Blacksburg Planning Commission Regular Meeting - April 4, 2023

The Blacksburg Planning Commission held its regular meeting on April 4, 2023, at 6:30 PM in the Roger E. Hedgepeth Chambers. The meeting was called to order by Vice Chair Mel Jones, and all seven commissioners were present except Andy Kassoff. The commission approved a consent agenda, conducted two public hearings, and received reports from advisory committees. The meeting adjourned at 7:00 PM.

Consent Calendar

• CUP 23-0003: Conditional Use Permit for a hotel and additional height at 501 South Main Street (Midtown Redevelopment Partners, LLC). Action: Schedule public hearing for May 2, 2023.
• EXP 23-0001: Special Exception for parking in front of the building line at 1284 North Main Street (Islamic Society of the New River Valley). Action: Schedule public hearing for May 2, 2023.
• SUB 23-0001: Major Subdivision Preliminary Plat for 51 lots on 36.00 acres at 2150 Progress Street NW (Northside Park-Revised Section XII). Action: Schedule public hearing for May 2, 2023.
• RZN 23-0001/ORD #2014: Rezone 0.816 acres from DC Downtown Commercial to PR Planned Residential at 208 Turner Street NW. Action: Cancel May 2, 2023 public hearing and reschedule for June 6, 2023.
• The consent agenda was approved by a 7-0 vote.

Public Comments & Testimony

• During the public hearing on ZOA #47 (Accessory Apartment Program), Thomas Hazard of 600 Appalachian Drive asked for clarification on the definition of short-term rentals and how they differ from the accessory apartment program. Staff responded that short-term rentals are governed by a separate homestay program with a 30-day limit per year.
• No public comments were made during the public hearing on CUP 23-0002 (Kent Square) or during the general citizen comment period.

Discussion Items

• CUP 23-0002 – Kent Square Conditional Use Permit: Zoning Administrator Paul Patterson presented the request to combine six previously-approved conditional use permits at 202 and 250 South Main Street to increase the maximum allowed ground-floor medical and general office square footage in the Downtown Commercial district. The proposal would allow up to 55% of the ground floor along South Main Street to be used for medical and general office, with medical office excluded from the two visible corner spaces. Staff recommended four conditions, including maintaining transparent storefront windows and superseding all previous permits. The applicant did not present or offer rebuttal. Commissioner Mel Jones expressed support for adding flexibility downtown. The motion to approve with staff conditions passed 7-0.
• ZOA #47 – Zoning Ordinance Amendment to Update Accessory Apartment Program: Planning Director Anne McClung presented the amendment to update the Accessory Apartment Program and add detached accessory apartments as an allowed use. Key changes include allowing detached units (e.g., garage apartments), updating standards for size (maximum 1,000 square feet), height (max 28 feet, 20 feet at eaves), setbacks (7.5 feet side and rear), and location (behind front building line, occupying no more than 30% of back and side yards). Other program components retained: owner occupancy, permit approval, annual renewal, deed restriction, no parking requirement, and cumulative occupancy standards. The amendment also clarifies that the use is prohibited for short-term rentals. Commissioner Jerry Ford reported that the Zoning Ordinance Review Committee had reviewed the amendment. Commissioner Mel Jones expressed excitement about the program expansion. The motion to approve with staff revisions passed 7-0.

Key Outcomes

• CUP 23-0002 (Kent Square): Approved 7-0 with all staff-recommended conditions, including the exclusion of medical office from the two visible corner spaces at South Main Street and Lee Street, and South Main Street and Washington Street.
• ZOA #47 (Accessory Apartment Program): Approved 7-0 as revised by staff, including the addition of detached accessory apartments and updated standards.
• Committee Reports: The Historic or Design Review Board approved a roof replacement and signage on East Roanoke Street. The Montgomery County Planning Commission report was deferred due to Commissioner Kassoff's absence (COVID-related).
• Upcoming Meetings: The next Planning Commission meeting is scheduled for May 2, 2023, at 6:30 PM. A work session is set for April 18, 2023, at 5:00 PM, and a regional training on April 20, 2023, at 6:00 PM at the Montgomery County Government Center.