Blacksburg Planning Commission Regular Meeting – November 4, 2025

The Blacksburg Planning Commission met on Tuesday, November 4, 2025, at 6:30 PM in the Roger E. Hedgepeth Chambers of the Blacksburg Municipal Building. The meeting lasted until 8:56 PM and included a consent agenda, two public hearings, public comment, and committee reports. The main focus was a controversial rezoning request for a six-story mixed-use development at 702 University City Boulevard.

Consent Calendar

• Approval of October 7, 2025, Planning Commission Minutes: Approved unanimously (9‑0) with no discussion.

Public Hearings

CUP-25-4 – Conditional Use Permit for Multi-Family Duplex at 205 Washington Street SW

• Staff Presentation (Kinsey O’Shea): The request permits a two-family dwelling (duplex) in the OTR (Old Town Residential) district. The site previously held a CUP that expired in 2022. Units are two bedrooms/one bathroom each. Staff recommended conditions: substantial conformance to the application and occupancy limits of one family plus one unrelated person, or no more than two unrelated persons per unit.
• Applicant Presentation (Tom Koontz, TKA Architects): Representing the prospective owner, Koontz stated the building will be restored to residential use, targeting professionals and families (not students). Exterior and interior renovations are planned, including new trim, paint, and updated systems. Parking will be restriped, vegetation added, and a rear buffer improved.
• Public Comment: None.
• Motion and Vote: Brian Britt moved to approve with all staff conditions; Mel Jones seconded. Passed 9‑0.

RZN-25-7/ORD #2094 – Rezoning from GC General Commercial to PR Planned Residential at 702 University City Boulevard

• Staff Presentation (Kinsey O’Shea): The applicant proposes a 6‑story building with two floors of structured parking and four floors of residential (836 bedrooms, density 180 bedrooms/acre). The plan includes 12% affordable units (32 units at 50–80% AMI for 50 years), 30% open space, and 0.56 parking spaces per bedroom. The site is in a commercial future land use area and outside Map E high-density student housing zones. Staff noted that sanitary sewer upgrades are needed and that the applicant would bear costs. The current GC zoning allows up to 60 ft height and building to the property line.

• Applicant Presentation (Josh Vasbinder, Ascent Properties; Alec Paddock; Jeff Solisco, architect): Vasbinder argued the project meets comprehensive plan goals for housing diversity, walkability, and neighborhood preservation. He noted the existing office space is 60% vacant and has been unsuccessfully marketed for years. Changes from earlier proposals included a 7.5% density reduction, increased parking ratio, improved building articulation, additional retail space (28% increase to 6,300 sq ft), and better setback from the McBryde Village neighborhood (35 ft from the podium to property line, with additional distance for upper floors). The applicant committed to green building standards (NGBS) and a professional management plan with 24/7 staff on site.

• Public Comment:

  • Cayelan Carey (836 Hutchison Drive): Opposed development as out of scale with single‑story homes, incompatible with Comprehensive Plan, would increase traffic on already dangerous corridors (VDOT‑ranked 19th most dangerous for pedestrians). Questioned enforceability of affordable housing.
  • Annika Schmierer (709 Hutchison Drive): Op posed because the building would be only 34 ft from her backyard, threatening neighborhood character, safety, and sunlight. Urged upholding the Comprehensive Plan.
  • Bob Pack (522 Prices Fork Road, property owner): Supported rezoning, stating he has struggled to lease office space for years and without conversion the property’s future is uncertain.
  • Chris Mullins (Zeppoli’s restaurant owner): Supported the project, as his business would return to the new retail space.
  • Beth Kelsey (714 Barringer Drive): Op posed, citing existing traffic gridlock on University City Boulevard and Kroger parking lot.
  • Megan Kuczmarski (Edward Jones, 810 University City Blvd): Concerned about loss of office space; stated Blacksburg needs office, not retail.
  • Dale Woods (614 Woodland Drive): Op posed, calling the development “too big” for the area and noting dangerous pedestrian conditions on Prices Fork Road. Requested safety improvements if approved.
  • Bruce Glatthorn (825 McBryde Drive): Concerned about over‑occupancy enforcement and traffic; opposed.
  • Mark Embree (852 Hutchison Drive, VT faculty): Strongly opposed, stating livability is key for faculty recruitment. Cited a recent student fatality on Prices Fork Road.
  • Bud Bennett (714 Barringer Drive): Concerned about noise and light pollution; opposed.
  • Florian Zach (832 Hutchison Drive): Argued the development does not fit the Comprehensive Plan and is out of balance.
  • Mary Biggs (701 Hutchison Drive): Op posed despite revisions, citing density, traffic, and parking concerns. Fears students will park in adjacent lot.
  • Pat Garst (717 Burruss Drive): Concerned about fire/police response and pedestrian safety; asked how the project benefits Blacksburg.
  • Joe Garst (717 Burruss Drive): Noted lack of discussion about commercial component; urged long‑term commercial planning.
  • Kent Rogers (realtor for current owner): Stated the office market is tight (3.2% vacancy) but specialized; the existing building cannot be leased due to outdated design and VT pulling offices back to campus.
  • Laura Purcell (826 Toms Creek Road): Questioned the traffic study (Level of Service D) and why town should subsidize VT housing; opposed.
  • Steve Hetzel (840 Hutchison Drive): Opposed, citing overflow of student parties, police inability to enforce occupancy, and pushing residents out of the neighborhood.
  • Kristine Embree (852 Hutchison Drive): Noted that students’ signifficant others add to population and traffic; son with autisim cannot safley walk due to congestion.

