OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Blacksburg Planning Commission Meeting Summary – June 3, 2025

Planning Commission — Tuesday, June 3, 2025
BodyBlacksburg, Virginia
SessionPlanning Commission
DateTuesday, June 3, 2025
StatusFILED
Video Record
0:00 / 1:04:39

Transcript — Verbatim
0:34

Welcome to the regular meeting of Blacksburg Planning Commission, which are held here in the Roger E.

0:40

Hedgepath Chambers of the Blacksburg Municipal Building on the first Tuesday of each month.

0:45

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

0:53

Please speak at the podium, state your name and address, direct comments only to the commission.

0:59

Please limit speaking time to a maximum of three minutes.

1:03

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

1:08

A wireless microphone is available to anyone requesting the assistance.

1:12

And please silence all cell phones, show respect for all speakers, and allow all opinions to be expressed in the tolerant atmosphere.

1:21

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

1:23

May we have a roll call, please.

1:25

Mr.

1:25

Britt.

1:25

Here, Mr.

1:26

Ehrman, Mr.

1:27

Ford, here, Ms.

1:28

Jones, Mr.

1:29

Cassoff, Mr.

1:30

Casey, Ms.

1:31

Reinhardt.

1:32

Here, Ms.

1:32

Walker.

1:33

Here.

1:33

We have a court.

1:35

Great.

1:36

Our consent agenda tonight is comprised of four items.

1:39

The first of which is the approval of the Planning Commission minutes from May 6, 2025.

1:45

Proposed action is to approve.

1:47

Second item is CUP 25.1, the Graham Outdoor Recreation Camp Conditional Use Permit Request at 2190 Merrimack Road.

1:57

The proposed action is to schedule a public hearing for July 1st, 2025.

2:02

Our third item is rezoning 254 Yellow Selfurce Apartments PRD rezoning request at 3503 Holiday Lane.

2:13

And the proposed action is to schedule a public hearing for July 1st, 2025.

2:18

And the final item on our consent agenda is zoning ordinance amendment ZOA 60 ordinance 2001, 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.

2:41

And the proposed action there is to schedule a public hearing for July 1st, 2025.

2:46

Do we have a motion?

2:47

I move approval of the consent agenda.

2:50

Second.

2:50

All those in favor?

2:54

We'll move on to our public hearings for tonight, of which we have two.

2:58

The first of which is rezoning 252, the Clydesview Planned Residential Zoning Request from R5 Transitional Residential to PR Planned Residential at 103 Jefferson Street.

3:11

And we have a staff presentation by Matthew Sampa.

3:18

This is a request to rezone 0.655 acres at 103 Jefferson Street from R5 Transitional Residential to PR Plan Residential.

3:28

The request has been brought by the applicant Bosler and Associates on behalf of the owner of Shaw Development LLC.

3:39

Following the work session, the applicant revised the application to include two additional proffers reinforcing occupancy standards and committing to solar ready home construction.

3:56

An update to the waterline and stormwater plans, a request to remove sidewalk requirements alongside the parking lot, and the addition of uh utility easements behind all units.

4:10

And here's an aerial of the property outlined in blue.

4:20

The development includes 10 detached single-family homes with 20 bedrooms total, featuring open space, patios, bike racks, and parking for 20 vehicles and six bicycles.

4:34

And here's an updated area of the proposed development.

4:44

Rezoning requests are evaluated for the conformity to the comprehensive plan, the relationship of the proposal to the general planning program of the town, and whether or not the change further the purpose of the zoning ordinance and the community, the need and justification for the change, which is the applicant's burden approved, and the effect of the proposed change on the surrounding neighborhood and public facilities, facilities.

5:12

The site's future land use designation is medium density residential, which allows up to 20 bedrooms per acre.

5:18

The proposed development sees this with a density of 30.5 bedrooms per acre.

5:27

This map shows the future land use designation of the parcel and surrounding area.

5:39

The site is located in an urban walkable neighborhood.

5:43

Additionally, the past of the future identifies Roanoke Street as a future corridor for sidewalk and bike lane improvements.

5:53

In the zoning ordinance, there is a statement of purpose for each district.

5:56

The PR district allows flexibility for applicants to determine the best standards that meet the intent of the proposed development and the district purpose.

6:09

The intent of the district can be met in a number of ways.

6:12

In exchange for flexibility, the application plan and profits are binding.

6:18

Any substantive changes will require the applicant to amend the PRD through the public hearing process.

6:29

Here's a map showing the current R5 zoning of the site.

