ROANOKE TIMES
Copyright (c) 1996, Roanoke Times
DATE: Friday, April 19, 1996 TAG: 9604190014
SECTION: CURRENT PAGE: NRV1 EDITION: NEW RIVER VALLEY
DATELINE: CHRISTIANSBURG
SOURCE: KATHY LOAN STAFF WRITER
Fear of unknowns offset by the desire to have some control over future growth led the Montgomery County Planning Commission Wednesday to a razor-thin backing of a developer's plan for Price Mountain.
The commission voted 4-3, with two members abstaining, to recommend the Board of Supervisors approve William H. Price's plan to build single-family homes and town houses on 538 acres he owns on the historic mountain.
The supervisors will consider the request Monday.
The Price proposal is one of the largest rezoning proposals in county history, and would have long-range effects on roads, utilities, schools and the look of the dominant ridge that divides Blacksburg and Christiansburg.
Ray Alcorn and Joe Draper - both developers - moved the resolution to recommend approval and were joined by Michael Ewing and Richard Sullivan.
"To give us any measure of control we need to bring it under residential" zoning, Alcorn said.
Harry Neumann, Ed Green and Vice Chairman Richard Daub voted against the plan, citing concerns about traffic, open-space planning and density.
Chairman James Martin and M.L. Wells abstained. Martin cited his lingering questions about roads, public utilities and the possible need for a new school in the area once the development is complete.
Sullivan and others had concerns that heavy construction equipment would destroy the existing road.
Even though Price has plans that may include adding additional access points to reduce traffic volume on Oilwell Road, Green said the proposal "still boils down to dumping all this traffic onto Merrimac Road."
And Oilwell Road is already dangerous, he said. "If [the Virginia Department of Transportation] doesn't do anything to present conditions of Oilwell Road, we're going to have a problem out there once construction starts," Green said.
Price will develop one-third acre lots on a 251-acre section on the Christiansburg side of the mountain first - where a sewer line is already being extended.
The rest of the proposal includes 203 acres of single-family homes and 77 acres on the Blacksburg side where duplexes and town houses will be built.
The planners' split decision came an hour or so after supporters and detractors of the plan made their last pitches to the commission.
Richard Roth, president of the New River Valley Environmental Coalition, said the rezoning request flies in the face of the county's comprehensive plan. Price Mountain is designated as a conservation area.
"If we allow this rezoning to happen ... the comprehensive plan isn't worth the paper it's written on," Roth said.
Other speakers, like some of the planners, were concerned about the additional burden the development will place on the roads and future water and sewer needs.
They said Price must provide answers to those questions before the development is approved.
Edie Schumacher said those costs could be substantial. "We think prudence and respect for the public purse demand the Planning Commission get answers. well."
Price has said the development will go along at a pace of 20 to 30 houses a year, which would allow time to get the utilities and roads in order.
Lou Herrmann, a property owner on the mountain, said the area's rich history is at stake. Families who live there "have become part of a community, not a development." Although well-intentioned, she said, Price doesn't understand "massive sprawl development would adversely affect our community, our mountain and Montgomery County."
But Realtor Pat Collins supported the development as providing needed housing options. "Are we ready to turn away people who would love to be a part of our community," she asked.
Price and his engineer, Ray Varney, reminded the planners the mountain will be developed in some fashion with or without the county's approval. Its current A-1 zoning allows two houses per acre.
Varney said Price plans to limit the total development to about 530 units, about the total number of acres. "He's voluntarily limiting himself to a density that's less than what the present zoning will allow him."
Price told the planners he has tried to be a good neighbor, holding neighborhood meetings about his plan and listening to concerns. He said the development will proceed with care.
"Our efforts have been and will continue to be to improve the Merrimac community and to improve Price Mountain. ... I'm convinced that the plan we're pursuing is not only the best plan for us but the best plan for Montgomery County."
The Montgomery County Board of Supervisors is set to vote on the Price Mountain proposal at a meeting beginning at 7 p.m. Monday at the Montgomery County Courthouse in Christiansburg.
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