ROANOKE TIMES
Copyright (c) 1996, Roanoke Times
DATE: Friday, February 16, 1996 TAG: 9602210001
SECTION: CURRENT PAGE: NRV-1 EDITION: NEW RIVER VALLEY
DATELINE: CHRISTIANSBURG
SOURCE: BRIAN KELLEY AND ELISSA MILENKY STAFF WRITERS
In proposing a major, 538-acre development atop Price Mountain, William Price says he is taking a long-range approach.
So far, many Montgomery County Planning Commission members appear to like what they're hearing.
Commission members talked over the project Wednesday with Price and next week should recommend that the county Board of Supervisors hold a late March public hearing on the project, which could bring hundreds of homes over the next three decades to the dominant ridge between Blacksburg and Christiansburg.
The potential impact of increased traffic on rural Merrimac Road and the percentage of trees that would have to be felled to make way for development concerned some planners.
But others said Price's proposal may be the best thing the county could hope for, given a major loophole in the county's zoning ordinance.
"I look at this as Mr. Price doing part of the county's job in long-range planning for this part of the county," said commission member Ray Alcorn, a developer. "I have to say that I feel good about the vision that I see so far in these plans."
The loophole has to do with Montgomery's agricultural zoning category. Under it, a landowner can develop half-acre lots in agriculturally zoned land without having to seek a rezoning to the stricter residential categories. The Board of Supervisors resisted an attempt to completely close the loophole in late 1994, but last year took a small step toward limiting the number of trailers that could be placed on a so-called "agricultural" subdivision.
Price told the commission he had considered starting his project with a 40 acre rezoning proposal. But, "It's my desire to think really long-range here," he said. Thus the huge scale of the rezoning request, which Price said could bring 20 to 30 new lots a year onto the market once in full swing.
Price has proposed rezoning the land from agricultural status to three residential categories.
On the north, or Blacksburg-facing side, Price is seeking rezoning to allow duplexes and town houses in one 77-acre portion and single-family homes on half-acre or larger lots on an adjacent 203 acres. On the Christiansburg side, he's asked to be able to place one-third acre lots on 250 acres. Another, 152-acre portion he's reserved for future development.
Price said he intends to develop the Christiansburg side first because it is closest to public sewer and water lines that either exist or are under construction.
Commissioner Ed Green said he was concerned about the safety factor of increasing the number of cars that would use narrow Merrimac Road to reach U.S. 460 or Prices Fork Road.
But Joe Draper, head of an engineering firm, said a project like this one simply doesn't generate enough revenue to pay for road improvements before they are needed. "Essentially you do the best you can and it's up to the Highway Department to react," Draper said.
The rezoning decision on Price's project will be up to the Montgomery County Board of Supervisors. But Blacksburg officials are keenly aware of the project's impact on the town and its aesthetics. Blacksburg Planning Director Adele Schirmer has been getting recommendations on the project from town Planning Commission and council members.
Those recommendations, which will be passed on to the county, are:
* Minimum lot sizes of approximately three to five acres should be considered because of the prominence and steep slopes of the mountain.
* A planned-unit development district should be pursued because it would provide the developer with more flexibility to develop sensitive sites, retain open space, save money on construction costs and produce a higher quality development. County planning commissioners talked this over, but several said there's no incentive to encourage a developer to go through the more costly process.
* Duplexes or town houses should be restricted on or near the ridge.
* Border areas between the county and town should be developed in ways that reflect community values.
LENGTH: Medium: 77 lines ILLUSTRATION: GRAPHIC: Map by staff. color. Type first letter of feature OR type help for list of commands FIND S-DB DB OPT SS WRD QUIT QUIT Save options? YES NO GROUP YOU'VE SELECTED: QUIT NO login: cby CNB