6:40

In the zoning ordinance, there are three types of regulations that govern new development.

Discussion Breakdown — Share of Meeting
Zoning Ordinance████████████████████████████████32%
Urban Planning███████████████████████████27%
Public Engagement█████████████13%
Transportation Safety████████8%
Engineering And Infrastructure███████7%
Affordable Housing█████5%
Housing████4%
Procedural███3%
Technology and Innovation█1%
Summary of Proceedings

Blacksburg Planning Commission Regular Meeting – June 3, 2025

The Blacksburg Planning Commission met on Tuesday, June 3, 2025, at 6:30 pm in the Roger E. Hedgepeth Chambers of the Municipal Building. The meeting was called to order by Chair Andy Kassoff and adjourned at 7:40 pm. The Commission approved two major rezoning requests, a right-of-way vacation, and several consent agenda items, all by unanimous 7-0 votes.

Consent Calendar

  • Approval of Planning Commission Minutes – May 6, 2025 – Approved.
  • CUP-25-1 – Graham Outdoor Recreation Camp – Public hearing scheduled for July 1, 2025.
  • RZN-25-4 – Yellow Sulphur Apartments PRD rezoning – Public hearing scheduled for July 1, 2025.
  • Zoning Ordinance Amendment (ZOA) #60 – Creation of Downtown Northwest zoning district – Public hearing scheduled for July 1, 2025.

Public Comments & Testimony

  • Charles Schade (401 Clairmont Drive) spoke on both public hearings. On Clydesview, he expressed concern that the development would become student rentals, noted on-street parking difficulties on Jefferson Street during the academic year, lamented tree removal, and cited a lack of designated affordable housing units. On the 801 North Main Street project, he urged the Commission to slow down the project due to external uncertainties including potential enrollment declines at Virginia Tech and federal actions affecting higher education, and asked the town to prioritize long-term stability over developer risk.

Discussion Items

RZN-25-2 – Clydesview Planned Residential Rezoning (103 Jefferson Street)

  • Staff Presentation (Matthew Sampa): Request to rezone 0.655 acres from R-5 Transitional Residential to PR Planned Residential for 10 detached single-family homes (20 bedrooms). Proposed density is 30.5 bedrooms per acre, exceeding the Future Land Use designation (20/acre). Occupancy limited to family plus one unrelated or two unrelated. 20 parking spaces and 6 bike parking spaces proposed. Five exceptions requested: reduction of open space (to 13% vs. 20% minimum), elimination of planter islands, walkways, 4’ planting strip, and reduction of utility easements to 7.5 feet. Two new proffers added: occupancy standard and solar-ready construction.
  • Applicant Presentation (Steven Semones, Balzer & Associates): Emphasized for-sale affordable housing near downtown, walkable/bikeable location, front porches, common green, and modest 1,000 sq ft units. Each unit designed with solar-ready infrastructure. Density aimed at meeting missing-middle housing needs.
  • Commission Discussion: Mel Jones praised the project as “missing middle housing” that adds variety. Motion to approve with all proffers and exceptions passed 7-0.

RZN-25-3 – Rezoning Amendment (801 North Main Street) & ROW-25-1 – Right-of-Way Vacation

  • Staff Presentation (Kinsey O’Shea): Amendment to previously approved RZN-24-2 (March 2025) to add the former Speedway gas station parcel (0.369 acres). Total site ~3.1 acres, with proposed development including an 8-story multifamily building with ground-floor commercial and townhome-style multifamily units, totaling 869 bedrooms. Vacation of ~5,000 sq ft of town-owned alley and additional right-of-way required. Two exceptions requested: allowing more than one yard of townhome to be improved with driveway/parking, and construction of sidewalk without 4’ vegetative buffer. Stormwater plan not yet approved; third-party review ongoing. Traffic study updated; BT bus stop relocation to Progress Street preferred by applicant. Affordable housing proffer increased to ~$1.3 million.
  • Applicant Presentation (Chris Johnson, LV Collective; Mohamed Mohsen, Niles Bolton Associates): Explained that acquiring the speedway parcel allowed more efficient site layout, additional retail frontage along North Main Street (total ~8,200 sq ft), enhanced public plaza, and improved parking efficiency (1.1 spaces per bedroom plus tandem stalls). Open space totals 28% (above 20% minimum). Proposed signage plan and energy efficiency proffer included.
  • Commission Discussion: Jerry Ford Jr. noted the original project had already been approved; the question was whether adding the speedway parcel made sense, and he supported it for that reason. Mel Jones highlighted the redevelopment of old infrastructure and the positive externality of removing a potential eyesore. She also expressed confidence in long-term housing demand despite short-term uncertainties.
  • Votes: Motion to approve ROW-25-1 (right-of-way vacation) passed 7-0. Motion to approve RZN-25-3 (rezoning amendment) with all exceptions passed 7-0.

