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Record of Proceedings

Blacksburg Planning Commission Regular Meeting - June 4, 2024

Planning Commission — Tuesday, June 4, 2024
BodyBlacksburg, Virginia
SessionPlanning Commission
DateTuesday, June 4, 2024
StatusFILED
Video Record
0:00 / 3:23:21

Original source
Transcript — VerbatimClick a timed line to jump · ⧉ to share it
0:26

Welcome.

0:27

Regular meetings of the Blacksburg Planning Commission are held on the first Tuesday of each month at 6 30 p.m.

0:33

here in the Roger E.

0:35

Hedgebath Chambers of the Blacksburg Municipal Building at 300 South Main Street in Blacksburg.

0:41

Citizens may address the planning commission during specified times on the agenda.

0:45

And I requested to adhere to the following.

0:48

Please speak at the podium.

0:50

Please state your name and address.

0:56

Please limit speaking time to a maximum of three minutes.

1:01

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

1:05

A wireless microphone is available to anyone requiring these or requesting the assistance.

1:11

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

1:21

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

1:22

May we have a roll call, please.

1:24

Mr.

1:24

Britt, your Mr.

1:26

Ehrman, Mr.

1:27

Ford?

1:27

Here.

1:28

Mr.

1:28

Herbine.

1:29

Here.

1:29

Ms.

1:29

Jones.

1:30

Mr.

1:30

Cassoff.

1:31

Ms.

1:32

Reinhardt.

1:32

Here.

1:32

Ms.

1:33

Walker.

1:33

Yeah.

1:33

And here we have a quorum.

1:35

Wonderful.

1:37

First item on our agenda tonight is our consent agenda, which involves two items.

1:42

One is the approval of the planning commission minutes from May 7th.

1:46

And the action is to approve.

1:48

And the second is zoning ordinance amendment 0A61, an amendment to the Town of Blacksburg zoning ordinance to create a new small lot development option in the R4 low density residential zoning district.

2:02

And the action there is to cancel the June 4th public hearing and reschedule for July 2nd.

2:10

Do we have a motion?

2:11

I move approval of the consent agenda.

2:13

Second.

2:14

All those in favor?

2:16

Aye.

2:16

Aye.

2:18

All right, we'll move on to our public hearings.

2:20

Our first public hearing tonight is AFD 241 ordinance 2052, which is a request to withdraw 3.036 acres from the agricultural and forestal district at 701 Bishop Road for Carroll and Jim Berger, the property owners.

2:40

And we have a staff presentation by Matthew Sampa.

2:47

This is a request to withdraw 3.036 acres from the Agricultural and Forestal District at 701 Bishop Road.

3:04

Here is a map of the district, the agricultural and forestal district as of April 1st, 2024.

3:16

And the parcel is outlined in blue.

3:27

And here's a map of uh the district as it stands now, and the the burger uh parcel in full is outlined in blue as well.

3:43

The applicant has filed a minor subdivision in in May 2023.

3:48

Uh that is in for administrative review, and um we are uh the umdivision has uh is almost approved.

4:03

Uh we're just waiting on mylocks at the moment.

4:08

Um the withdrawal for the land is for the development of three new uh subdivided parcels.

4:15

And here's an example of um the subdivision that it is in for administrative review.

4:32

And this is what uh the burger parcel will look like uh within the AFD if the withdrawal is approved.

5:00

Uh and this uh 3210 says that uh no requests for withdrawal from the district shall serve to terminate the district in its entirety, and uh any time after the creation of a district, any owner of land lying in such district may file a written request to withdraw all or part of his his or her land from the district for good or a reasonable cause.

5:22

Withdrawals from the AFD are may also be subject to rollback taxes.

