Blacksburg Town Council Meeting – December 9, 2025

The Blacksburg Town Council held a regular meeting on Tuesday, December 9, 2025, at 6:30 p.m. in the Roger E. Hedgepeth Chambers. The meeting included a consent agenda, nine public hearings, appointments, and the introduction of the Capital Improvement Program. Key decisions included the denial of two controversial rezoning proposals for high-density student housing (Tech Terrace and 702 University City Boulevard) and the approval of a new Downtown Northwest zoning district, a solar power purchase agreement, and increases in tax relief income limits for elderly and disabled residents.

Consent Calendar

• Town Council Minutes: November 18, 2025, and November 25, 2025, approved unanimously.
• Ordinance 2107 (Brush Mountain Property): Introduced and scheduled for public hearing on January 13, 2026, to accept property and convey an open-space easement to the Virginia Outdoors Foundation.
• CUP-25-3 (Dance Hall Use): Public hearing rescheduled to January 13, 2026. All consent items approved unanimously on a roll call vote.

Public Hearings & Testimony

Resolution 12-B-25 (205 Washington Street Duplex)

• Staff Presentation: Assistant Planning Director Kinsey O'Shea described converting a 1920s building into a two-unit stacked duplex (two bedrooms each) with landscaping and street trees. Staff recommended approval with occupancy limits (family plus one unrelated or no more than two unrelated individuals).
• Planning Commission: Recommended approval 9-0.
• Applicant Statement: Tom Koontz (TKA Architects) answered no questions; the purchaser is a Hokie planning to renovate for graduate students and professionals.
• Public Comment: None.
• Action: Approved unanimously.

Ordinance 2090 (Tech Terrace Rezoning – 305-309 Webb Street & 800 Orchard Street)

• Staff Presentation: Proposal to rezone 2.638 acres from RM-48 to Planned Residential (PR) for a seven-story, 703-bedroom building with a $2 million affordable housing fund contribution, $800,000 in sidewalk improvements, reduced density, and 10% tree canopy. Planning Commission recommendation failed (3-4, two absent).
• Applicant Statement: Steve Semones (Balzer & Associates) highlighted changes since the Planning Commission: increased affordable housing contribution, decoupled sidewalk proffer, vertical articulation, and removal of upper-level signage.
• Public Comment: Benjamin Castra (807 Claytor Square) expressed support, saying future generations would appreciate the new housing.
• Action: Motion to deny passed 6-1 (Councilmember Watson voted no). Councilmembers cited concerns about pedestrian safety on Prices Fork Road, inadequate parking (0.64 spaces per bedroom), and excessive height/density despite the comprehensive plan designation for high-density student housing.

Ordinance 2094 (702 University City Boulevard Rezoning)

• Staff Presentation: Request to rezone 4.637 acres from General Commercial to PR for a six-story mixed-use building with 821 bedrooms, 7.5% tree canopy, 30% open space, 5,000–7,500 sq. ft. commercial space, and at least 32 affordable units (14% of units). Parking ratio of 0.57 spaces per bedroom. The site lies outside the comprehensive plan's preferred locations for high-density student housing.
• Planning Commission: Recommended approval 5-4.
• Applicant Statement: Josh Vasbinder (Ascent Property Co.) detailed over $8.5 million in public benefits, including affordable units via Habitat for Humanity, $1.3 million in pedestrian improvements, sound attenuation measures, and a $1 million cash contribution to the Affordable Housing Fund. He argued the project addresses housing needs and reduces pressure on single-family neighborhoods.
• Public Comment: 24 speakers, with 19 opposing and 5 supporting. Opponents (including Mark Embree, Harold Bell, Annika Schmierer, Mary Graham, and others) cited inconsistency with the comprehensive plan, traffic/pedestrian safety, loss of commercial corridor, insufficient parking, building height/scale, and impacts on the adjacent McBryde Village neighborhood. Supporters (Bob Pack, Kent Roberts, Chris Mullins, Benjamin Castra, James Raider of Habitat for Humanity) emphasized the need for housing, the obsolescence of existing office space, and the project's affordable housing commitments.
• Applicant Rebuttal: Vasbinder showed renderings of the building's actual sightlines, argued that traffic studies show acceptable levels of service, and noted that the shadow study indicates minimal additional impact compared to existing trees.
• Action: Motion to deny passed 5-2 (Mayor Hager-Smith and Councilmember Watson voted no, effectively in favor of the project). Councilmembers cited inconsistency with the comprehensive plan, loss of commercial space, pedestrian safety concerns, and inadequate parking as reasons for denial.

