ROANOKE TIMES
Copyright (c) 1996, Roanoke Times
DATE: Saturday, July 6, 1996 TAG: 9607080009
SECTION: CURRENT PAGE: NRV-1 EDITION: NEW RIVER VALLEY
DATELINE: CHRISTIANSBURG
SOURCE: KATHY LOAN STAFF WRITER
To people who live on Price Mountain, William Price's proposal to build hundreds of homes there is a bad plan that will ruin the mountain's look and create traffic nightmares.
To Price and his supporters in real estate and associated housing businesses, it would provide needed, affordable housing in the core of Montgomery County.
The Montgomery County Planning Commission turned a recent thumbs-down to Price's plans to build hundreds of homes on the mountain, which forms a natural backdrop to Blacksburg and Christiansburg. But the commission's recommendation doesn't necessarily signal the end of the project.
Monday, the county Board of Supervisors, which has the final say on such development issues, will consider the request to rezone more than 500 acres atop the mountain for a mix of single-family homes, duplexes and town houses. The meeting is at 7 p.m. in the county courthouse.
While the commissioners considered the proposal as a whole, the supervisors have the options of considering the parcels separately or ignoring the commission's recommendation and approving the entire proposal.
It's unclear which direction the supervisors are leaning.
"Gosh, I don't know. It's such a serious thing because it has such a big impact," said Supervisor Mary Biggs, whose district includes Hethwood. Homeowners in that community would have a clear view of duplexes proposed for part of the Price Mountain development. "I don't know how to work it out so all sides feel better about it.
"I'm willing to look at different alternatives. But I am really concerned about the feelings I'm hearing from the community about it," she said.
Vice Chairman Ira Long, whose district includes Price Mountain, said he felt no particular pressure about his decision. "I'm just going to vote my convictions. I'm going to use my best judgment."
Long did say he would rather see housing developments built on mountains rather than using up prime farmland.
Supervisor Joe Gorman calls Price's project "do-able, but I think it's a little bit premature ... There are a lot of details that need to be covered before that's a workable plan, even with the proffers." Price has offered legally binding development guarantees or limits, called proffers, to the county, such as limits on the number of homes, open space and other matters.
The Planning Commission voted 5-3 June 24 to recommend the supervisors deny the project. That's a reversal of their 4-3 vote in April to recommend approval. The April vote was eventually ruled a violation of commission bylaws because two abstentions kept the winning total from being a majority. That helped send the Price proposal to a second public hearing.
The size of the massive proposal could have major impacts on roads, schools and utilities in the heart of Montgomery County.
On the whole, the commissioners said they had no problem with granting Price's requests to rezone his land from agricultural to two types of residential zoning that would allow single-family homes and duplexes.
But the sticking point for the advisory board was a request to rezone 107 acres to a designation that allows town houses.
Price has voluntarily limited the number of dwellings in this area to 180.
Speakers at the June 24 public hearing, which drew about 50 people, repeatedly objected to the town houses.
The town houses are out of sync with the character of the mountain, and also goes against the county's comprehensive plan, which designates Price Mountain as a conservation zone, opponents said. Many opponents feared town houses would become student housing.
The lack of adequate roads to serve the development is another major concern for the mountain's current residents and some of the commissioners.
Price Mountain residents depend on two roads right now, Merrimac Road and Oilwell Road. Residents say the increased traffic from hundreds of new residents will create a bottleneck and will magnify safety concerns during severe winter weather, where one downed tree would mean 1,000 or more people would be trapped.
One resident also complained about abandoned mine shafts on the mountain and the unknown effect construction would have on them.
Price, a longtime local developer and businessman, and a few supporters say the development will provide affordable housing at an orderly pace of 20 to 30 houses a year that will give plenty of time to upgrade the roads.
Price will provide asphalt to extend Oilwell Road about half a mile from where pavement stops on the present road to a stand of communications towers.
He also has said that a new road will be built connecting Oilwell Road to Merrimac Road on the north side of Price Mountain.
If the supervisors approve the entire project, Price will still have to return to the county for a special use permit for the town houses, which can include conditions about suitable roads. Price will also have to submit preliminary and final plans for the single family homes and duplexes showing roads, water and sewer and exact open space locations.
If the supervisors deny Price's entire request, he would have to wait a year before reapplying. If he withdrew his request, he could resubmit in three months.
LENGTH: Medium: 94 linesby CNB