Village Plans

Belview Village Plan Montgomery County, 2025

Adopted: 11 June 2007

The Village of Belview Introduction The purpose of the village plans is to guide development in each of the villages, while maintaining each villages distinct identity. The village planning process provides citizens in each of the seven villages (six plans) with a say in how their respective villages develop over the next twenty years. This additional input is important because of the County’s focused growth approach, which will focus 80% of the County’s growth between now and 2025 into the villages, village expansion areas, residential transition areas, and the urban expansion areas.

Under the guidelines established in Montgomery County, 2025, villages are defined as “ larger rural communities where limited mixed-use development activity has historically occurred and public utilities are available;...are separate and distinct from each other and from nearby towns;... and have served as and will continue to serve as focal points for surrounding rural areas.” The village expansion area, on the other hand, is defined as the areas “adjacent to existing villages where appropriate new development can be accommodated while

Photo by Chris Valluzzo

Montgomery County, 2025: Belview Village Plan

retaining the viability and character of the historic village core. It is assumed that the villages and village expansion areas are either currently served by public water and sewer and other public facilities (schools, parks, or fire and rescue stations) or where public water and sewer is likely to be provided in the future.

Planning Process and Community Input Results Public Input and Community Visioning The Belview Village Plan was a collaborative effort by Belview residents, property owners and other interested citizens, County officials and staff, and students from Virginia Tech. The public input process for the Belview Village Plan can be divided into three phases: a doorto-door household survey, two community visioning sessions, and finally, review by the Montgomery County Planning Commission and the Montgomery County Board of Supervisors and adoption.

lighting and sidewalks, lowering the speed limit, and adding shoulders to improve turn-offs.

Residents would also like improved services, such as increased traffic enforcement, a fire/EMS station, local recreational sports teams and a community park, after school programs and regulations to clean up and fix homes.

Household Survey.

Community Visioning Sessions.

On February 3, 2007, undergraduate students from the Virginia Tech Department of Urban Affairs and Planning distributed approximately 400 surveys to the households in Belview. Each household was asked what they liked/disliked about Belview and what they would change, as well as several general demographic questions.

Those who responded to the survey said they like Belview's rural character, its location and its convenience to Blacksburg, Christiansburg and Radford. They worry about the high speed traffic on Peppers Ferry Road, e.g., not being able to turn onto the road, the number of accidents, and the safety of the children in the community. This could be improved by widening the road, installing street

Belview residents were invited to two public workshops on the village plan. The first meeting was held at Belview Elementary School on February 17, 2007. This meeting included (a) an overview of the County comprehensive plan and the role of the seven villages in that plan; (b) a review of the household survey results; (c) group discussions on local needs and concerns; and (d) a vision and goals for the future of Belview. Participants identified several areas of interest:

Adopted: 11 June 2007

Photo by Chris Valluzzo

• Village boundary locations, • Future development opportunities and constraints, • Community identity and rural character, 239

Radford, at the intersection of Peppers Ferry Road (Route 114) and Prices Fork Road (Route ). The area takes its name from the Belview Elementary School, which is located at its core.

Opened in September 1953, the schools name combined the names of the three smaller schools it replaced: Belmont, Vicker, and Walton.

Much of Belview's history is tied to the Radford Army Ammunition Plant (RAAP), built in 1940 in anticipation of World War II, and located just a few miles away. RAAP at its peak provided job opportunities to more than 9,000 workers in the region.

Photo by Chris Valluzzo

Current Conditions and Trends • Safe and convenient travel for automobiles and pedestrians, • Belview Elementary Schools role in the community, and • Adequate public facilities and services, e.g., water and sewer service, recreation facilities, emergency services, public transit.

At the second community meeting on March 24, 2007, held in the cafeteria at Belview Elementary School, participants reviewed and finalized the goals, the strategies, and the future land use map.

Public Hearing & Adoption The Montgomery County Planning Commission a public hearing for the Belview Village Plan at the Meadowbrook Center and recommended adoption on May 9, 2007,. The Board of Supervisors held a public hearing on May 29 2007 and adopted the Belview Village Plan on June 11, 2007.

