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Record of Proceedings

Blacksburg Planning Commission Meeting - February 4, 2020

Planning Commission — Tuesday, February 4, 2020
BodyBlacksburg, Virginia
SessionPlanning Commission
DateTuesday, February 4, 2020
StatusFILED
Video Record
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Transcript — Verbatim
0:54

Regular meetings are held here on the first Tuesday of each month at 7:30 in the Roger Hedgebath Chamber, so the Blacksburg Municipal Building.

1:06

Citizens may address the planning commission during specified times on the agenda.

1:11

And speaking of the agenda, we're making more copies, so some will be here shortly.

1:17

Regular times on the agenda.

1:24

And if you choose to speak in this public hearing, you're requested to adhere to the following.

1:31

Please speak at the podium.

1:33

Please state your name and address.

1:39

Please limit speaking time to a maximum of three minutes.

1:42

And you'll be aided by that little timer.

1:45

When it turns yellow, you should try and wrap up.

1:49

And speak only once during a specific hearing or comment period.

1:54

If you need a wireless microphone, one can be available to anyone requesting.

1:59

Please silence your cell phones.

2:01

Please show respect for all speakers and allow all opinions to be expressed in a tolerant atmosphere.

2:09

And with that, we'll call the meeting to order.

2:11

May we have a roll call, please.

2:13

Mr.

2:13

Collie?

2:14

Here.

2:14

Mr.

2:15

Davis?

2:16

Here.

2:16

Mr.

2:17

Ford?

2:17

Here.

2:18

Ms.

2:18

Jones.

2:20

Mr.

2:20

Cassov?

2:21

Here.

2:21

Mr.

2:22

Langer?

2:23

President.

2:24

Ms.

2:24

Money Hun is here.

2:25

You have four.

2:26

Excellent.

2:28

First item on our uh agenda tonight is the consent agenda, which involves the approval of planning commission minutes from January 7, 2020.

2:39

And the action is to approve.

2:41

Do I have a motion?

2:44

I move to approve the consent agenda.

2:48

Second.

2:49

All those in favor?

2:51

All right.

2:53

Great.

2:54

Now we'll move on to our first public hearing of the evening, which is rezoning 19005 ordinance 1906.

3:04

So request to rezone 3.556 acres of property at 9102 Glade Road and vacant parcels on Glade Road and a portion from RR1 rural residential zoning district to a planned residential zoning district for multifamily housing and townhomes by Craig Stipes, a Broad Street Partners.

3:31

And we have a staff presentation.

3:34

Thank you.

3:35

This is a regency.

3:37

I'm sorry to interrupt, but I uh wanted to alert people the new agendas are available.

3:43

If you didn't get one, they're right on the podium by the door.

3:47

Thank you.

3:48

This is a rezoning request for four separate parcels with multiple property owners.

3:52

The location is 900 and 1002 Glade Road.

3:56

It's just over three and a half acres.

3:58

The current zoning is a row residential one.

4:00

The contract purchaser and applicant is Craig Stipes of Broad Street Partners.

4:05

On the screen is an aerial image showing the total parcel acreage outlined in pink.

4:35

The proposal at a glance that we have before us this evening is uh the construction of three new building types and the uh retention of one existing multifamily building.

Discussion Breakdown — Share of Meeting
Historic Preservation██████████████████████████████████34%
Urban Planning█████████████████████████25%
Zoning Ordinance█████████████████17%
Housing████████8%
Affordable Housing██████6%
Economic Development███3%
Procedural██2%
Traffic Management█1%
Public Transportation█1%
Summary of Proceedings

Blacksburg Planning Commission Meeting - February 4, 2020

The Blacksburg Planning Commission held its regular meeting on Tuesday, February 4, 2020, at 7:30 PM in the Roger E. Hedgepeth Chambers of the Blacksburg Municipal Building. Chair Andy Kassoff called the meeting to order. The consent agenda and two public hearings were addressed. The meeting adjourned at 9:50 PM.

Consent Calendar

  • Approval of Minutes: The Planning Commission unanimously approved the minutes from the January 7, 2020 meeting (motion by Davis, second by Moneyhun; passed 6-0; Commissioner Jones arrived later.)

