Blacksburg Planning Commission Meeting: December 6, 2022

The Blacksburg Planning Commission held a regular meeting on December 6, 2022, at 6:30 PM in the Roger E. Hedgepeth Chambers. Chair Andy Kassoff presided. All seven commissioners were present except M. Jones. The meeting adjourned at 7:47 PM.

Consent Calendar

• ZOA #42/ORD #2002 (Small-Scale Alcohol Production Facilities): Public hearing canceled and rescheduled to January 3, 2023.
• RZN 22-0003/ORD #2003 (Amendment to Planned Commercial Zoning at 1055 Plantation Road): Public hearing canceled and rescheduled to February 7, 2023.
• CUP 22-0006 (Mini-Warehouse Use at 1055 Plantation Road): Public hearing canceled and rescheduled to February 7, 2023. All items were approved 7-0.

Public Hearings

A. CUP 22-0005 – Additional Height at 310 Midtown Way

• Staff Presentation (Kinsey O’Shea): The request sought a conditional use permit to increase the maximum building height of a proposed hotel in the Midtown development from 60 feet to 73 feet in the Downtown Commercial (DC) zoning district. Staff recommended conditions including enhanced streetscape measures (wider sidewalks, planters, additional landscaping) and that the height not exceed 73 feet.
• Applicant Presentation (John Neel, Foresight Design Services; Miller Caldwell, Caldwell Architects): The actual building design is approximately 71 feet 8 inches; the 73-foot allowance provides flexibility during construction. The proposal includes 137 guest rooms on six floors, 74 parking spaces (69 required), and design features such as a ground-floor lobby, conference rooms, pool, and bar. The applicant agreed to extend the wider sidewalk along Church Street.
• Public Comment: None.
• Motion and Vote: Commissioner Joel Herbein moved to approve CUP 22-0005 with all staff-recommended conditions. The motion passed 7-0.

B. ZOA #60/ORD #2001 – Downtown Northwest Zoning District

• Staff Presentation (Anne McClung): The amendment creates a new optional, incentive-based zoning district for the triangle bounded by North Main Street, Turner Street, and Prices Fork Road, implementing the Downtown Strategic Plan. Key provisions include a minimum parcel size of 3.5 acres for rezoning, building heights from 75 to 125 feet (stepping back from Main Street), form-based standards (build-to lines, stepbacks, transparency requirements), limitations on surface parking, and allowance for drive-throughs with urban design standards. The district does not change existing zoning; property owners must apply for rezoning. Town Council will pause after receiving the Planning Commission’s recommendation.
• Public Comment:
  • Jeff Mitchell (representing 208 Turner Street LLC): Enthusiastically supported the vision but requested changes: remove or lower the 3.5-acre minimum parcel size, reconsider the 300-foot street frontage requirement, and develop more detailed open space and street dedication requirements. He expressed concern that the current structure could create “winners and losers” among property owners and that the district appears to incentivize only student housing, lacking incentives for commercial development.
  • Joe Gatto (CORE Spaces): Supported the district’s aims but argued the 3.5-acre minimum is too high and could hinder development; proposed lowering it to 1.5 acres or eliminating it. Also suggested that building stepbacks could occur closer to Main Street without compromising pedestrian experience.
  • Emilio Santini (Progress Street resident): In favor of the district and lowering the minimum acreage to 1.5 acres, believing it would benefit the town by creating less traffic and better urban form.
• Motion and Discussion:
  • First Motion: Commissioner Joel Herbein moved to approve ZOA #60/ORD #2001 as presented by staff. The motion passed 4-3 (Walker, Kassoff, Herbein, Colley in favor; Ford, Rinehart, Watson opposed). Commissioner Jerry Ford expressed concerns about the 125-foot height limit. Commissioner Tim Colley cited the need for further evaluation of the parcel size.
  • Second Motion: Commissioner Jerry Ford moved to request that Town Council and staff further evaluate specific standards, including the minimum acreage for rezoning, maximum building height, required road frontage, and ways to incentivize commercial development, based on comments made during the public hearing. The motion passed 7-0.

Citizen Comment

No public comments were made.

Unfinished Business

• Zoning Ordinance Review Committee: Chair Kassoff reported the committee reviewed ZOA #42 (Small-Scale Alcohol) and will next review accessory apartments in January 2023.
• Historic or Design Review Board: No recent meetings.
• Montgomery County Planning Commission: Commissioner Joel Herbein reported the commission met twice in November, recommending approval of a mixed-use development on Peppers Ferry Road, a travel center on Tyler Road and Mud Pike, and a major plan for an inert debris landfill on Walton Road.

New Business

• Chair’s Report: None.
• Planning Director’s Report: None.
• Town Council Report: Commissioner Jerry Ford noted Town Council reviewed financial indicators and the Capital Improvement Program (CIP) at a work session that day; the Planning Commission will receive a CIP overview at its December 20, 2022 work session.

Key Outcomes

• CUP 22-0005 approved 7-0, allowing a hotel height up to 73 feet with staff conditions.
• ZOA #60/ORD #2001 recommended for approval by a 4-3 vote, with a subsequent 7-0 vote requesting further evaluation of minimum acreage (currently 3.5 acres), building height, road frontage, and commercial development incentives.
• Three consent agenda items were canceled and rescheduled for future dates (January 3 and February 7, 2023).