Roanoke Times
Copyright (c) 1995, Landmark Communications, Inc.
DATE: THURSDAY, June 8, 1995 TAG: 9506080048
SECTION: CURRENT PAGE: NRV-1 EDITION: NEW RIVER VALLEY
SOURCE: STEPHEN FOSTER STAFF WRITER
DATELINE: BLACKSBURG LENGTH: Medium
Now, Don Wells and Robert Mills need but one more approval in their effort to build a community of homes numbering more than twice the number than would be allowed under the current zoning. Town Council is scheduled to vote on the rezoning request Tuesday.
At Tuesday's public hearing, a majority of the more than 20 speakers expressed support for the developers' plan to cluster 200 cottages, town homes and estate-like homes on just more than half the site of land located in the elbow of Toms Creek Road and southbound U.S. 460 bypass. Large swaths of the former golf course site in its rural, rolling hills state would be preserved.
Opponents argued that storm water runoff concerns, "postage stamp" lots and the "D-word," meaning density of homes, should preclude the rezoning of the land from limited residential to planned development residential. But commission members were more taken with the ideas of compromise, cooperation and innovation.
"I think we all share a concern about the density, but overall it is a good project," said commissioner Frances Parsons, who also sits on Town Council.
Commissioner William Claus commended the developers' willingness to work with the town's planning staff for months to come up with a proposal agreeable to both sides. "I can't help but think how badly this area could be developed," he said, calling the proposal, "probably the best compromise."
The town's planning staff recommended approval of the project after the developers agreed to provide more open space than initially offered, reduced the number of homes from 241 to 200, and made other concessions on items such as sidewalks, roads and access to the development.
The commission members also were urged to approve the rezoning request by the Greater Blacksburg Chamber of Commerce, which passed a resolution in support of Spring Valley. The commission also heard from architect Bob Rogers and Randi Lemmon, two men who had worked on the proposed Patton's Grant retirement community, whose would-be developers withdrew their proposal to build a 300-acre subdivision in northern Blacksburg earlier this year.
Addressing Wells' and Mills' point that Spring Valley could not be built with fewer homes than are now proposed, Lemmon said, "If it's not financially feasible, it won't be done." And he said opponents who would allow the area to be developed in a one-unit per acre "cookie cutter sprawl," are advocating an "absolutely horrible" possibility.
However, several residents urged the commission to consider their concerns.
"This is a fragile environment," said Mary Houska, whose property receives runoff from the Spring Valley land. "We drain it basically." She and her husband, Charles, offered lukewarm support for the proposal, saying they wished it would have only 150 homes. They appreciated the developers' plans to reduce water runoff from the land to a level lower than what is currently experienced, but Charles Houska advised the commission to watch that aspect closely and "not to treat this as a routine proposal. It is not routine."
Bob Smibert, another potential neighbor, disagreed with the planing staff's assertion that even with 200 homes on the site, the development would still be considered a "low density" environment.
"I... would say that that is a high density" plan, and would "set a bad precedent" for the town, Smibert said.
But the Planning Commission disagreed, and voted 6-1 to approve the rezoning request. Commissioner Dale Oliver voted against it, citing the density factor.
Afterward, Wells, an owner of Pargo's restaurants in Christiansburg and Roanoke, and Mills, a local architect, greeted supporters in the lobby of the town's municipal building. More than one spoke to Wells about their hopes to purchase one of Spring Valley's homes when built.
"I think it would be an asset to the town to have a community like this," said Planning Commission Chairman Peter Kesler. "We have all worked very hard trying to understand every aspect of this."
As for complaints about "postage-stamp" lots that would be a part of the feel of the Spring Valley community, Kesler said he himself lives on a fifth of an acre. "I can assure you it's plenty big when it comes time to cut the grass."
by CNB