Discussion Breakdown — Share of Meeting
Urban Planning██████████████████████████26%
Transportation Safety██████████████████18%
Zoning Ordinance█████████████████17%
Water And Wastewater Management██████████10%
Community Engagement█████5%
Agricultural Land Use████4%
Environmental Protection████4%
Public Engagement████4%
Procedural███3%
Summary of Proceedings

Blacksburg Planning Commission Regular Meeting - June 4, 2024

The Blacksburg Planning Commission held a regular meeting on June 4, 2024, at 6:30 PM in the Roger E. Hedgepeth Chambers. Commissioners: B. Britt, T. Colley, J. Ford Jr., J. Herbein, A. Kassoff, S. Rinehart, L. Walker (7 present). M. Ermann and M. Jones were absent. The meeting covered a consent agenda, four public hearings, and committee reports.

Consent Calendar

  • Approval of May 7, 2024, Minutes: Approved unanimously (7-0).
  • Zoning Ordinance Amendment (ZOA) #61 – Small Lot Development Option: Public hearing canceled and rescheduled to July 2, 2024, approved unanimously (7-0).

Public Hearings

A. AFD 24-1 – Withdrawal from Agricultural and Forestal District at 701 Bishop Road Staff presented the request to withdraw 3.036 acres from the AFD for development of three single-family homes. The applicant (Eric Gentry of Gentry Land Surveying) was not present.

  • Public Comment: Multiple residents from the Colbank Ridge HOA objected, citing concerns about a fourth lot, violation of a 2003 deed restriction limiting frontage on Treetop Ridge Road to three lots, lack of communication with the HOA, and infrastructure capacity. Speakers: Wendy Pennell (HOA president), Walt Koch, Daniel Conners, Robin McCarley, and another resident.
  • Discussion: Commissioners noted that deed restrictions and HOA covenants are outside the Commission's jurisdiction for AFD withdrawal; the withdrawal only concerns the landowner's right to leave the tax-benefit district. Staff clarified the deed restriction is not applicable to this request.
  • Outcome: Motion to approve passed 7-0.

B. RZN 24-1 – Amendment to Planned Residential District at Old Blacksburg High School (520 Patrick Henry Drive) Staff presented a request to amend the 2019 PRD approval to reduce townhome units from 100 to 70 on the 11-acre Area 2. Changes include architectural revisions, reduced bedroom count (from 319 to 219), increased parking ratio (1.3 per bedroom), reduced occupancy standard (family plus one, no more than two unrelated), and proffer reinstatement (no rentals except under HOA rules). Sewer capacity limits construction to 25 units until improvements are made.

  • Applicant Presentation (Steve Semones, Balzer & Associates): Highlighted adjustments made since the work session, including removal of optional fourth bedroom, occupancy restrictions to attract families/seniors, and commitment to two parks (one public on town land).
  • Public Comment: Residents expressed mixed views. Supporters (e.g., Mary Parcher) called the plan an improvement over 2019; opponents raised concerns about sewer capacity, traffic, parking on Grove Avenue, cut-through traffic, stormwater runoff, and the potential for student housing. Speakers: Jim Hardell, Ellen Braaten, Joe Trice, Mary Parcher, Patrice Hart-Schubert, Joel Goodhart, Andrea Dietrick.
  • Commission Discussion: Commissioners praised density reduction and occupancy changes but noted concerns about traffic study timing (before The Hub opened), lack of sustainable design/energy efficiency commitments, building materials (25% masonry, vinyl), and future traffic impacts. Staff (Shawn Veltman, Town Engineer) clarified the sewer agreement allows only 25 units initially, with plans for I&I abatement and future improvements. The Chairman noted rejecting this amendment would revert to the less favorable 2019 plan.
  • Outcome: Motion to approve with May 28 proffer statement and requested exceptions passed 5-2 (Britt, Ford, Herbein, Kassoff, Rinehart in favor; Colley, Walker opposed).

C. CUP 24-1 – Conditional Use Permit for Drive-In Restaurant (Seven Brew) at 1421 South Main Street Staff presented a request for a drive-through coffee shop on 1.02 acres in GC zoning. The plan includes two service lanes, a bypass lane, 12 parking spaces, bicycle parking, outdoor seating, and a six-foot screening fence. Staff recommended conditions including an accessible walkway from South Main Street (ADA route challenged by grading). The applicant (Steve Semones) argued federal ADA requires accessible connection from public sidewalk, which is feasible only from Ardmore Street due to a 12% grade.

