Blacksburg council approves rezoning for 1709–1711 Whipple Drive after neighborhood safety concerns

Blacksburg Town Council on Nov. 19 approved Ordinance 20‑95, rezoning 2.77 acres at 1709 and 1711 Whipple Drive from RM‑48 medium‑density multiunit residential to a planned residential district (PRD), allowing a proposed seven‑unit townhome development.

Planning staff presented the application and said the site is designated high‑density residential on the town’s future land‑use map and is surrounded by medium‑density and planned residential uses. Andrew Warren, planning staff, said the proposal would replace a single‑family house and two existing apartment buildings and would result in 28 additional bedrooms for a total of 124 bedrooms—about 45 bedrooms per acre. Staff noted the applicant requests a modification to eliminate the four‑foot vegetative strip between curb and sidewalk in the infill area to match the adjacent sidewalk.

Applicant John Veil of ForeSite Design Services said the PRD was selected to reduce impervious surface compared with a by‑right build and to preserve tree cover and buffers between the new townhomes and the adjacent residential development. “We reduced the impervious surfaces by more than 20% from the by‑right option,” Veil said, adding the plan preserves roughly “90 to 95% of that tree line” along the adjacent Echols Village and increases open space to about 42% of the 2.77‑acre site. He said the applicant is proposing a net parking ratio of 0.8 spaces per bedroom, based on a utilization study of nearby apartments.

During public comment, Asha Person, speaking for the Countryside Estates Community Association, urged the council to address pedestrian and traffic safety where Countryside Court meets North Main Street. “For our neighborhood that is landlocked, lacks safe egress, and alternately contends with high volumes of traffic and speeding vehicles, every new development adds to the peril for our neighbors,” Person said, calling for immediate measures such as a crosswalk, an interim sidewalk connection to Gibbons Lane, reduced speed limits or stronger enforcement.

Councilmembers and staff responded that the traffic committee recently installed a warning sign at the location and that sidewalk prioritization and larger projects are handled by the corridor/paths committee and the capital improvements program. Council encouraged the commenter to raise the matter at the committee meeting.

After questions and discussion, Council moved and approved Ordinance 20‑95 by roll call vote.

What happens next: The approved PRD will proceed to the site‑plan and proffer/HOA implementation steps required by the zoning ordinance; the proposed trail connection to Echols Village remains contingent on easement dedication by the Echols Village HOA.