.

2:36

The next item is again another reschedule from that was scheduled to be heard today on September 4th.

2:42

We're moving that to October 2nd.

2:44

A request to resume approximately 1.49 acres from the R5 residential zoning district to downtown commercial district.

2:53

And that's located on 500 South Main.

2:56

Um the condominium units that are actually the block next to the Blacksburg Motor Company.

3:02

We'll be uh considering that on October 2nd.

3:06

Along with that will be a conditional use permit for office on the ground floor on the same property, 500 to 510 South Main Street, the same South Main condominium project there adjacent to the Blacksburg Motor Company.

3:22

That'll all be heard on October 2nd.

3:25

And then we have one last request reson for October 2nd.

3:29

Request to rezone 4.2 acres from R5 transitional residential zoning to planned residential zoning at 1222 Patrick Henry Drive.

3:40

So if you don't get enough of Planning Commission meeting tonight, come back on October 2nd.

3:45

We'll have plenty more to entertain you with.

3:47

Okay, can I get a motion on the consent agenda?

3:51

Second.

3:52

Got a motion in a second.

3:53

All those in favor?

3:55

Aye.

3:55

Aye.

3:56

All right.

3:57

Unanimously approved.

3:59

So we'll get on to the main event.

4:01

Uh request to rezone rezoning number 17-0006, rezoning 21.14 acres of vacant land from the R4 low density residential zoning district to the planned residential and downtown commercial zoning districts, which comprise the old Blacksburg Middle School property of 501 South Main Street.

4:23

And we'll start with the staff presentation.

4:27

So the applicant is Balzar and Associates representing Midtown Development Partners, LLC.

4:32

The address is 501 South Main Street.

4:34

Most of us all think of it as the old Blacksburg Middle School parcel.

4:38

It's about 21 acres, and it's currently zoned R for low density residential and our adopted future land use civic.

4:45

And this evening I'm going to kind of go over a general overview, but I think it's worth noting that the application materials, if you've looked at them online, there are a lot of application materials and staff materials, and the planning commission has had four work sessions to try to go through all these materials, ask questions, and discuss.

Discussion Breakdown — Share of Meeting

Urban Planning███████████████████████████████31%

Zoning Ordinance█████████9%

Community Engagement█████████9%

Transportation Safety████████8%

Affordable Housing████████8%

Traffic Management██████6%

Public Engagement██████6%

Stormwater Management█████5%

Procedural████4%

Summary of Proceedings

Blacksburg Planning Commission Meeting: Old Blacksburg Middle School Rezoning Decision, September 4, 2018

The Blacksburg Planning Commission held a work session at 5:30 PM and a regular meeting at 7:30 PM on September 4, 2018, primarily to consider RZN17-0006, a request to rezone the 21.14-acre Old Blacksburg Middle School (OBMS) property at 501 South Main Street from R-4 Low Density Residential to PR Planned Residential and DC Downtown Commercial. After a public hearing with extensive testimony, the commission voted 7-1 to recommend approval to Town Council.

Consent Calendar

Approval of Minutes: The August 7, 2018, Planning Commission minutes were approved unanimously.
RZN17-0003 (Warren Street Rezoning): Cancel the September 4, 2018 public hearing and reschedule to October 2, 2018.
ROW17-0001 (Warren Street Right-of-Way Vacation): Cancel the September 4, 2018 public hearing and reschedule to October 2, 2018. (Related to RZN17-0003)
RZN18-0007/ORD 1870 (500 South Main Rezoning): Cancel the September 4, 2018 public hearing and reschedule to October 2, 2018.
CUP18-0005 through CUP18-0009 (Conditional Use Permits): Cancel the September 4, 2018 public hearing and reschedule to October 2, 2018. (Related to RZN18-0007)
RZN18-0008/ORD 1872 (Patrick Henry Drive Rezoning): Schedule public hearing for October 2, 2018.

Public Comments & Testimony

More than 30 citizens spoke during the public hearing on RZN17-0006. Positions and concerns included:

Support: Numerous speakers urged approval, citing the comprehensive planning process, need for workforce and downtown housing, economic development, tax revenue, walkability, and alignment with the town's comprehensive plan. Supporters included representatives of the Montgomery County Chamber of Commerce (Sharon Scott), local business owners (Tom Raub, Wally Nelson, Audrey Hill, Paula Bolte), a former Virginia Tech athlete (Kevin Jones), and a developer's representative who presented 80 support cards.
Opposition/Concerns: Several speakers opposed or expressed guarded support. Key concerns included:
- Traffic: Further congestion on South Main Street and cut-through traffic on neighborhood streets (Willard, Palmer, Kentwood, using Fiddlers Green HOA residents). Several requested additional traffic studies and traffic calming.
- Stormwater: Flooding risks and inadequate stormwater management, citing recent flash floods in downtown Blacksburg. Speakers asked for porous surfaces, green infrastructure, and stronger proffers.
- Design and Scale: Aesthetics, building materials (concern over synthetic stone/brick), the pattern book's illustrative vs. binding nature, and perceived lack of detail for the Downtown Commercial buildings.
- Public-Private Partnership: Lack of transparency in the development agreement and police station planning.
- Environmental Standards: Call for LEED certification for commercial buildings, not just EarthCraft for residential, and higher sustainability requirements.
- Alternative Uses: Some preferred the site remain as parkland, open space, or single-family residential development.

