Blacksburg Planning Commission Regular Meeting - December 1, 2020

The Blacksburg Planning Commission held a regular meeting on December 1, 2020, at 6:30 PM in the Municipal Building Council Chambers. The commission addressed a consent agenda, two public hearings (including a zoning ordinance amendment and a rezoning request), and reports from committees and town council. All votes were unanimous.

Consent Calendar

• Approval of the Planning Commission Minutes from November 5, 2020.
• Cancellation of the public hearing for CUP 20-0005 (Conditional Use Permit for townhouses at 1820 North Main Street) and rescheduling to January 5, 2021.
• Motion to approve the consent agenda passed 7-0.

Public Hearing: Zoning Ordinance Amendment #55/ORD 1921

• Staff presentation by Town Planner Emma Martin proposed amendments to the process for posting public hearing signs, including updated text, elimination of staff posting, a new method for determining sign quantity, and a provision for the commission to defer a hearing if notice is inadequate.
• No public comment was received.
• Motion by Commissioner Ford, seconded by Commissioner Davis, to approve the amendment passed 7-0.

Public Hearing: Rezoning Request RZN 20-0005/ORD 1941

• Proposal: Request by Lucas TCR, LLC to rezone 40.34 acres at 1900 Toms Creek Road from RR-1 (Rural Residential-1) to PR (Planned Residential) to develop 84 single-family lots with trails, sidewalks, and open space. The applicant requested five exceptions, including a reduction in canopy coverage from 20% to 15% and waivers for curb/gutter and trail construction in floodplains.
• Staff presentation: Kinsey O'Shea provided an overview of the proposal, proffer statement, and town staff comments on utilities, sewer, stormwater, and transportation.
• Applicant presentation: Meredith Jones of Eden and Associates stated the property is challenging to develop but the project aims to preserve rural character, provide connectivity to transit and trails, and meet middle-range housing demand. The exception for Redbud Road was withdrawn.
• Public comment: Two residents spoke in opposition:
  • Bob Fryman of 2401 Toms Creek Road said the project would destroy the rural nature and change the intent of RR-1 zoning and the vision for Toms Creek Road.
  • Chris Links of 1104 Deerfield Drive cited existing environmental and flooding issues on Toms Creek Road that would worsen with development, and noted stress on current infrastructure.
• Applicant rebuttal: Meredith Jones reiterated that the area has changed since 1998 and that the applicant is respecting the environment; she argued a by-right development would not benefit the town and the project fills a middle-range housing need.
• Commission discussion and motion: Commissioner Davis moved to deny the rezoning, seconded by Commissioner Jones. Several commissioners expressed reasons for denial:
  • Commissioner Davis: The project is too dense for the area; by-right use might have less environmental impact.
  • Commissioner Jones: Applicant revisions do not offset environmental impact; lower development costs do not guarantee lower sale prices; HERS rating is good but not sustainable enough.
  • Commissioner Colley: The layout lacks creativity and is not in harmony with the surrounding area; density should be lower; insufficient town benefit.
  • Commissioner Ford: The project has many issues to overcome and is counter to the RR-1 zoning district and the Future Land Use map; this location is not appropriate.
  • Chair Kassoff: The applicant was responsive but the project does not align with the Comprehensive Plan and Future Land Use map.
• Vote: Motion to deny passed 7-0.

Public Hearing: CUP 20-0005 (Townhouses at 1820 North Main Street)

• This public hearing was cancelled as per the consent agenda; rescheduled to January 5, 2021.

Key Outcomes

• Zoning Ordinance Amendment #55/ORD 1921 approved 7-0 – amending the process for posting public hearing signs.
• Rezoning request RZN 20-0005/ORD 1941 denied 7-0 – the 40.34-acre property at 1900 Toms Creek Road will remain RR-1.
• CUP 20-0005 public hearing cancelled and rescheduled to the January 5, 2021 meeting.
• Consent agenda approved 7-0, including approval of previous minutes and the cancellation/rescheduling.
• Unfinished business: Zoning Ordinance Review Committee reported on ZOA #55; Historic or Design Review Board noted two roofing projects; Montgomery County Planning Commission meeting was cancelled.
• New business: Planning Director reminded of a special commission meeting on December 8, 2020 to review Comprehensive Plan chapters. Town Council report by Commissioner Ford covered a special tax district for Midtown, a boundary line adjustment for Yellow Sulphur Road, COVID-19 ordinances, Heritage Park management, vacant town properties, and firearms regulations.
• Meeting adjourned at 7:43 PM.