ROANOKE TIMES
Copyright (c) 1996, Roanoke Times
DATE: Tuesday, March 26, 1996 TAG: 9603260084
SECTION: VIRGINIA PAGE: B-1 EDITION: NEW RIVER VALLEY
DATELINE: CHRISTIANSBURG
SOURCE: KATHY LOAN STAFF WRITER
MEMO: NOTE: SHorter version ran in Metro edition.
A developer's plans for a high-density subdivision on historic Price Mountain in Montgomery County deserves close scrutiny and significant planning before it is approved, several speakers said during a Monday public hearing that stretched to almost two hours.
Developer William H. Price is asking Montgomery County to rezone 538 acres atop Price Mountain from its agricultural designation to high-density residential development.
Price wants to rezone 203 acres visible from Blacksburg to a residential designation that would allow for half-acre lots. He wants another 77 acres, also visible from Blacksburg, rezoned to allow for multifamily residential housing.
A 251-acre tract, visible from northern Christiansburg, would allow for one-third acre lots. Finally, the county is seeking to rezone 173 acres of already developed lots and homes on the ridge from agricultural to residential.
The size of the massive proposal could have major impacts on roads, schools and utilities in the heart of Montgomery County. Supervisors heard that warning more than once from speakers who urged larger lots if the development is OK'd, and those who urged outright denial.
"This will cause a tremendous traffic problem in Merrimac," said Tom Herrmann, who, like other speakers, said he was worried the small two-lane roads in the area wouldn't be able to accommodate the extra traffic and that emergency vehicles would have difficulty navigating the roads to respond to fire and rescue calls.
Blacksburg Town Council is keeping an eye on Price's proposal and how the county responds to it. While the land in question is in the county, it hugs Blacksburg's southern boundary. The second stage of the development - the north side of the mountain - would require sewer service from the town.
The town has sent a letter to the county suggesting larger lots, objecting to the impact multifamily homes would have on the mountainside view and supporting a planned-unit development approach. Roger Pearman and other speakers encouraged the supervisors to require Price to enlarge the proposed lot sizes of one-third to one-half acres to three to five acres. Pearman said that would help keep housing density and traffic congestion down.
Gary Graves, who owns land on Price Mountain he plans to build on, joined other speakers in saying he knew there would be development on the mountain and that Price should be able to profit from his investment.
"We just want to make sure that a lot of planning is put forth ... before any tree is pushed over, before any dirt is moved," Graves said.
Price told supervisors, planners and residents that he sees his proposal as an opportunity to plan for long-range development. Price began acquiring land on the mountain 35 years ago and envisions the full development taking 20 to 30 years to build, with up to 30 lots a year coming onto the market. He said that means there will be time to address water, sewer and travel concerns.
"To go out there and develop this in a very short time would be foolish," he said, because the market for all of the development doesn't yet exist.
Price also said his plan is sensitive to concerns about keeping open space, so much so that it contains "far more open space than any development in the town of Blacksburg" or surrounding areas. A fact sheet he gave to the planners and supervisors said trees and hollows would be preserved between ridge lines. Price also has proposed to deed 22 acres near the Huckleberry Trail to be used as a park.
The county Planning Commission discussed Price's proposal after the public hearing but voted to table it for further study. The commission did vote to recommend the Board of Supervisor approve the county-initiated rezoning of property already developed on Price Mountain. Changing the zoning for agricultural to residential will protect landowners from communication companies who want to locate towers on the mountain.
LENGTH: Medium: 77 lines ILLUSTRATION: PHOTO: ALAN KIM/Staff. Price Mountain looms over from theby CNBsouthwest corner of Blacksburg as viewed from Hoge Pasture next to
the municipal golf course. color.