Blacksburg Planning Commission Meeting - June 6, 2023

The Blacksburg Planning Commission held a regular meeting on June 6, 2023, at 6:30 PM in the Roger E. Hedgepeth Chambers. The meeting included a consent agenda and a public hearing for a major subdivision preliminary plat. All actions passed unanimously (8-0). The meeting adjourned at 7:06 PM.

Consent Calendar

• Approval of Minutes: The minutes from the May 2, 2023, Planning Commission meeting were approved unanimously.
• CUP 23-0003: A conditional use permit request for a hotel and additional height at 501 South Main Street was scheduled for a public hearing on July 6, 2023.
• RZN 23-0001: A rezoning request for 0.816 acres at 208 Turner Street NW was canceled from the July 6 hearing and will be rescheduled.

Public Hearing

SUB 23-0001 – Northside Park Section XII Revised Major Subdivision Preliminary Plat

• Staff Presentation: Kali Casper presented the proposal for 55 lots (reduced from 66) on 36 acres at 2150 Progress Street NW. The site is zoned R-4 (Low Density Residential) and is currently undeveloped. Three variances were requested: to end Primrose Drive in a cul-de-sac rather than extending it, to allow a 1,500-foot block length on Claire Drive (standard is 1,200 feet), and to eliminate required medians on collector streets. Staff found all variances reasonable based on topography and stormwater management needs. The plat complies with all other standards, including stormwater, sewer, and public utility easements. Town Council will separately consider vacation and relocation of Progress Street right-of-way and an existing trail.
• Applicant Presentation: James Taylor of Balzer & Associates explained that the revised plat improves lot configuration over the 2011 approved plan, better fits the site topography, and provides adequate space for stormwater management per current regulations. The street connection for Primrose Drive would require additional variances for grade and landing, making a cul-de-sac preferable.
• Public Comment:
  • Mandy Lamb (402 Craig Drive) expressed support for the cul-de-sac and requested consideration of smaller lots and a wider vegetation buffer in the valley to preserve wildlife and stormwater absorption. She opposed making Craig Drive a through street, citing traffic safety concerns on North Main Street.
  • Javad Torabinejad asked whether perennial streams on the property had been addressed and if the applicant had contacted the Army Corps of Engineers.
• Applicant Rebuttal: James Taylor confirmed that wetland and stream delineations have been performed and will be rechecked during site plan review. He noted that larger lots in the valley area are intentional to manage stormwater conveyance.
• Motion and Discussion: Commissioner Joel Herbein moved to approve the preliminary plat with all requested variances. Commissioner Liam Watson seconded. Commissioner Mel Jones noted that the Planning Commission is limited by state law; he compared the block length variance to prior discussions where street length was deemed less critical than grade and landing. The motion passed 8-0.

Key Outcomes

• SUB 23-0001 Approved: The major subdivision preliminary plat for Northside Park Section XII (Revised) was approved with variances for a cul-de-sac, block length, and median elimination. The vote was 8-0.
• Consent Agenda Passed: All consent items were approved 8-0.
• Commissioner Farewell: Commissioner Liam Watson attended his last meeting; he was thanked for his service.
• Upcoming Meetings: A work session is scheduled for June 20, 2023, and the next regular meeting (public hearing) will be Thursday, July 6, 2023, due to the July 4th holiday.