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Record of Proceedings

Blacksburg Planning Commission Regular Meeting – December 7, 2021

Planning Commission — Tuesday, December 7, 2021
BodyBlacksburg, Virginia
SessionPlanning Commission
DateTuesday, December 7, 2021
StatusFILED
Video Record
0:00 / 1:26:31

Original source
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0:46

Welcome to the regular meeting of the Blacksburg Planning Commission.

0:50

Regular meetings of the Blacksburg Planning Commission are held on the first Tuesday of each month at 7 30 p.m.

0:57

here in the Roger E.

0:58

Hedgepath Chambers of the Blacksburg Municipal Building, 300 South Main Street.

1:04

Due to COVID 19 health concerns, seating in the council chambers will be limited.

1:09

Citizens are encouraged, but not required to submit comments to the planning commission by email and view the hearing online or on a local uh or on local television, WTOB Channel 2.

1:23

The meeting will be live streamed from WW Blacksburg.gov and recorded.

1:30

Citizens may address the Planning Commission during specified times on the agenda and are requested to adhere to the following.

1:37

Please speak at the podium.

1:39

Please state your name and address.

1:48

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

1:53

A wireless microphone is available to anyone requesting the assistance.

1:58

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

2:07

With that, we'll call the meeting to order.

2:09

May we have a roll call, please.

2:10

Mr.

2:11

Davis?

2:11

Here.

2:12

Mr.

2:12

Ford?

2:12

Here.

2:13

Mr.

2:13

Herbine.

2:14

Here.

2:14

Ms.

2:14

Jones.

2:15

Here.

2:15

Mr.

2:15

Cassoff.

2:16

Present.

2:16

Ms.

2:16

Reinhardt.

2:17

Here.

2:17

And I'm here, so we have a quorum.

2:19

Excellent.

2:19

Thank you.

2:21

Tonight's consent agenda includes the approval of the planning commission minutes from November 2nd.

2:28

And the action is to approve.

2:30

Also to reschedule the December 2021 Planning Commission work session from Tuesday, December 21st to Thursday, December 16th.

2:41

And the action is to approve.

2:45

Also CUP 21006, a conditional use permit request for town home use on the ground floor in the General Commercial Zoning District on 8.4 acres at 203 Country Club Drive Southwest by Balzar and Associates, who are the applicant for diversified investors, LLC.

3:11

And the schedule, the action is to schedule a public hearing for January 4th.

3:19

And finally, rezoning 21005 ordinance 1979.

3:24

A request to rezone 2.79 acres at 100 Country Club Drive Southeast from R5 Transitional Residential to PR Planned Residential by Community Housing Partners, the applicant on behalf of Regin Holt, the property owner.

3:43

And the action is to schedule a public hearing for February 1st 2022.

4:02

I move we've approved the consent agenda as presented.

4:06

Second.

4:07

All those in favor?

4:11

Moving on to our public hearings for tonight.

5:00

The owner is the Boat Wright Family Limited Partnership.

5:02

It sits at the corner of South Main Street and King Street and is just over an acre and a half.

5:07

The current zoning is general commercial, and the adoptive future land use is also commercial.

5:13

The parcel is outlined in blue.

5:14

You can see to the right hand side of the parcel, it abuts South Main Street and exits at the signal at Marlington Street.

5:21

It also has frontage on King Street to the south and is abutted on the north and the west by the first and main shopping center.

5:29

The development proposal that you have before you this evening is for a gas station, retail sales, and fast food restaurant.

5:36

The retail and fast food restaurant are by right uses in the general commercial zoning district.

5:40

The external speakers are to be associated with the gas station.

5:43

A conditional use permit is required for both the gas station in the General Commercial Zoning District and for external speakers in the general commercial zoning district.

5:52

The property will only be accessed from internal to the first and main shopping center.

Discussion Breakdown — Share of Meeting
Urban Planning██████████████████████████████████34%
Zoning Ordinance███████████████████████23%
Transportation Safety████████████████16%
Procedural████████████12%
Engineering And Infrastructure█████5%
Public Safety█████5%
Environmental Protection██2%
Stormwater Management█1%
Technology and Innovation█1%
Summary of Proceedings

Blacksburg Planning Commission Regular Meeting – December 7, 2021

The Blacksburg Planning Commission held its regular meeting on Tuesday, December 7, 2021, at 6:30 p.m. in the Roger E. Hedgepeth Chambers of the Blacksburg Municipal Building. The meeting included adoption of the consent agenda, a public hearing for a conditional use permit (CUP 21-0005) for a Sheetz gasoline station and external speakers at 1704 South Main Street, discussion of other routine items, and reports from staff and commissioners.

Consent Calendar

  • Approval of Minutes: The Planning Commission minutes from November 2, 2021, were approved unanimously.
  • Rescheduling Work Session: The December 2021 work session was rescheduled from Tuesday, December 21, 2021, to Thursday, December 16, 2021, at 5:00 p.m.
  • CUP 21-0006 Scheduled for Hearing: A conditional use permit request for townhome use on the ground floor in the GC General Commercial district (8.44 acres at 203 Country Club Drive SW) was scheduled for a public hearing on January 4, 2022.
  • RZN 21-0005 Scheduled for Hearing: A request to rezone 2.79 acres at 100 Country Club Drive SE from R-5 Transitional Residential to PR Planned Residential was scheduled for a public hearing on February 1, 2022.

All consent agenda items were approved by a vote of 7-0.