Ordinance 2001 (Downtown Northwest Zoning District)

• Staff Presentation: Planning Director Andrew Warren explained new zoning sections (3500–3507) creating a dense, mixed-use district in the triangle bounded by North Main Street, Prices Fork Road, and Turner Street. Maximum building height: 100 feet (60 feet within 50 feet of North Main Street curb). Requires a flexible signage plan. Planning Commission recommended approval 6-1 with a 120-foot height and 30-foot buffer.
• Public Comment: April DeMotts (211 Craig Street) supported the vision but said the reduced height and minimum acreage make the district commercially unviable. Jody Booze Daniels (909 Allendale Court) urged protection of the viewshed of St. Luke and Odd Fellows Hall.
• Action: Approved 6-1 (Mayor Hager-Smith voted no, citing height concerns and lack of information about the university's adjacent plans). Councilmembers noted the district is a compromise after years of debate and is the best remaining location for student housing.

Ordinance 2096 (Agricultural and Forestal District Withdrawal – 701 Bishop Road)

• Staff Presentation: Withdrawal of 3.18 acres (of 4.672 total) from the Agricultural and Forestal District to allow subdivision into three lots. Remaining 32+ acres stay in the district. Planning Commission recommended approval 7-0.
• Applicant Statement: Owner Jim Burger requested approval, noting the small withdrawal is at the top of the property.
• Public Comment: None.
• Action: Approved unanimously.

Ordinance 2102 (Solar Power Purchase Agreement – Blacksburg Transit)

• Staff Presentation: Sustainability Manager Carol Davis outlined a 25-35 year PPA with TB Solar, LLC for a 760 kW solar array on the Blacksburg Transit roof. Fixed rate of $0.1135/kWh with zero escalation, expected to save at least $2.2 million over 25 years and meet 100% of current transit electricity needs. Franchise for the roof lease required.
• Public Comment: Patrick Wright (Baseline Solar) and Stephen Gillespie both spoke in favor, citing local jobs, renewable energy, and cost savings.
• Action: Approved unanimously.

Ordinance 2104 (Tax Exemptions for Elderly and Disabled – Income/Asset Limits)

• Staff Presentation: Finance Director Jeff Lazenby presented annual updates aligned with Montgomery County: income limits for 100% relief up to $46,000; 60% relief up to $58,000; 40% relief up to $72,000. Net worth limit increased from $205,000 to $210,000. Effective January 1, 2026.
• Public Comment: None.
• Action: Approved unanimously.

Ordinance 2105 (Easement Vacation – 800 Block N. Main Street)

• Staff Presentation: Town Attorney Lawrence Spencer explained the ordinance vacates an unneeded public utility easement; new easements will be provided as part of the 801 North Main redevelopment.
• Public Comment: None.
• Action: Approved unanimously.

Ordinance 2106 (Easement Vacation – 401 and 405 Draper Road)

• Staff Presentation: Spencer vacated outdated easements from 50-60 years ago; new easements have been received for a planned restaurant/cafe.
• Public Comment: None.
• Action: Approved unanimously.

Appointments

• Blacksburg-VPI Sanitation Authority: Carolyn Howard appointed as Town Representative and Lucius Merritt, Jr. as Joint Representative, each for a 4-year term. Approved unanimously.

New Business

• Capital Improvement Program (CIP) Introduction: Town Manager Marc Verniel presented the recommended FY27-FY31 CIP, outlining 114 projects (21 to be bonded) totaling $78 million in general fund projects. Highlights include Draper Road streetscape, Progress Street parking deck, downtown restroom, St. Luke & Odd Fellows Hall restoration, $10 million athletic field renovations, Meadowbrook Trail Phase 2, pedestrian/bicycle improvements, and transit fleet replacement/charging infrastructure. The public hearing is scheduled for January 13, 2026, with adoption anticipated January 27, 2026.

Key Outcomes

• Denied: Tech Terrace rezoning (Ordinance 2090) – vote 6-1 (Watson opposed).
• Denied: 702 University City Boulevard rezoning (Ordinance 2094) – vote 5-2 (Hager-Smith and Watson opposed).
• Approved: Downtown Northwest zoning district (Ordinance 2001) – vote 6-1 (Hager-Smith opposed).
• Approved: Agricultural and Forestal withdrawal (Ordinance 2096) – unanimous.
• Approved: Solar Power Purchase Agreement (Ordinance 2102) – unanimous.
• Approved: Tax exemption limit increases (Ordinance 2104) – unanimous.
• Approved: Easement vacations (Ordinances 2105 and 2106) – unanimous.
• Approved: Appointments to Sanitation Authority – unanimous.
• Next Meetings: Work session December 16 canceled; regular meeting December 23 canceled; next work session January 6, 2026; next regular meeting January 13, 2026 (public hearing for remaining items).