Blacksburg Planning Commission Meeting — July 6, 2021

The Blacksburg Planning Commission met on July 6, 2021, at 6:30 p.m. in the Roger E. Hedgepeth Chambers. The meeting covered four public hearings, including two rezoning requests and two conditional use permits, as well as a consent agenda and routine reports. Key decisions included approval of a conditional use permit for an external speaker at a bank, approval of a conditional use permit for a gym, and approval of a rezoning for the Clover Valley Phase 2 townhomes. A rezoning for Marlington Street townhomes resulted in a tie vote (3-3), sending no recommendation to Town Council.

Consent Calendar

• Approval of June 1, 2021, Planning Commission Minutes: Approved 6-0.
• Zoning Ordinance Amendment #58: Scheduled public hearing for August 3, 2021.
• RZN 21-0003/ORD 1968 (Midtown Development): Scheduled public hearing for August 3, 2021.

Public Comments & Testimony

• Marlington Street Rezoning (RZN 21-0002):
  • Susanne Glasson (1720 Emerald Street) expressed concerns about parking and overflow, potential student housing, and lack of green space. She requested fewer units.
  • Glenn Reynolds (206 Mateer Circle) raised concerns about traffic, parking, topography, and the number of units; suggested reducing units.
  • Tom Roberts (312 Landsdowne Street) worried about parking lot maneuverability and the project being too large for the site.
  • Brian Graves (1604 Grayland Street) cited safety and visibility issues for his moving business due to on-street parking and tractor-trailer traffic.
• Gym Conditional Use Permit (CUP 21-0003):
  • Lucian Robinson (co-owner) stated the project conforms to the existing office park environment.
  • Dan Dodson (co-owner) noted the property has been owned for 35 years and the gym use is a good fit.
• Clover Valley Phase 2 Rezoning (RZN 21-0001): No public comments.
• External Speaker CUP (CUP 21-0002): No public comments.

Discussion Items

• CUP 21-0002 – External Speaker for Skyline Bank at 1206 South Main Street: Staff recommended conditions, modifications, and a special exception due to existing site constraints (no bypass lane, parking in front of building). Applicant John Neel noted the building was originally a bank and the request is to reactivate the existing speaker. The Commission approved without further discussion.
• RZN 21-0002 – Marlington Street Townhomes (200 Marlington Street): Applicant Steve Semones proposed 13 one-bedroom townhomes (13 units, 13 bedrooms) on 0.55 acres, with a density of 24 units/acre (24 bedrooms/acre). The proposal included a 1.0 parking ratio per bedroom, a permit parking system, and 21.3% open space. Commissioners expressed mixed views: some supported the demographic (non-student, small units) but had concerns about parking, tree removal, and compatibility with the Comprehensive Plan (medium density residential allows up to 10 units/acre or 20 bedrooms/acre). The vote was 3-3 (Ford, Kassoff, Rinehart in favor; Colley, Herbein, Davis against), resulting in no recommendation to Town Council. The applicant committed to adding a proffer for an HOA if units were sold.
• CUP 21-0003 – Personal Improvement Services (Gym) at 203 Professional Park Drive: Applicant Steve Semones proposed a 10,000 sq ft gym on a 3.376-acre undeveloped, wooded parcel. The building design was revised to include brick facade and windows. Staff recommended a condition for cross-access to the north, but the Commission granted a variance to waive that requirement due to topography, drainage, and cost. The Commission approved the CUP 6-0, noting the property had been vacant for many years and the use is appropriate.
• RZN 21-0001 – Clover Valley Phase 2 (200 Clover Valley Circle): Applicant Steve Semones and Ben Price proposed rezoning 2.05 acres from General Commercial (GC) to Planned Residential (PR) to build 24 four-bedroom townhomes (96 bedrooms, 47 bedrooms/acre). The density is consistent with the allowable 48 bedrooms/acre in GC. The applicant provided a HERS rating of 55, a parking ratio of 0.99 (including existing Phase 1), and a commitment to retain ownership for five years. Commissioners supported the project as a good infill that improves the design from earlier proposals. The motion passed 6-0.

Key Outcomes

• CUP 21-0002 (External Speaker): Approved 6-0 with staff conditions, modifications, and special exception.
• RZN 21-0002 (Marlington Street): Motion to approve tied 3-3; no recommendation sent to Town Council.
• CUP 21-0003 (Gym): Approved 6-0 with a variance to waive cross-access requirements.
• RZN 21-0001 (Clover Valley Phase 2): Approved 6-0 with proffers for HERS rating, parking management, ownership retention, and public utility easements.
• Unfinished Business: The Historic or Design Review Board met to discuss a Community Housing Partners project on Progress Street. The Montgomery County Planning Commission is reviewing a campground proposal near Big Falls.
• Town Council Report: Council heard a presentation on the proposed Downtown Northwest zoning district near the Moss Arts Center.

The meeting adjourned at 9:00 p.m.