  • Public Comment: Neighbors and residents opposed, citing noise from idling cars and ordering, traffic congestion on Ardmore Street, emissions, safety near residential windows, and incompatibility with Comprehensive Plan goals for pedestrian-friendly development. Speakers: a neighbor at 1485 S. Main St., Tom Rogers (206 Ardmore St.), Joel Goodhart, Zachary Weiss, Katelyn Jacobs, Alfred Smith.
  • Commission Discussion: Several commissioners criticized the car-centric design as contrary to the Comprehensive Plan's vision for mixed-use, pedestrian-oriented development on South Main Street. Concerns included off-site stormwater nutrient credits, emissions, adverse impacts on neighboring residences, and failure to provide an accessible route from the bus stop. Commissioner Herbein noted the Future Land Use designates the area as High Intensity, supporting such uses.
  • Outcome: Motion to approve with staff conditions failed 5-2 (Walker and Herbein voted yes; Britt, Colley, Ford, Kassoff, Rinehart voted no). The conditional use permit was denied.

D. ROW 24-1 – Vacation of 114,464 Square Feet of Unbuilt Right-of-Way at Progress Street Staff presented a request to vacate unbuilt ROW at the end of Progress Street and relocate it as part of the approved Northside Park Major Subdivision. The relocation includes a new trail conforming to the Paths to the Future plan. Six staff conditions were recommended, including waterline installation, trail construction before removal of the old trail, and agreements for temporary access roads.

  • Public Comment: One speaker (Zachary Weiss) suggested planting berry bushes, mint, and fruit trees for permaculture.
  • Commission Discussion: No discussion.
  • Outcome: Motion to approve with all staff conditions passed unanimously (7-0).

Committee Reports

  • Zoning Ordinance Review Committee: Not met.
  • Historic or Design Review Board: Representative absent.
  • Montgomery County Planning Commission: Did not meet.
  • No additional items from commissioners.

Key Outcomes

  • Consent Agenda: Approved minutes and rescheduled ZOA #61 to July 2, 2024 (7-0).
  • AFD 24-1: Approved withdrawal from AFD (7-0).
  • RZN 24-1: Approved amendment with conditions (5-2).
  • CUP 24-1: Denied conditional use permit for drive-in restaurant (5-2).
  • ROW 24-1: Approved right-of-way vacation (7-0).
  • The meeting adjourned at 9:53 PM.

Meeting Transcript

Welcome. Regular meetings of the Blacksburg Planning Commission are held on the first Tuesday of each month at 6 30 p.m. here in the Roger E. Hedgebath Chambers of the Blacksburg Municipal Building at 300 South Main Street in Blacksburg. Citizens may address the planning commission during specified times on the agenda. And I requested to adhere to the following. Please speak at the podium. Please state your name and address. Please limit speaking time to a maximum of three minutes. And speak only once during a specific hearing or comment period. A wireless microphone is available to anyone requiring these or 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. Britt, your Mr. Ehrman, Mr. Ford? Here. Mr. Herbine. Here. Ms. Jones. Mr. Cassoff. Ms. Reinhardt. Here. Ms. Walker. Yeah. And here we have a quorum. Wonderful. First item on our agenda tonight is our consent agenda, which involves two items. One is the approval of the planning commission minutes from May 7th. And the action is to approve. And the second is zoning ordinance amendment 0A61, an amendment to the Town of Blacksburg zoning ordinance to create a new small lot development option in the R4 low density residential zoning district. And the action there is to cancel the June 4th public hearing and reschedule for July 2nd. Do we have a motion? I move approval of the consent agenda. Second. All those in favor? Aye. Aye. All right, we'll move on to our public hearings. Our first public hearing tonight is AFD 241 ordinance 2052, which is a request to withdraw 3.036 acres from the agricultural and forestal district at 701 Bishop Road for Carroll and Jim Berger, the property owners. And we have a staff presentation by Matthew Sampa. This is a request to withdraw 3.036 acres from the Agricultural and Forestal District at 701 Bishop Road. Here is a map of the district, the agricultural and forestal district as of April 1st, 2024.

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