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Record of Proceedings

Blacksburg Planning Commission Regular Meeting – October 7, 2025

Planning Commission — Tuesday, October 7, 2025
BodyBlacksburg, Virginia
SessionPlanning Commission
DateTuesday, October 7, 2025
StatusFILED
Video Record
0:00 / 2:24:44

Original source
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0:38

Good evening.

0:39

Welcome to the regular meeting of the Blacksburg Planning Commissioner.

0:43

Always held on the first Tuesday of each month in the Roger Hedge Path Chambers at the Blacksburg Municipal Building at 300 South Main Street.

0:53

Citizens may address the Planning Commission during specified times on the agenda and are requested to hear to the following.

0:58

Please speak at the podium, state your name and address, direct comments only to the planning commission, and please limit speaking time to a maximum of three minutes.

1:07

Speak only once during a specific hearing or comment period.

1:11

If you need a wireless microphone, it's available.

1:14

Just request.

1:16

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

1:23

So with that, I'll call us to order and maybe have a roll call, please.

1:27

Mr.

1:27

Britt, Mr.

1:28

Ehrman, Mr.

1:29

Ford, Ms.

1:30

Jones, Mr.

1:31

Casall, Mr.

1:32

Casey, Ms.

1:33

Reinhardt.

1:34

Here.

1:34

Ms.

1:34

Walker.

1:35

Here.

1:36

We have a chair.

1:37

We have a quorum.

1:38

A quorum, yay.

1:39

All right, we're ready to go.

1:41

We'll start with our consent agenda.

1:43

Approval of the minutes from last meeting.

1:47

CUP 25-4, conditional use permit request for a multifamily duplex in the old town residential area of our town at 205 Washington Street.

1:59

We would like to schedule a public hearing.

2:02

And RZN 25-7 ordinance number 2094, a rezoning request from General Commercial to Planned Residential for a mixed use multifamily and commercial development at 702 University City Boulevard.

2:18

This was meant to be a public hearing tonight, but has been canceled and is rescheduled for our November meeting.

2:25

Do I have a motion on the consent agenda?

2:28

Madam Chair, I recommend approval of the consent agenda as presented.

2:32

Second.

2:33

Okay.

2:34

Then we have approval of the consent agenda, and we shall move on to public hearings.

2:38

We will start with CUP 25-2, conditional use permit to request a request for an automobile dealership in general commercial at um 1711 North Main Street.

2:52

And we'll begin with a staff presentation by Mr.

2:55

Patterson.

2:58

Good evening.

3:18

An automobile dealership as a town definition, the use of any building, land area, or other premises for the display of new and used automobiles, trucks, vans, or motorcycles for sale or rent, including any warranted uh repair work and other major and minor repair service conducted as accessory use.

4:01

This is a depiction uh outlined here in blue of the location at 1711 North Main Street.

4:07

Um to the south uh is uh a medical office building, to the north is a church, and it's immediately crossed from the Maple Ridge townhouses.

4:17

The current zoning is general commercial.

4:21

Future land use is commercial.

4:27

This is uh showing the the lot itself, uh, which is accessed from North Main Street.

4:32

Kind of a blow up of the lot.

4:34

Uh the access from North Main Street, and then you go through the parking lot.

4:39

Uh the lower level is in access behind the building at this little hot spot right here.

4:46

This is uh showing the building kind of from the North Main Street and where the existing sign is for the building.

4:53

This is a side view of the building.

5:00

And this shows the back of the building, the access from North Main Street through the parking lot, down the hill a little bit to the lower level of the building where the automobile dealership will be located.

5:10

This particular request is a little different than you would typically see for an automobile dealership.

5:15

The vehicles are imported, classic vehicles from Japan for sale basically online.

5:20

Generally between 10 to 15 vehicles at this location at a time, and all the vehicles will be located inside.

5:26

There will be no vehicles located or displayed outside whatsoever, is our understanding for the application.

5:33

The operation is non-traditional.

5:35

The warehouse to store vehicles will be on inside until sold, and the owner is the really the only employee of the business currently, plus one potential future employee.

5:51

The district purpose in general commercial is the general commercial district is designed for variety of commercial uses, both pedestrian and automobiles oriented.

Discussion Breakdown — Share of Meeting
Zoning Ordinance█████████████████████████████████████████████56%
Procedural███████9%
Public Engagement██████7%
Engineering And Infrastructure██████7%
Public Safety██3%
Transportation Safety██3%
Urban Planning██3%
Economic Development██3%
Affordable Housing██2%
Summary of Proceedings

Blacksburg Planning Commission Regular Meeting – October 7, 2025

The Blacksburg Planning Commission held its regular meeting on Tuesday, October 7, 2025, at 6:30 pm in the Roger E. Hedgepeth Chambers. The meeting was called to order by Vice Chair Mel Jones and adjourned at 8:54 pm. Commissioners considered several conditional use permits, rezoning requests, an agricultural and forestal district withdrawal, and a zoning ordinance amendment. Key outcomes included approval of three public hearing items, denial of the Tech Terrace PRD rezoning, and recommendation of a new downtown northwest zoning district.

