Blacksburg Planning Commission Meeting – August 6, 2019

The Blacksburg Planning Commission held a work session at 6:30 p.m. and a regular meeting at 7:30 p.m. on August 6, 2019 in the Roger E. Hedgepeth Chambers. Commissioners voted on several rezoning and conditional use permit requests, including a recommendation to deny the rezoning of the former Blacksburg High School site and approval of a townhouse project tied to historic rehabilitation downtown.

Consent Calendar

• Approved the July 2, 2019 Planning Commission minutes unanimously (6‑0).
• Scheduled a September 3, 2019 public hearing for CUP19‑0005 (office at 620 N Main St, Suite 104).
• Scheduled a September 3, 2019 public hearing for RZN19‑0004 (rezoning 6.15 acres at 1310 N Main St to PR).
• Scheduled a September 3, 2019 public hearing for Zoning Ordinance Amendment #46 (Floodplain Overlay District exclusion for infrastructure projects with FEMA Conditional Letter of Map Revision).
• Canceled the August 6, 2019 public hearing for RZN19‑0001 (5.55 acres at 1000 block N Main St) and rescheduled it to a later date.

Public Hearings

RZN19‑0002 – Rezoning of Former Blacksburg High School (520 Patrick Henry Drive)

• Staff Presentation (Kinsey O’Shea): The request would rezone 33.87 acres from R‑4 (Low Density Residential) to Planned Residential (PR). Three areas were identified: Area 1 (13.75 acres) for recreation/civic use, Area 2 (11.22 acres) for a townhome development (111 units, max 30 bedrooms/acre, 9.89 units/acre), and Area 3 (6.87 acres) for open space. The town has a contingent purchase agreement for Areas 1 and 3. The applicant proposed proffers including no purpose‑built student housing, a minimum 12‑month lease requirement, and no individual bedroom rentals. Staff noted sewer capacity issues downstream and recommended a 10‑foot trail along Road C.
• Applicant Presentation (Sheldon Bower, Parker Design Group): Emphasized that the PRD would allow clustering development on 11 acres while preserving two‑thirds of the site for the town. Argued the density is similar to by‑right R‑4 development (90–100 lots) and that the design promotes family occupancy (e.g., garages, parks, no courtyard parking).
• Public Comment (14 speakers): The majority opposed the rezoning. Concerns included increased traffic on Price Street and Grove Avenue, safety for children, stormwater management, sewer capacity, and the risk of the development becoming student housing despite proposed restrictions. Several residents urged the town to purchase the entire site. One speaker supported the proposal, noting the PRD offered more control than R‑4. Another speaker suggested a one‑way Price Street extension.
• Commission Discussion & Motion: Commissioner Moneyhun moved to recommend denial, citing safety issues, insufficient detail, and the need to protect adjacent neighborhoods. Commissioner Jones noted the need for family‑oriented housing but felt the project needed more work. Commissioner Colley said the elevations resembled apartment buildings. The motion passed 6‑0 to recommend denial to Town Council.

CUP19‑0004 – 201 South Main Street and 105 Lee Street (Townhouses with Historic Rehabilitation)

• Staff Presentation (Kali Casper): The proposal would retain the historic Kelsey House at 201 S Main St, convert it to a restaurant, and demolish two accessory structures to build seven townhouses along Lee and Church Streets. Two exceptions were requested from use and design standards (lack of setback variation and grade‑level entrances). The site is 0.61 acres in the DC Downtown Commercial district. Parking is not required downtown; the plan provides two‑car garages and a five‑space surface lot. The Historic Design Review Board approved a Certificate of Appropriateness on April 22, 2019, contingent on CUP approval.
• Applicant Presentation (Thomas Koontz, TKA Architects): Described extensive review with HDRB and the goal of activating Main Street while respecting historic massing. The townhouses would have varied brick colors, gabled roofs, and front onto streets to hide parking.
• Public Comment: None.
• Commission Motion: Motion to approve with staff‑recommended conditions (substantial conformance with application and HDRB approval). Passed 6‑0.

Comprehensive Plan Review – Graves Avenue Connection

• Staff Presentation (Anne McClung): A proposed residential subdivision in Montgomery County (Phase 1: 35 lots, Phase 2: 24 lots) would require extending Graves Avenue, which lies within the town. Virginia Code §15.2‑2232 requires a consistency review. The resolution includes conditions: widening Graves Avenue to two 10‑foot lanes, subgrade repairs, asphalt overlay, realignment of the golf course entrance, ditch improvements, and a covenant limiting the number of lots.
• Applicant Presentation (Steve Semones, Balzer & Associates): Stated the project has been in development for two years and that the developer agrees to all conditions.
• Public Comment: One resident opposed, citing existing traffic issues at Willard and Graves. One resident supported, fearing a boundary adjustment could lead to higher density.
• Commission Motion: Approved the resolution acknowledging Comprehensive Plan compliance. Passed 6‑0.

CUP19‑0002 – Amendment to Brownstone CUP (301 South Main Street)

• Staff Presentation (Kinsey O’Shea): The request would increase the maximum ground‑floor office percentage from 33% to 40.2% to accommodate a new general office tenant (Peacock Holland Construction) occupying 7.7% of the ground floor. The existing dental office occupies 32%. Staff found the proposal consistent with the Comprehensive Plan and zoning criteria.
• Applicant Presentation (Steve Hill, owner): Noted the space had been vacant for four years and requested approval.
• Public Comment: None.
• Commission Motion: Approved with staff‑recommended condition. Passed 6‑0.

CUP19‑0003 – Medical Office at 401 South Main Street, Suite 105 (Clay Court)

• Staff Presentation (Paul Patterson): Request for a medical office (Rogers Physical Therapy) on the ground floor of Clay Court. The space is 1,891 sq ft. Medical offices are by‑right on upper floors but require a CUP on the ground floor. Staff found the proposal consistent with the Comprehensive Plan and no adverse impacts.
• Applicant Presentation (Steve Hill): The previous tenant (fitness studio) outgrew the space due to noise complaints; the new tenant is a physical therapy practice.
• Public Comment: None.
• Commission Motion: Approved with staff condition. Passed 6‑0.

Citizen Comment

• None.

Unfinished Business

• Historic Design Review Board Update (Commissioner Davis): Reviewed exterior renovations at 104 Faculty Street.
• Montgomery County Planning Commission Update (Commissioner Moneyhun): Noted approval of a housing development on Mayor Mac Road (up to 70 homes) and a work session for a self‑storage facility on Harding Road.

New Business

• Town Council Report (Commissioner Sutphin): Council discussed the expedited CUPs, amending the town budget for more transit drivers, small cell wireless facilities, and a zoning ordinance to allow additional building height in downtown commercial (delayed pending a work session on tax implications of Virginia Tech Foundation properties). The town received a SolSmart Silver designation for solar energy leadership.

Key Outcomes

• Recommended denial of RZN19‑0002 (old high school rezoning) to Town Council (6‑0).
• Approved CUP19‑0004 (201 S Main St townhouses with historic rehab) (6‑0).
• Approved Comprehensive Plan consistency for Graves Avenue connection (6‑0).
• Approved CUP19‑0002 amendment (Brownstone office increase) (6‑0).
• Approved CUP19‑0003 (medical office at Clay Court) (6‑0).
• Scheduled future public hearings for September 3, 2019 on consent items.