Public Hearing – CUP 21-0005: Sheetz Gas Station and External Speakers

Staff Presentation (Kinsey O’Shea): The proposal involves a gasoline station with external speakers, retail sales, and a fast-food restaurant on 1.66 acres at 1704 South Main Street. The gas station and external speakers require a conditional use permit; other uses are by-right in the GC district. Staff recommended 6 conditions, including limiting external speaker use for music and advertising to 7 a.m. to 7 p.m., requiring transportation improvements (turn lane on King Street, signal modifications at Marlington Street), and installing at least one non-Tesla level 3 electric vehicle charger.

Applicant Presentation (Jeff Mitchell and Todd Palermo, Sheetz): The applicant stated they would not play Sheetz-brand radio music or advertising at this location; speakers would be used only for emergency communication and for patrons requiring assistance. Additional changes included more trees along the retaining wall, relocation and shielding of underground tanks, and agreement to construct the required turn lane and other traffic improvements. Sheetz declined to install non-Tesla EV chargers due to their partnership with Tesla, but noted Tesla may open its network to universal chargers in the future.

Public Comment: Fourteen residents spoke in opposition to the permit. Key concerns included:

  • No demonstrated need for another gas station (multiple stations within a mile).
  • Increased traffic, congestion, and safety risks for pedestrians and cyclists.
  • Noise, light, and environmental pollution, especially for nearby neighborhoods (Kennedy Avenue, Rose Avenue, etc.).
  • Incompatibility with the “gateway” character of Blacksburg.
  • Potential conflicts with bus stops and theater parking.
  • Some speakers acknowledged the applicant’s concession to remove music but still opposed the project.

Applicant Rebuttal: Sheetz reiterated agreement to all recommended traffic improvements, noted that the property was always intended for commercial development, and stated they would be a good neighbor and respond to any problems.

Commission Discussion and Voting:

  • Mel Jones moved to approve CUP 21-0005 with all staff conditions except condition #2, which she modified to: “The use of all external speakers will be limited to emergency communications, or for those requiring assistance at the pumps.” Jack Davis seconded.
  • Following discussion, Joel Herbein asked to remove condition #6 (requiring non-Tesla chargers). Mel Jones amended her motion to remove condition #6 and keep the modified condition #2.
  • The amendment passed 7-0.
  • Final discussion: Commissioners expressed varied positions. Supporters (Ford, Herbein, Jones, Kassoff) argued that the site would be developed anyway (by-right uses like fast food could occur without improvements), Sheetz had made significant concessions, and the CUP allowed the town to secure traffic and noise mitigations. Opponents (Colley, Davis, Rinehart) cited lack of need, gateway aesthetics, noise/light impacts, and the 24-hour nature of the operation.
  • The motion to approve CUP 21-0005 with modified conditions passed 4-3 (Ford, Herbein, Jones, Kassoff yes; Colley, Davis, Rinehart no).

Key Outcomes

  • CUP 21-0005 Approved (4-3): Sheetz may develop a gas station, retail, and fast-food restaurant with conditions: speakers limited to emergency/assistance only; required turn lane, signal improvements, and other transportation upgrades; signage per application; and no requirement for non-Tesla EV chargers.
  • Consent Agenda Approved Unanimously: Minutes, work session rescheduling, and scheduling of future hearings.
  • Upcoming Dates: Work session December 16, 2021; regular meeting January 4, 2022.

Other Reports

  • Historic or Design Review Board: Reviewed placement of an AC unit on a residence in the historic district.
  • Montgomery County Planning Commission: Reported on decisions including a special use permit for a commercial kennel and a bed and breakfast, and approval of an emergency services tower.
  • Town Council Report: Highlighted strong financial audit results and capital improvement program discussions.

Meeting Transcript

Welcome to the regular meeting of the Blacksburg Planning Commission. Regular meetings of the Blacksburg Planning Commission are held on the first Tuesday of each month at 7 30 p.m. here in the Roger E. Hedgepath Chambers of the Blacksburg Municipal Building, 300 South Main Street. Due to COVID 19 health concerns, seating in the council chambers will be limited. Citizens are encouraged, but not required to submit comments to the planning commission by email and view the hearing online or on a local uh or on local television, WTOB Channel 2. The meeting will be live streamed from WW Blacksburg.gov and recorded. Citizens may address the Planning Commission during specified times on the agenda and are requested to adhere to the following. Please speak at the podium. Please state your name and address. And speak only once during a specific hearing or comment period. A wireless microphone is available to anyone requesting the assistance. Please silence all cell phones, show respect for all speakers, and allow all opinions to be expressed in a tolerant atmosphere. With that, we'll call the meeting to order. May we have a roll call, please. Mr. Davis? Here. Mr. Ford? Here. Mr. Herbine. Here. Ms. Jones. Here. Mr. Cassoff. Present. Ms. Reinhardt. Here. And I'm here, so we have a quorum. Excellent. Thank you. Tonight's consent agenda includes the approval of the planning commission minutes from November 2nd. And the action is to approve. Also to reschedule the December 2021 Planning Commission work session from Tuesday, December 21st to Thursday, December 16th. And the action is to approve. Also CUP 21006, a conditional use permit request for town home use on the ground floor in the General Commercial Zoning District on 8.4 acres at 203 Country Club Drive Southwest by Balzar and Associates, who are the applicant for diversified investors, LLC. And the schedule, the action is to schedule a public hearing for January 4th. And finally, rezoning 21005 ordinance 1979. A request to rezone 2.79 acres at 100 Country Club Drive Southeast from R5 Transitional Residential to PR Planned Residential by Community Housing Partners, the applicant on behalf of Regin Holt, the property owner. And the action is to schedule a public hearing for February 1st 2022. I move we've approved the consent agenda as presented. Second. All those in favor? Moving on to our public hearings for tonight. The owner is the Boat Wright Family Limited Partnership.

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