Discussion Items

RZN17-0006 – Old Blacksburg Middle School Rezoning:

Staff Presentation: Director Anne McClung reviewed the 21.14-acre site, proposed zoning (9.25 acres DC Downtown Commercial, 11.89 acres PR Planned Residential), land use concept, density (48 bedrooms/acre overall), pattern book design standards, proffer statement, traffic study (new signal at South Main and Eheart), bicycle/pedestrian improvements (cycle track on Eheart, off-road trail), stormwater concept plan, and related items (development agreement, police station).
Applicant Presentation: Jim Cowan emphasized the extensive public input process, responsiveness to feedback, use of form-based zoning via pattern book and proffers, market-driven housing mix (workforce and young professionals), green building commitments (EarthCraft for residential), and the design review process for Downtown Commercial buildings (approval by Town Council, Planning Commission, and Historic Design Review Board). He presented an updated proffer statement from the work session, including changes to green building language and the addition of proffer 9 requiring approval of all Downtown Commercial building designs.
Commission Discussion: Commissioners acknowledged the complexity and importance of the project. Concerns included parcel 3's multifamily density, scale, and orientation; the public-private partnership unknowns; traffic impacts on neighborhood streets; the need for better transit integration; and ensuring design quality through the pattern book. Supporters cited housing diversity, downtown vitality, open space (31% of site), and the extensive review process. Commissioner Moneyhun voted no, citing scale concerns and unknowns.

Key Outcomes

Exceptions Approved: The commission unanimously (8-0) approved exceptions to building separation standards (Section 4216A1 and 4231 B3) for multifamily and townhome buildings on the site, as requested in the application.
Motion to Recommend Approval: Commissioner Kassoff moved, Commissioner Jones seconded, to recommend conditional approval of Ordinance #1866 to Town Council. After discussion, the motion passed 7-1 (Colley, Davis, Jones [Mr.], Jones [Ms.], Kassoff, Langrehr, Sutphin voting yes; Moneyhun voting no).
Next Steps: The rezoning application will advance to Blacksburg Town Council for a public hearing and final decision. The development agreement for public improvements and the design review process for Downtown Commercial buildings will continue separately.

Meeting Transcript

Hey, I'd like to welcome everyone to the September 4th, 2018 meeting of the Blacksburg Planning Commission. We meet the first Tuesday of every month for our regular meeting here at the Roger Hedgebeth Chamber in the Blacksburg Municipal Building. And we look forward to you joining us and speaking up tonight. I'd like to remind everyone during the public hearings and for the citizen comment. And you come up to speak tonight. You'll have three minutes to talk, and because of the number of people that are probably going to want to speak tonight, I'm gonna going to have to restrict everyone to that three-minute time limit. Okay. When you come up, you uh you uh state your name and your address and speak directly to the planning commission, make your comments to us, and then when you're finished, I ask if you can walk over to um Donna Caldwell, who will have a sign-in sheet where you can sign your name because she won't be able to keep up with everyone speaking tonight. All right. So when you address us, just tell us your name and address, and then after your comments, you'll just sign on that sign-up sheet. All right, so we'll call this meeting order and start with the roll call. Okay, Mr. Langreer. Ms. Money Hunt. Mr. Cassock, President, Mr. Jones, Mr. Setfin? Here, Mr. Collie, Mr. Davis. Here. And I'm Mel Jones for Quarum. Okay, we'll move on to the consent agenda. We have several items on the consent agenda. Uh first one being the approval of our minutes from the August 7th meeting. The second one is a rescheduled rezoning from September. It was supposed to be heard today. It'll be rescheduled for October 2nd, and that has to do with rezoning 3.8 acres of planned residential, from planned residential with conditions, two planned residential with amended conditions in the 500 block of Warren Street and Green Street that's property behind the stadium. So we'll be addressing that at a public hearing on October 2nd. Also on that date, we'll be requesting a request to vacate some property, point three acres in that same area on Warren Street. The next item is again another reschedule from that was scheduled to be heard today on September 4th. We're moving that to October 2nd. A request to resume approximately 1.49 acres from the R5 residential zoning district to downtown commercial district. And that's located on 500 South Main. Um the condominium units that are actually the block next to the Blacksburg Motor Company. We'll be uh considering that on October 2nd. Along with that will be a conditional use permit for office on the ground floor on the same property, 500 to 510 South Main Street, the same South Main condominium project there adjacent to the Blacksburg Motor Company. That'll all be heard on October 2nd. And then we have one last request reson for October 2nd. Request to rezone 4.2 acres from R5 transitional residential zoning to planned residential zoning at 1222 Patrick Henry Drive. So if you don't get enough of Planning Commission meeting tonight, come back on October 2nd. We'll have plenty more to entertain you with. Okay, can I get a motion on the consent agenda? Second. Got a motion in a second. All those in favor? Aye. Aye.

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