Blacksburg Town Council Meeting: May 9, 2023 – Glade Spring Crossing Rezoning and Accessory Apartments

Blacksburg Town Council met on May 9, 2023, at 6:30 p.m. in the Roger E. Hedgepeth Chambers. The meeting included two public hearings: Ordinance 2022 (detached accessory apartments) and Ordinance 2007 (rezoning of 44.85 acres at 1006 Glade Road for the Glade Spring Crossing development). The council also approved consent agenda items, with one recusal, and made two reappointments. The meeting adjourned at 9:29 p.m.

Consent Calendar

• Items A–D (unanimous): Approved minutes of April 18 and April 25, 2023; introduced Ordinance 2018 (civil penalties for inoperable vehicles, public hearing June 13); introduced Ordinance 2024 (residential parking permits, public hearing June 13); scheduled a public hearing for June 13 on a special exception for parking at 1284 North Main Street. Councilmember Sutphin recused himself from Item E (HUD 2023 Annual Action Plan) due to a conflict of interest. The motion for Items A–D passed 7–0.
• Item E (HUD 2023 Annual Action Plan): Approved on a 6–0 vote, with Sutphin abstaining. The plan includes the town's annual housing and community development funding priorities.

Public Comments & Testimony

Ordinance 2007 (Glade Spring Crossing rezoning):

• Robin Jones (1224 Village Way South) – Representing the Tom’s Creek Sustainability Coalition, she asked council to consider denial based on environmental concerns and noted the coalition’s frustration with the one-sided public input process.
• Robert Solomon (1507 Trillium Lane) – Opposed the development, citing reduction of existing trees and inadequate street trees.
• Kacie Hodges (1223 Village Way South) – Opposed, arguing that public transit access is exaggerated and that low-income residents face long commute times due to bus schedules designed for students.
• Becky Fritz (1507 Trillium Lane) – Opposed, questioning the developer’s motive (profit vs. community benefit) and describing the plan as perpetuating inequity between the affordable and market-rate units.
• Chris Bundren (1219 Village Way South) – Raised concerns about small yard sizes, limited tree canopy, and congestion.
• Rebecca Weaver-Hightower (1207 Village Way South) – Read a fictional perspective from a future single mother, criticizing the lack of play space, parking, and the separation of affordable units from amenities.
• Vikki Fix (1301 Village Way South) – Presented a scenario of an HOA board member overwhelmed by managing vegetative embankments, snow removal, and succession areas.
• Jesse Janowiak (1407 Gladewood Drive) – Opposed, stating the proposal mainly benefits the developer’s bottom line while cutting corners on safety, drainage, and canopy, and that it should not be approved without addressing these flaws.
• Jarrod Leland (1802 Shadowlake Road) – Opposed, citing traffic concerns and the steep topography of the site.
• Dean Spader (1301 Village Way South) – A master gardener, he supported managed succession in principle but warned that the proffer language is vague and could lead to a “managed mess” if soil is disturbed during construction.
• Mike Stein (1225 Village Way South) – Opposed based on safety concerns with too many driveways, walkability, and the location of the playground away from most homes.
• Chris Caldwell (2105 Meadowbrook Drive) – Voiced concerns about drainage and flooding, noting downstream flooding after heavy rain, and argued the density does not fit the area.
• O-Holine Bushey (1222 Village Way South) – Raised safety concerns about the unfenced wet pond, especially for children.
• Rosaire Bushey (1222 Village Way South) – Opposed due to the number of variance requests and the Planning Commission’s 5–2 denial recommendation.
• Gloria Schoenholtz (1201 Glen Cove Lane) – Requested denial, citing traffic, stormwater, pollution, and the unsuitability of the site for high-density development.
• Joseph Baker (1515 Poplar Ridge Circle) – Opposed, calling the proposal “fatal flaws” and arguing profit is the driving factor.
• Priscilla Baker (1515 Poplar Ridge Circle) – Raised questions about emergency vehicle access, parking, and sidewalk adequacy for bikes.
• Jeff Lang (1208 Village Way South) – Questioned how overflow parking would be addressed.
• Joan Dickenson (1503 Poplar Ridge Circle) – Questioned the safety of the wet pond, DEQ compliance, and whether DEQ stressors had been considered.
• Lucie Touchton (1213 Village Way South) – Thanked council for removing the connector road, but opposed the number of lots and asked how savings from removing the connector would be reinvested.
• Lisa Acciai (1221 Village Way South) – Raised concerns about proffers and HOA enforcement.
• Mike Klapproth (1210 Village Way South) – Compared a similar development in Christiansburg (Clifton) that had parking, trash, and congestion issues.
• Alan Raffe (1751 Ginger Lane) – Noted from 23 years of HOA experience that managing natural succession by volunteers is a challenge.
• Jim Whittaker (1513 Poplar Ridge Circle) – Opposed, citing density, public subsidies, and disregard for environmental concerns.
• Amy Burton (1005 Glade Road) – Opposed based on slope and topography issues.
• Traci Sterling (1211 Village Way South) – Read statements from the 2020 Farm rezoning discussions, noting that council members previously expressed concerns about density on this side of 460.
• John Stemen (1221 Reagan Road) – Supported the development, stating that density is necessary to achieve affordable housing and that the land trust is a win-win.
• Guy Acciai (1221 Village Way South) – Opposed, arguing the site is unsuitable due to density and topography.
• Charles Schade (401 Clairmont Drive) – Supported, noting that affordable housing is needed and that the benefits outweigh the downsides.
• Richard Harrell (115 Kinloch Drive) – Supported, saying no project is perfect but this is a good first step toward inclusivity.
• Kimberly Homer (222 Price Street) – Opposed, noting that by-right zoning could allow 40 manufactured homes without cutting trees, and that the affordable housing claim is misleading.