Public Hearing: RZN19-0005 – Glade Road Rezoning (Broad Street Partners)

This was a request to rezone approximately 3.556 acres (agenda figure; minutes state 2.869 acres) at 900 and 1002 Glade Road from RR-1 Rural Residential to PR Planned Residential for multi-family housing and townhomes. The applicant, Craig Stipes of Broad Street Partners, proposed 60 dwelling units (117 bedrooms) with a mix of one-, two-, and three-bedroom units, no four-bedroom units. Notable proffers included a parking policy, income verification for residents, rent caps on existing units, and EarthCraft certification.

Staff Presentation (Kinsey O'Shea): Staff noted that the density (33 bedrooms/acre) exceeds the Comprehensive Plan's Future Land Use designation of Low Density Residential (4 units/acre). The applicant requested exceptions to certain design standards (e.g., reduced building spacing, setbacks considered as open space). Staff evaluated the proposal against PR zoning district criteria.

Applicant Presentation (John Neel, Gay & Neel, Inc.): Neel highlighted changes made since the initial submission, including eliminating four-bedroom units, increasing open space, adding bike parking, restricting tenant guarantors, increasing townhome setbacks, adding a multi-use trail, and pursuing EarthCraft certification. He emphasized the project's location efficiency (close to campus, commercial, and transit).

Public Comment:

  • Casey Hodges (1223 Village Way South) opposed the density, stating it is not appropriate for the location and Future Land Use designation.
  • John Mattis (1698 Oriole Drive) argued the density violates the Comprehensive Plan and raised emergency vehicle access concerns.
  • Lisa Burns (1519 Oriole Drive) requested a vote against the project due to density.
  • Greg Tew (415 Piedmont Street) supported adding density close to the university and services.
  • Mary Mattis (1698 Oriole Drive) expressed concerns about traffic from a single entrance.

Applicant Rebuttal (Craig Stipes): Stipes noted the project is a Smart Growth infill project, has been well-received by staff, and the team has responded to all comments, reducing density by 14 bedrooms/acre from the original proposal.

Commission Discussion:

  • Supporters (Jones, Davis, Colley, Kassoff) praised the location efficiency, affordability, sustainability certification, and developer's responsiveness. They argued the Comprehensive Plan is aspirational and cannot predict current growth pressures, and that this project addresses a critical need for non-student housing.
  • Opponents (Langrehr, Moneyhun, Ford) expressed concern about setting a precedent for higher density incompatible with the Future Land Use designation. Langrehr noted the potential impact on adjacent 41 acres. Moneyhun stated density cannot be mitigated and remains concerned about the community garden management.

Key Outcomes: Motion to recommend approval (moved by Jones, seconded by Kassoff) passed 4-3. Commissioners Colley, Davis, Jones, and Kassoff voted yes; Langrehr, Moneyhun, and Ford voted no. The matter will be forwarded to Town Council.

Public Hearing: Zoning Ordinance Amendment #49 (ORD 1924) – Historic District Changes

This text amendment proposed changes to the Zoning Ordinance regarding the Historic District, including updates to the list of contributing structures, board membership, signage guidelines, review criteria, and parking provisions.

Staff Presentation (Kali Casper): Casper explained the four categories of changes: (1) HDRB membership flexibility, (2) incorporation of signage guidelines, (3) clarification of review categories (advisory vs. binding), and (4) new parking regulations requiring a conditional use permit for certain parking uses. The 2016 Hill Studio survey recommended adding 38 structures to the contributing structures list, expanding the period of significance to 1965. Staff noted the previous list had not been updated since 2006.

Public Comment:

