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Record of Proceedings

Blacksburg Planning Commission Meeting - August 12, 2024: Downtown Northwest Zoning District Discussed

Planning Commission — Monday, August 12, 2024
BodyBlacksburg, Virginia
SessionPlanning Commission
DateMonday, August 12, 2024
StatusFILED
Video Record
0:00 / 39:42

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0:00

Welcome to the regular meeting of the Blacksburg Planning Commission Tuesday, August 6th.

0:05

Regular meetings of the Blacksburg Planning Commission are held on the first Tuesday of each month here at the Roger E.

0:11

Hedgepath Chambers at 6 30 p.m.

0:14

in the Blacksburg Municipal Building at 300 South Main Street.

0:18

Citizens may address a planning commission during specified times on the agenda and are requested to adhere to the following.

0:24

Please speak at the podium.

0:26

Please state your name and address.

0:28

Please direct comments only to the commission.

0:31

Please limit speaking time to a maximum of three minutes.

0:34

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

0:39

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

0:48

And with that, we'll call the meeting to order.

0:50

May we have a roll call, please?

0:52

Mr.

0:52

Britt.

0:53

Mr.

0:53

Ehrman, Mr.

0:54

Ford.

0:55

Here, Ms.

0:56

Jones.

0:56

Mr.

0:57

Castle, Mr.

0:58

Cassie, Ms.

0:59

Reinhardt, Ms.

1:00

Walker.

1:01

I'm here.

1:02

We have a quorum.

1:03

Great.

1:04

Thank you.

1:06

First order of business is tonight's consent agenda.

1:09

And uh first order of first item on the consent agenda is the approval of the planning commission minutes for July 2nd, 2024.

1:18

The proposed action is to approve.

1:21

Second item on the consent agenda is EXP 241, an exception request for agricultural use in RR1 on a lot less than two acres at 301 Royal Lane by Anthony Grafsky, the owner.

1:38

And the action proposed is to schedule a public hearing for September 3rd, 2024.

1:45

Do we have a motion?

1:47

I move approval of the consent agenda.

1:49

Well, second.

1:50

All those in favor?

1:52

Aye.

1:52

Aye.

1:54

Move on to public hearings for tonight.

1:56

The first public hearing is zoning ordinance amendment ZOA 60, ordinance 201, an amendment to amend the text of the town's zoning ordinance to create a new downtown northwest zoning district for the area bounded by North Main Street, Turner Street, and Prices Fork Road.

2:19

And we have a presentation by Kenzie O'Shea.

2:23

Thank you.

2:24

And I have a very brief presentation as this is a zoning ordinance amendment that you have all you all have already seen and have already voted on.

2:31

It is being referred back to you for a change in height, maximum height.

2:43

It received an uh considerable public input and public support.

2:48

This zoning ordinance amendment is for the downtown northwest area, which is the triangle that is bounded by North Main Street, Prices Fork Road, and Turner Street in the northern end of our downtown area.

3:02

Downtown strategies analyze the existing physical and economic conditions of the area and put together a framework for the district.

3:10

Its main vision is for improved walkability, especially within the public realm with dense mixed use, including retail anchors and student housing.

3:18

There's also a vision to provide a more dignified environment for the St.

3:22

Luke and Oddfellows Hall.

3:24

Downtown strategies also provided several visual visual images for the vision of the district.

3:31

This is a geography-based voluntary overlay district.

3:35

There are more regulations in this district in this zoning ordinance amendment to uh help achieve the form of the vision.

3:48

This section deals with the applicability and describes the location and the minimum standards for the rezoning to the district.

3:54

The minim minimum acreage goes back to leveraging density, which will achieve the goals of the district.

4:02

As proposed, the maximum height is 60 to 75 feet, depending on the geography.

4:08

There is a 60-foot maximum height from Main Street to 50 feet back from the back of the curb.

4:14

Beyond that point, buildings may then be up to 75 feet.

Discussion Breakdown — Share of Meeting
Zoning Ordinance█████████████████████████████████████████████72%
Economic Development████████13%
Procedural██████10%
Public Engagement███5%
Summary of Proceedings

Blacksburg Planning Commission Meeting - August 12, 2024

The Blacksburg Planning Commission held its regular meeting on August 12, 2024, to consider the consent agenda and a public hearing on Zoning Ordinance Amendment (ZOA) #60, which would create a new Downtown Northwest zoning district. After hearing public testimony and discussion, the commission voted unanimously to continue the public hearing to September 3, 2024, to allow time for an economic analysis and further landowner engagement.

Consent Calendar

  • Approved the Planning Commission minutes from July 2, 2024.
  • Scheduled a public hearing for exception request EXP-24-1 (agricultural use on less than two acres at 301 Royal Lane) for September 3, 2024.

