ROANOKE TIMES
Copyright (c) 1996, Roanoke Times
DATE: Saturday, August 24, 1996 TAG: 9608260017
SECTION: CURRENT PAGE: NRV-4 EDITION: NEW RIVER VALLEY
DATELINE: CHRISTIANSBURG
SOURCE: KATHY LOAN STAFF WRITER
The Montgomery County Planning Commission delayed making a recommendation Wednesday on renewing and adding to several agricultural and forestal districts.
In all, the county has about 40,000 acres of land in the protected districts that can mean reduced taxes for landowners and can protect land from development.
But the county has found some landowners have lost their enthusiasm for the districts following the controversy over allowing the state to condemn 140 acres of land in an Ellett Valley conservation district for the proposed "smart" road. The Board of Supervisors voted in June to allow the condemnation.
Thursday, the commissioners decided they needed time to consult with the county attorney about adding new land to a protected district when it could affect bordering property already zoned for residential development.
David Harman, who plans to build a 200-acre development with 58 lots off Mud Pike Road, expressed concern that a request from an adjacent property owner to put land in an agricultural and forestal district could affect his development plans.
Harman said he has seen 100-feet setbacks imposed in similar situations and hopes he will not have to bear the burden of establishing a similar buffer zone between his already rezoned property and the neighboring landowner's.
Agricultural and forestal districts, which must be renewed every eight years, are up for renewal in the Little River, west Christiansburg, Riner, and Wilson and Den creeks area. The commission also has several requests to add property into already established districts.
Overall, however, renewals have dropped in the county. The rapidly developing Riner district in particular has gone down in total acreage, said Planning Director Joe Powers.
The discussion touched off a debate about the worthiness of the program in general.
Joe Draper, a commissioner and a developer, said he didn't like approving something that's going to adversely affect an adjacent landowner's already approved plans.
Harry Neumann, another commissioner, said he thinks the county should do a better job of notifying adjacent landowners and asking them if they want to join the district. "I ... feel the agricultural and forestal districts are well worth what the rest of the county pays for it."
Kitty Brennan agreed, and called open space an attraction to people who are considering relocating to Montgomery County.
But Ray Alcorn, a commissioner and local businessman, said he saw fewer reasons to keep the districts as time passes. He said landowners who want to protect their property from unwanted development could place the land in an agricultural conservation zone that provides protection but no tax benefits.
There is no property in that designation now.
The Planning Commission will meet again Sept. 18. The Board of Supervisors will hold a public hearing on the requests at its Sept. 23 meeting.
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