  • Jason Boyle (200 Washington Street) asked that the ordinance changes and contributing structures list be considered separately, stating the ordinance needs more work and lacks a vision.
  • Eric Frith (103 Cohee Road) also requested separate consideration and opposed adding more contributing structures, noting state and federal registries are voluntary.
  • JoAnn Sutphin (204 Church Street) stated the ordinance prevents owners from developing property to its highest value and questioned ownership rights.
  • David Reddick (302 Woodbine Drive) said there is too much in the ordinance for a simple yes/no vote and has concerns about buildings added.
  • Donna Dunay (302 Roanoke Street SE) spoke in favor, stating the amendment considers the town's fabric and character, and recommended more incentives.
  • Elizabeth Bush (203 Wharton Street SE), Chair of the HDRB, attempted to calm fears, noting that except for demolition, all reviews are advisory and 95% of advisory recommendations are implemented. She stated the Historic District is a priority in the Town's Strategic Plan.
  • Bruce Wicker (504 & 508 Lee Street) opposed the historic district concept, arguing it holds the town back and buildings naturally decay.
  • TJ Anthony (1601 Shelor Lane), representing Blacksburg Baptist Church, raised economic and cultural concerns, stating renovations may be economically infeasible, and asked the Commission to rethink the amendment.
  • Marta Prupas (203 Church Street) supported being on the list but recommended the town offer incentives and be more selective to include only well-maintained properties.

Commission Discussion:

  • Supporters (majority) argued the historic district is a guiding tool, not a preservation restriction. They noted the high rate of implementation of advisory reviews and the need to maintain the town's character during growth. They emphasized that the ordinance improvements (e.g., parking, clarity) are valuable, and the list should be updated as recommended by the survey.
  • Opponents (Langrehr) expressed concern that some structures on the list are not historically significant and that adding them may impede redevelopment that could improve the neighborhood. He questioned the selection process and suggested fewer, more meaningful additions with incentives.
  • Other commissioners (including Ford, Moneyhun) acknowledged the tension between property rights and collective good but generally supported the amendment.

Key Outcomes: Motion to recommend approval (moved by Moneyhun, seconded by Jones) passed 6-1 (Langrehr voted no). The amendment and list will be forwarded to Town Council.

Other Business

  • Citizen Comment: No members of the public spoke.
  • Unfinished Business: Reports were given on the Zoning Ordinance Review Committee, Historic Design Review Board (including updates on the "Poor Billy's" building roof changes), and the Montgomery County Planning Commission January meeting.
  • New Business: Chair Kassoff welcomed Commissioner Jerry Ford Jr. back to the Commission. Assistant Planning Director Casper provided updates on Montgomery Planning Commission assignments and Midtown architectural renderings (to be discussed at the February 18 work session). Town Council Liaison Ford reported on the approved Capital Improvement Program and upcoming budget and rezoning public hearings.

Key Outcomes (Summary of Votes)

  1. Consent Agenda Minutes approved 6-0.
  2. RZN19-0005 (Glade Road) recommended for approval to Town Council by a vote of 4-3.
  3. Zoning Ordinance Amendment #49 (Historic District) recommended for approval to Town Council by a vote of 6-1.

Meeting Transcript

Regular meetings are held here on the first Tuesday of each month at 7:30 in the Roger Hedgebath Chamber, so the Blacksburg Municipal Building. Citizens may address the planning commission during specified times on the agenda. And speaking of the agenda, we're making more copies, so some will be here shortly. Regular times on the agenda. And if you choose to speak in this public hearing, you're requested to adhere to the following. Please speak at the podium. Please state your name and address. Please limit speaking time to a maximum of three minutes. And you'll be aided by that little timer. When it turns yellow, you should try and wrap up. And speak only once during a specific hearing or comment period. If you need a wireless microphone, one can be available to anyone requesting. Please silence your cell phones. Please show respect for all speakers and allow all opinions to be expressed in a tolerant atmosphere. And with that, we'll call the meeting to order. May we have a roll call, please. Mr. Collie? Here. Mr. Davis? Here. Mr. Ford? Here. Ms. Jones. Mr. Cassov? Here. Mr. Langer? President. Ms. Money Hun is here. You have four. Excellent. First item on our uh agenda tonight is the consent agenda, which involves the approval of planning commission minutes from January 7, 2020. And the action is to approve. Do I have a motion? I move to approve the consent agenda. Second. All those in favor? All right. Great. Now we'll move on to our first public hearing of the evening, which is rezoning 19005 ordinance 1906. So request to rezone 3.556 acres of property at 9102 Glade Road and vacant parcels on Glade Road and a portion from RR1 rural residential zoning district to a planned residential zoning district for multifamily housing and townhomes by Craig Stipes, a Broad Street Partners. And we have a staff presentation. Thank you. This is a regency.

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