Consent Calendar

  • Approval of Minutes (September 2, 2025): Approved unanimously.
  • CUP-25-4 (Multi-Family Duplex at 205 Washington St. SW): Public hearing scheduled for November 4, 2025.
  • RZN-25-7/ORD #2094 (702 University City Blvd rezoning): October 7 public hearing cancelled; rescheduled for November 4, 2025.
  • The consent agenda was approved 7-0.

Public Comments & Testimony

  • Tasia Persson (105 Countryside Court, board member of Countryside Estates Community Association) expressed strong safety concerns regarding traffic and pedestrian infrastructure. She stated that the neighborhood cannot safely exit due to high volumes and speeding, and called for sidewalks, crosswalks, lower speed limits, and enforcement. Her comments applied to the general context of multiple developments, not a specific agenda item.
  • Dan Provenzano (2100 Shadowlake Road) urged installation of a pedestrian bridge over Prices Fork Road to accommodate increased pedestrian traffic from the proposed Tech Terrace development.
  • Anthony Delbove (1240 Treetop Ridge Road) stated he had no objection to the AFD withdrawal but noted that the submitted plat appeared incorrect (lengths unchanged from a prior proposal that included a 40-foot strip). Staff acknowledged the concern and committed to resolving inaccuracies before forwarding to Town Council.

Discussion Items

CUP-25-2 – Automobile Dealership at 1711 North Main Street (Walker AutoWorks)

  • Staff (Paul Patterson) described a non-traditional dealership: classic Japanese vehicles imported and sold online, stored indoors, 20 hours/week operations, no exterior display. Three staff conditions: substantial conformance with application, no outside vehicle displays, and sign permit.
  • No public comment. Applicant presented no additional remarks.
  • The commission added a fourth condition requiring installation of carbon monoxide detectors on both floors after discussion about potential fumes affecting an upstairs dance school. The building owner confirmed separate HVAC systems and willingness to install detectors.
  • Vote: Approved 7-0 with conditions.

CUP-25-3 – Dance Hall Use at 130 Jackson Street NW

  • Staff noted the property previously housed Blue Ridge Axe Throwing. The applicant (Juan Huante and Carlos Sebastian, also operators of The Burg) proposed a restaurant/bar (max occupancy 188) that converts after 10:00 pm to a dance hall (max occupancy 292) until 2:00 am. Staff recommended five conditions including a public dance hall permit, no pyrotechnics, exterior safety lighting and cameras, and sign permit.
  • Applicant emphasized modern concept and community events (comedy, karaoke, book clubs, etc.). No public comment.
  • Vote: Approved 7-0 with staff conditions.

RZN-25-8/ORD #2095 – Rezoning from RM-48 to PR Planned Residential for 7 Townhome Units at 1709 & 1711 Whipple Drive

  • Staff (Andrew Warren) outlined development of 7 four-bedroom townhomes (124 bedrooms total) on 2.7 acres, preserving two existing apartment buildings (96 bedrooms). Proposed density: 45 bedrooms/acre. An 8-foot multi-purpose trail is planned along the southern property line; the applicant is working with the adjacent Echols Village HOA to connect. An exception requested to eliminate a 4-foot grass strip between curb and sidewalk. Staff recommended 10% canopy coverage and HOA requirement.
  • Applicant (John Neel) emphasized reduced impervious surface (20% less than by-right), increased open space (42%), preservation of 90-95% of existing tree line along Echols Village, and proffers for HOA and canopy coverage. The applicant declined widening the trail to 10 feet but offered to grade for future connection.
  • Public comment (Tasia Persson) raised regional traffic/safety concerns but did not directly oppose the project.
  • Vote: Approved 7-0 with staff recommendations for 10% canopy, HOA requirement, and the exception granted.

RZN-25-9/ORD #2090 – Tech Terrace PRD Rezoning (305 & 309 Webb St., 800 Orchard St.)

  • Staff (Kinsey O’Shea) presented a proposal to redevelop existing Tech Terrace apartments into one seven-story building (93 feet tall) with up to 209 units (723 bedrooms), density of 274 bedrooms/acre. Parking ratio of 0.62 spaces/bedroom (448 spaces). Two exceptions requested: primary building entrance facing Webb Street instead of Orchard Street, and elimination of a 4-foot vegetative strip on Webb Street. Proffers included substantial conformance, occupancy limits, green building standards (energy use intensity <40 kBTU/sq ft), and a 10-year contribution to the town’s affordable housing trust fund. Staff expressed concerns about visual massing, signage at pedestrian level, and low canopy coverage (5%).
  • Applicant (Steve Semones) highlighted design changes after work session: added grass strips and sidewalk on Orchard Street, outdoor seating bumpouts, electric car charging stations, and secured bike parking (302 spaces). Renderings showed articulation and cantilevered elements to break up massing.
  • Public comment (Dan Provenzano) requested a pedestrian bridge over Prices Fork Road.
  • Commission discussion: Several members expressed concerns about density, infrastructure readiness, pedestrian experience, and minimal community benefits. The applicant offered to move public space to Orchard Street side, but some commissioners remained unsatisfied. Deputy Town Manager Matt Hanratty clarified that affordable housing proffer payments over 10 years are unusual but not prohibited. The vote to approve failed 3-4 (Britt, Ermann, Jones in favor; Colley, Keesee, Rinehart, Walker opposed).

