Planning commission recommends Tech Terrace PRD rezoning for 7‑story student housing; commissioners voice infrastructure, scale concerns

The Blacksburg Planning Commission voted to recommend approval of RZN 25-9 (Ordinance 2090), a Planned Residential Development (PRD) rezoning that would redevelop the Tech Terrace site (305 & 309 Webb Street and 800 Orchard Street) into a single seven-story apartment building with up to 723 bedrooms and structured parking.

Staff said the three parcels total about 2.5 acres and that the applicant proposes a 93-foot building (seven stories) with 448 parking spaces (0.62 spaces per bedroom) and 296 bicycle parking spaces. The project proffers included substantial-conformance commitments, occupancy limitations matching other purpose-built student housing, energy-efficiency/green-building commitments and a contribution to the town’s affordable-housing trust fund. Staff noted concerns in the report about visual massing along Webb Street, reduced canopy coverage (proposed 5%), signage scale and the proposed reduced parking ratio compared with the RM-48 baseline.

The applicant team (Balzer & Associates and the project architect) described design revisions made after work sessions: larger pedestrian bump-outs and landscaping along Webb and Orchard Streets, added glazing at the clubhouse and leasing/facilities corner, cantilevered sections to add shadow lines and facade articulation, two-level secured bicycle parking in the structured deck, rooftop terraces and interior open courtyards. The applicant said stormwater and water/sewer review have been completed at the concept stage and that the stormwater concept plan has been approved. They also described trash chutes, secured bike storage and a privately maintained parking deck.

Public commenters expressed pedestrian-safety concerns on Price’s Fork/Bridal Fork corridor and asked whether a pedestrian bridge or additional crossings were planned, given increased student traffic. One commenter urged a bridge or improved pedestrian crossing at Price’s Fork. Commissioners discussed whether the site met the comprehensive-plan goal of high-density redevelopment near campus; some members said the site is appropriate for substantial student housing, while others said the building’s scale, reduced canopy, signage and reliance on private open spaces (courtyards and rooftop amenities) left unresolved questions about how the development would contribute public open space and pedestrian life. Several commissioners questioned whether the town’s infrastructure (pedestrian crossings, stormwater, and broader public open space) is adequate for this amount of new density.

The motion to recommend approval passed with one commissioner opposed. The recommendation includes the applicant proffers and is subject to final PRD language and exhibits being provided to Town Council for final action.