Public Comments & Testimony

  • Thomas Moore, representing property owners at 112 and 208 Turner Street and 607 and 609 North Main Street, noted the district is bordered on three sides by Virginia Tech and that the actual privately owned contiguous acreage is under 6.5 acres, not the 15 acres listed. He encouraged the Town and Council to work with landowners to create an achievable ordinance.
  • Steve Semones of Balzer and Associates stated that several property owners feel they have not had enough opportunity to communicate their ideas. He argued that the reduced heights (60–75 feet) and increased setbacks in the proposed ordinance make viable projects seem impossible.
  • Jim Cowan of CowanPerry, representing the Zaxby's restaurant owner, said the ordinance comes from a commendable place but has issues, particularly for drive-thru and fast-casual restaurants. He requested more communication to develop a more flexible ordinance.

Discussion Items

  • Staff Presentation: Kinsey O'Shea, Assistant Planning Director, explained that ZOA #60 originated from the 2019 Downtown Strategic Plan. The proposed voluntary overlay district would allow heights of 60 feet within 50 feet of Main Street and up to 75 feet beyond that, with required stepbacks. The district aims to improve walkability and create a dignified setting for St. Luke and Oddfellows Hall.
  • Commissioner Concerns: Mel Jones summarized a July 16 work session discussion, expressing concern that reducing height to 75 feet would greatly reduce potential density for view protection that may not be needed. Commissioners also noted that property owners felt excluded from the process.
  • Motion Options: Chair Andy Kassoff outlined that the commission could continue the public hearing, approve, or deny the amendment. A continuance would allow time for the economic analysis from Development Strategies (expected late August) and possibly additional landowner meetings.
  • Staff Input: Matt Hanratty, Assistant Town Manager, stated that height and minimum acreage remain the main sticking points for landowners. He noted that the economic analysis will include variables such as parking ratios and will help determine if the proposed height makes projects financially viable. He confirmed that Development Strategies would present at the August 20 work session and could also attend the Planning Commission work session that afternoon.

Key Outcomes

  • Motion to Continue: Commissioner Mel Jones moved to continue the public hearing on ZOA #60 to September 3, 2024. The motion was seconded by Susanna Rinehart and passed unanimously (6-0).
  • Next Steps: The Planning Commission will hold a work session on August 20, 2024, where Development Strategies will present the economic analysis. Staff will also arrange additional meetings with property owners to gather input before the September 3 hearing.
  • Other Business: The commission noted the hiring of Andrew Warren as the new Planning and Building Department director, effective August 7, 2024. Town Council member Jerry Ford Jr. reported on recent council discussions, including the Toms Creek Basin connectivity study and ARPA-funded infrastructure projects.

Meeting Transcript

Welcome to the regular meeting of the Blacksburg Planning Commission Tuesday, August 6th. Regular meetings of the Blacksburg Planning Commission are held on the first Tuesday of each month here at the Roger E. Hedgepath Chambers at 6 30 p.m. in the Blacksburg Municipal Building at 300 South Main Street. Citizens may address a 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. Please direct comments only to the commission. Please limit speaking time to a maximum of three minutes. And speak only once during a specific hearing or comment period. Please silence all cell phones, show respect for all speakers, and allow all opinions to be expressed in a tolerant atmosphere. And with that, we'll call the meeting to order. May we have a roll call, please? Mr. Britt. Mr. Ehrman, Mr. Ford. Here, Ms. Jones. Mr. Castle, Mr. Cassie, Ms. Reinhardt, Ms. Walker. I'm here. We have a quorum. Great. Thank you. First order of business is tonight's consent agenda. And uh first order of first item on the consent agenda is the approval of the planning commission minutes for July 2nd, 2024. The proposed action is to approve. Second item on the consent agenda is EXP 241, an exception request for agricultural use in RR1 on a lot less than two acres at 301 Royal Lane by Anthony Grafsky, the owner. And the action proposed is to schedule a public hearing for September 3rd, 2024. Do we have a motion? I move approval of the consent agenda. Well, second. All those in favor? Aye. Aye. Move on to public hearings for tonight. The first public hearing is zoning ordinance amendment ZOA 60, ordinance 201, an amendment to amend the text of the town's zoning ordinance to create a new downtown northwest zoning district for the area bounded by North Main Street, Turner Street, and Prices Fork Road. And we have a presentation by Kenzie O'Shea. Thank you. And I have a very brief presentation as this is a zoning ordinance amendment that you have all you all have already seen and have already voted on. It is being referred back to you for a change in height, maximum height. It received an uh considerable public input and public support. This zoning ordinance amendment is for the downtown northwest area, which is the triangle that is bounded by North Main Street, Prices Fork Road, and Turner Street in the northern end of our downtown area. Downtown strategies analyze the existing physical and economic conditions of the area and put together a framework for the district. Its main vision is for improved walkability, especially within the public realm with dense mixed use, including retail anchors and student housing.

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