Applicant Rebuttal:

• Marla Kempsey – Thanked staff and council, emphasized that all housing exteriors will be identical, that the developer is donating lots for the 24 affordable units, and that density enables affordability. She stated the project is about community benefit, not profit.

Discussion Items

Ordinance 2022 (Detached Accessory Apartments):

• Planning Director Anne McClung presented the history, proposed changes, and standards (max 1,000 sq. ft., 28 ft. height, 7.5 ft. setbacks, owner-occupancy required, annual renewal, deed restriction). The Planning Commission recommended approval 7–0. No public comment. Council approved unanimously.

Ordinance 2007 (Glade Spring Crossing Rezoning):

• Staff Presentation: Kinsey O’Shea detailed the 44.85-acre site, 176 units (24 affordable via Community Land Trust, mixed-income, and market-rate), requested variances (parking, street trees, sidewalks, curb, gutter, cul-de-sac length, etc.), and the management successional canopy approach. The Planning Commission recommended denial 5–2.
• Applicant Statement: Cary Hopper and Meredith Jones argued the project meets the comprehensive plan, addresses workforce housing, and provides environmental benefits (regional stormwater pond, 35% open space, flood mitigation). They noted the project is a public-private partnership.
• Council Discussion: Councilmembers debated the need for density to achieve affordability, the legacy stormwater improvements, sewer capacity, and the removal of the vehicular connector road. Members acknowledged the complexity and the number of variances but stated that the proposal is a reasonable step toward addressing the housing crisis. Councilmember Sutphin recused himself due to a conflict of interest (his employer administers the New River Home Trust).

Related Actions – Glade Spring Crossing Development Agreement:

• Town Attorney Lawrence Spencer summarized the agreement, which provides $2 million in ARPA funds for 24 affordable homes, requires the first 10 built by December 31, 2026, and includes expedited town review, price formulas, and protections for non-compliance. The New River Home Trust will own the lots and market the units.

Key Outcomes

• Ordinance 2022 (Accessory Apartments): Approved unanimously (7–0).
• Ordinance 2007 (Glade Spring Crossing Rezoning): Approved 6–0 (Councilmember Sutphin recused).
• Glade Spring Crossing Development Agreement: Approved 6–0 (Sutphin recused).
• Consent Agenda Items A–D: Approved 7–0.
• Consent Agenda Item E (HUD Plan): Approved 6–0 (Sutphin abstained).
• Reappointments: Approved 6–0 (Sutphin absent for vote? Actually all present voted; Sutphin had recused earlier but was present for vote? Minutes show 6–0 yes, none no. The transcript shows the vote after the development agreement, Sutphin was not present. But the minutes list the vote as Anderson, Bush, Colliver, Ford, Hager-Smith, Mattingly voted yes, none no. So Sutphin did not vote. So 6–0.)
• Next Steps: Public hearings for Ordinances 2018, 2024, and the special exception will be held on June 13, 2023. The town will also continue work on the Glade Spring Crossing development agreement implementation.