• Applicant Rebuttal and Commission Questions:

  • Vasbinder reiterated that the project offers better management than absentee‑landlord rentals in the neighborhood, will provide 24/7 staff, and will proffer a noise policy. He argued the current zoning already allws 60 ft height and building to the property line, while the proposal sets back farther.
  • Commissioner Mel Jones asked about enforceing ove‑occupancy. Staff reply: complaint‑driven; management of purpose‑built housing rareely receives such complaints.
  • Commissioner Susanna Rinehart asked about pedestrian safety solutions on Prices Fork Road. Deputy Town Manager Matt Hanratty said the town is working on a VDOT OIP study (7‑year time frame) and smaller improvements (lighted crosswalks, islands), but noted the funding landscape is challenging.
  • Commissioner Michael Ermann asked about traffic volumes and whether taking lanes away on Prices Fork had been discussed. Hanratty said it has not been discussed.

• Motion and Discussion:

  • Michael Ermann moved to approve the rezoning. Mel Jones seconded.
  • Jerry Ford Jr. opposed, citing the Comprehensive Plan as the primary guide; he praised affordable housing but said the overall density and infrastructure impacts are too high. He emphasized that all residents (owner‑occupied and renters) matter.
  • Latanya Walker expressed ambivallence: student housing needed but infrastructure inadequate; noted the town cannot control VT housing decisions.
  • Blaine Keesee said the site needs a larger area plan; opposed piecemeal development.
  • Susanna Rinehart argued that the project addresses the problem of student overflow into neighborhoodes; said the town must sometimes act before solving all contextual issues to force progress.
  • Mel Jones said the project meets many PR district goals and the people who will live there already live elsewhere in Blacksburg, so car trips may be reduced.
  • Brian Britt said the development is too big and awkward; Prices Fork is dangerous; the area should remain commercial.

• Vote: Passed 5‑4 (Colley, Ermann, Jones, Rinehart, Walker yes; Britt, Ford, Kassoff, Keesee no).

Citizen Comment (After Hearings)

• A citizen asked how many commissioners live in McBryde Village; only one (who voted yes) said they live in a similar situation but not in McBryde.
• A citizen urged commissioners to walk the path from the site to campus to see pedestrian hazards.
• Gen Ottinger described dangerous scooter and bike behavior on sidewalks.
• Nancy Lowry (821 Hutchison Drive) reported nearly being hit by a car on the sidewalk three times; said there is no police enforcement.
• Laura Purcell (826 Toms Creek Road) questioned why the town should subsidize VT housing; noted lack of enforcement of speed limits and narrow sidewalks on Toms Creek.
• Megan Kuczmarski clarified that the Comprehensive Plan map shows the site in commercial, not mixed‑use, contrary to earlier staff description.

Unfinished Business

• Zoning Ordinance Review Committee: Not met.
• Historic or Design Review Board: Nothing to report.
• Montgomery County Planning Commission: Report given by Brian Britt (October 8 meeting).
• Additional Items: None.

New Business

• Chair’s Report: Chair Kassoff asked commissioners to email topics for the upcoming November 18 work session if there are items to discuss.
• Planning Director’s Report: Andrew Warren reaffirmed the request; asked for emails within the next week.
• Town Council Report: None.

Adjournment

The meeting adjourned at 8:56 PM.

Key Outcomes

• CUP-25-4 approved (9‑0) for a duplex at 205 Washington Street SW with staff conditions.
• RZN-25-7 approved (5‑4) for a mixed‑use, 6‑story, 836‑bedroom development at 702 University City Boulevard, subject to proffers including 12% affordable units, green building standards, and parking/occupancy regulations.
• Next meeting: Planning Commission Work Session, November 18, 2025, at 5:00 PM.