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ANALYSIS : AFRAMEWORK FORDOWNTOWNBLACKSBURG

CHAPTER 2

Lack of supply leads to:

GROWTH AND DENS I TY Allowing increased density at appropriate sites Downtown can accommodate growth while also reducing negative impacts on sprawl, traffic, congestion, and housing affordability.

Visualizing Development A helpful touchstone for imagining the density needed to accommodate Blacksburg’s coming growth within the town is the Original 16 Squares—the original footprint of the town— illustrated on the following page. At current single-family density allowances of four units per acre, the town would have to develop on an area nearly nine times the size of the Original 16 to accommodate 1,000 units of housing (just a fraction of what will be needed over the next decade). However, at a density of 25 units per acre, these units could be built on less than two times the area of the Original 16; and at 60 units per acre, on an area smaller than the town’s original size. Balancing Needs Allowing for greater density of development is not just about efficiency. It is also about access. The constraints on housing supply caused by low-density development is one of the major factors driving up the cost of housing in town. As a result, many of the people who work in town, and would like to live in town, simply cannot afford to do so. If Blacksburg wants to be an inclusive community that welcomes people from all different backgrounds and stages of life, it will need to make it possible for that diversity of households to find appropriate housing. But density does not have to mean skyscrapers. There are many ways in which building design can both accommodate density and fit within the character of a place. Understanding and creating guidelines around these design options will be an important piece in balancing the town’s needs without compromising the character of its neighborhoods.

Housing Costs

Growth Option 1: Build Outward

There are two ways for communities to accommodate growth. One is to build outward— that is, to sprawl. This option allows a community to accommodate low-density single-family homes and can help it feel less crowded. However, it also typically results in longer commutes and increased traffic, particularly in a place like Blacksburg where employment is very centralized. This traffic has negative impacts on the environment, on regional infrastructure, and on the quality of life for residents. The other option for accommodating growth is to build up—to increase the density of the built environment. This means the development of multi family buildings and single family homes on smaller lots. While many have concerns that this sort of density results in more crowds and traffic, if done near employment centers (such as Virginia Tech), it can actually lead to less traffic, as more people live close enough to walk, bike, or take the bus to work. Further, greater density can make an area more vibrant and dynamic. And the impact on the environment is reduced, as fewer people drive, land is used more efficiently, and open space, forest, and farmland are preserved. Growth Option 2: Build Up

Sprawl

Commute Times

Traffic

Infrastructure Costs

27 Downtown Blacksburg Strategic Plan

Employment Opportunities