Unfinished Business

  • Zoning Ordinance Review Committee: Did not meet.
  • Historic or Design Review Board: No report (Commissioner Michael Ermann absent).
  • Montgomery County Planning Commission: Jerry Ford Jr. reported on the May work session, which covered a discussion of a proposed inert fill expansion near Christiansburg and the county’s comprehensive plan development.

New Business

  • Chair’s Report: None.
  • Planning Director’s Report: None.
  • Town Council Report (Jerry Ford Jr.): Council reviewed a speed study for Prices Fork Road following a serious accident; staff recommended lowering speed limits from Old Glade Road to the traffic circle to improve pedestrian and bicycle safety. The process will begin this summer. Ford also noted the town attorney’s advice that despite external concerns, the Commission must base decisions on sound land use principles.

Key Outcomes

  • Consent Agenda approved 7-0.
  • RZN-25-2 (Clydesview) approved 7-0 with all proffers and exceptions.
  • RZN-25-3 (801 North Main Street amendment) and ROW-25-1 (right-of-way vacation) both approved 7-0.
  • Public hearings for three items (CUP-25-1, RZN-25-4, ZOA #60) scheduled for July 1, 2025.
  • Next Planning Commission Work Session: Tuesday, June 17, 2025 at 5:00 pm. Next Regular Meeting: Tuesday, July 1, 2025 at 6:30 pm.

Meeting Transcript

Welcome to the regular meeting of Blacksburg Planning Commission, which are held here in the Roger E. Hedgepath Chambers of the Blacksburg Municipal Building on the first Tuesday of each month. 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, state your name and address, 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. A wireless microphone is available to anyone requesting the assistance. And please silence all cell phones, show respect for all speakers, and allow all opinions to be expressed in the tolerant atmosphere. With that, we'll call the meeting to order. May we have a roll call, please. Mr. Britt. Here, Mr. Ehrman, Mr. Ford, here, Ms. Jones, Mr. Cassoff, Mr. Casey, Ms. Reinhardt. Here, Ms. Walker. Here. We have a court. Great. Our consent agenda tonight is comprised of four items. The first of which is the approval of the Planning Commission minutes from May 6, 2025. Proposed action is to approve. Second item is CUP 25.1, the Graham Outdoor Recreation Camp Conditional Use Permit Request at 2190 Merrimack Road. The proposed action is to schedule a public hearing for July 1st, 2025. Our third item is rezoning 254 Yellow Selfurce Apartments PRD rezoning request at 3503 Holiday Lane. And the proposed action is to schedule a public hearing for July 1st, 2025. And the final item on our consent agenda is zoning ordinance amendment ZOA 60 ordinance 2001, 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 the proposed action there is to schedule a public hearing for July 1st, 2025. Do we have a motion? I move approval of the consent agenda. Second. All those in favor? We'll move on to our public hearings for tonight, of which we have two. The first of which is rezoning 252, the Clydesview Planned Residential Zoning Request from R5 Transitional Residential to PR Planned Residential at 103 Jefferson Street. And we have a staff presentation by Matthew Sampa. This is a request to rezone 0.655 acres at 103 Jefferson Street from R5 Transitional Residential to PR Plan Residential. The request has been brought by the applicant Bosler and Associates on behalf of the owner of Shaw Development LLC. Following the work session, the applicant revised the application to include two additional proffers reinforcing occupancy standards and committing to solar ready home construction. An update to the waterline and stormwater plans, a request to remove sidewalk requirements alongside the parking lot, and the addition of uh utility easements behind all units. And here's an aerial of the property outlined in blue. The development includes 10 detached single-family homes with 20 bedrooms total, featuring open space, patios, bike racks, and parking for 20 vehicles and six bicycles. And here's an updated area of the proposed development. Rezoning requests are evaluated for the conformity to the comprehensive plan, the relationship of the proposal to the general planning program of the town, and whether or not the change further the purpose of the zoning ordinance and the community, the need and justification for the change, which is the applicant's burden approved, and the effect of the proposed change on the surrounding neighborhood and public facilities, facilities. The site's future land use designation is medium density residential, which allows up to 20 bedrooms per acre. The proposed development sees this with a density of 30.5 bedrooms per acre.

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