AFD-25-1/ORD #2096 – Withdrawal from Agricultural and Forestal District at 701 Bishop Road

  • Staff (Andrew Warren) requested withdrawal of 4.672 acres (3.18 acres in town) to allow creation of three lots off Treetop Ridge Road. The AFD committee had approved withdrawal 6-0 in September 2025.
  • No applicant present. Public comment (Anthony Delbove) raised plat inaccuracies. Staff stated any issues would be corrected before Town Council.
  • Vote: Approved 7-0.

ZOA #60/ORD #2090 – Zoning Amendment to Create Downtown Northwest Zoning District

  • Staff (Andrew Warren) described an optional, incentive-based form-based overlay zone bounded by North Main Street, Turner Street, and Prices Fork Road. Key provisions: maximum building height 120 feet, with a 60-foot height limit within 50 feet of the curb along North Main Street and part of Turner Street. For parcels abutting St. Luke’s/Oddfellows Hall, a minimum 30-foot setback and a 35-foot maximum height within 50 feet of the property line. The commission also recommended a 30-foot buffer/setback along Prices Fork Road.
  • Public comment (April DeMotts, representing landowners 204, 208, and 112 Turner St. NW) expressed support for the 120-foot height and urged reaffirmation of December 2024 recommendation.
  • Discussion: Vice Chair Jones emphasized the need for “breathing room” in form-based code design.
  • Vote: Recommended approval 6-1 (Latanya Walker voted against).

Key Outcomes

  • CUP-25-2 (automobile dealership): Approved 7-0 with added condition for carbon monoxide detectors.
  • CUP-25-3 (dance hall): Approved 7-0.
  • RZN-25-8 (Whipple Drive townhomes): Approved 7-0 with 10% canopy and HOA conditions.
  • RZN-25-9 (Tech Terrace PRD): Denied 3-4; motion failed.
  • AFD-25-1 (Bishop Road withdrawal): Approved 7-0, with staff to correct plat before finalization.
  • ZOA #60 (Downtown Northwest district): Recommended to Town Council 6-1, with 30-foot Prices Fork Road buffer.
  • Consent agenda approved 7-0 (including schedule changes).
  • Next meetings: Work Session on October 21, 2025; Regular Meeting on November 4, 2025.

Meeting Transcript

Good evening. Welcome to the regular meeting of the Blacksburg Planning Commissioner. Always held on the first Tuesday of each month in the Roger Hedge Path Chambers at the Blacksburg Municipal Building at 300 South Main Street. Citizens may address the Planning Commission during specified times on the agenda and are requested to hear to the following. Please speak at the podium, state your name and address, direct comments only to the planning commission, and please limit speaking time to a maximum of three minutes. Speak only once during a specific hearing or comment period. If you need a wireless microphone, it's available. Just request. Please silence all cell phones, show respect for all speakers, and allow all opinions to be expressed in a tolerant atmosphere. So with that, I'll call us to order and maybe have a roll call, please. Mr. Britt, Mr. Ehrman, Mr. Ford, Ms. Jones, Mr. Casall, Mr. Casey, Ms. Reinhardt. Here. Ms. Walker. Here. We have a chair. We have a quorum. A quorum, yay. All right, we're ready to go. We'll start with our consent agenda. Approval of the minutes from last meeting. CUP 25-4, conditional use permit request for a multifamily duplex in the old town residential area of our town at 205 Washington Street. We would like to schedule a public hearing. And RZN 25-7 ordinance number 2094, a rezoning request from General Commercial to Planned Residential for a mixed use multifamily and commercial development at 702 University City Boulevard. This was meant to be a public hearing tonight, but has been canceled and is rescheduled for our November meeting. Do I have a motion on the consent agenda? Madam Chair, I recommend approval of the consent agenda as presented. Second. Okay. Then we have approval of the consent agenda, and we shall move on to public hearings. We will start with CUP 25-2, conditional use permit to request a request for an automobile dealership in general commercial at um 1711 North Main Street. And we'll begin with a staff presentation by Mr. Patterson. Good evening. An automobile dealership as a town definition, the use of any building, land area, or other premises for the display of new and used automobiles, trucks, vans, or motorcycles for sale or rent, including any warranted uh repair work and other major and minor repair service conducted as accessory use. This is a depiction uh outlined here in blue of the location at 1711 North Main Street. Um to the south uh is uh a medical office building, to the north is a church, and it's immediately crossed from the Maple Ridge townhouses. The current zoning is general commercial. Future land use is commercial. This is uh showing the the lot itself, uh, which is accessed from North Main Street. Kind of a blow up of the lot. Uh the access from North Main Street, and then you go through the parking lot. Uh the lower level is in access behind the building at this little hot spot right here.

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