Historical Development Patterns Belview is a small rural community nestled between Blacksburg, Christiansburg, and Montgomery County, 2025: Belview Village Plan

Population According to the 2000 U.S. Census, Belview had a total population of 1,232 persons, of which 50% were male and 50% were female. The median age in Belview is 37 years. Children and young adults (17 and younger) represent 23% of the population and seniors (65 and older) represent 9% of the population. Although Belview is predominantly white (95%), 3% of residents are African American and 2% identified themselves as being of Hispanic origin.

In 2000, there were 514 households in Belview, with an average household and family size of 2.9. Family households accounted for 70% of all households in Belview. This included families with single mothers (7%) and with single fathers (3%). Of the remaining 30% of households, nearly all were single person households (25%).

Caboose Road. Significant karst features (sinkholes) northwest and southeast of the village create additional constraints to development.

Existing Land Use At present land use in Belview is best characterized as rural. Existing development patterns are, in large part, shaped by the availability of public water and sewer service.

Much of the area remains in agricultural or open space uses, with scattered low-density residential development. Higher densities and village-scale commercial development are found along the Peppers Ferry (Route 114) corridor. This includes Massie's Mobile Home Park and the gas station/convenience store at the Prices Fork intersection. Civic land uses in the Village include the Public Service Authority Station and Belview Elementary School.

Housing Belview includes 556 dwelling units, of which only a few (8%) are vacant.

Approximately two-thirds of all houses are owner-occupied, though many of these are mobile homes on leased lots. Rental units account for the remaining one-third.

Natural Environment The natural landforms in Belview define and constrain the areas available for development in the Village. Belview sits in a rolling plateau between ridgelines with steep slopes. These ridgelines run east-west, and are located to the north along Prices Fork Road and to the south along the intersection of Walton Road and Adopted: 11 June 2007

Photo by Chris Valluzzo

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and Prices Fork Road in the Village means that traffic safety is an on-going issue for local residents. In particular they are concerned about children traveling to and from Belview Elementary for school or recreation.

Public Facilities and Services

Photo by Chris Valluzzo

According to the 2000 Census, most houses in Belview (60%) are single family detached units and 35% are mobile homes. The remaining 5% are duplexes or multifamily dwellings with no more than 4 units. More than 70% of the houses in Belview were built after 1970 and 11% were built before 1930.

The median value of owner-occupied housing in Belview (not including mobile homes) is approximately $88,000 and the median value of mobile homes is approximately $25,000.

Over 50% of owner-occupied housing and 40% of renter-occupied units in Belview have householders between the ages of 25-54. Five percent of owner-occupied housing have householders aged 15-24, but a much larger percentage of rental householders (40%) are between the ages of 15 and 24.

Transportation The Village of Belview is bisected by Route 114, which carries between 12,000 and 18,000 cars per day. Approximately 9,000 of these trips involve travelers on Prices Fork Road, which means a significant portion of the traffic is generated by commuters moving between Radford and Blacksburg. Residents noted the lack of turning lanes at the Peppers Ferry Prices Fork intersection, where traffic frequently backs up during rush hours.

The high volume of traffic along Route 114 Montgomery County, 2025: Belview Village Plan

Belview Elementary School the most important public facility located in the village.

The school is sited on the south side of Route 114, just east of the Prices Fork Road/Walton Road intersection. The building was originally constructed in 1953, and expanded to accommodate growth in 1973. Currently the school enrolls 259 students in grades K-5.

The school serves as the focal point for community activities, including recreational sports, student events and shows, and village meetings. Limited parking is an issue during larger events, and visitors must park along Peppers Ferry Road.

The Public Service Authority currently provides public water and sewer service to portions of Belview. Half of the Village has access to public sewer, but public water only serves properties along Peppers Ferry Road.

The Montgomery County Sheriff’s department provides policing services for Belview out of the main office in Christiansburg.

Fire and rescue services are provided out of a station located between Longshop and McCoy, on McCoy Road.

participants relied on five key planning assumptions: • Population growth will continue during the next 25 years, in general accord with the County’s Comprehensive Plan. (At slightly more than 1% average annual growth; up to about 25,000 more people in the County as a whole by 2030, with 6,000- 8,000 in the unincorporated areas and the remainder in the two towns; • Residential development will be concentrated mainly in the County’s designated growth areas, including the Urban Expansion Areas, the Residential Transition Areas, and the seven Villages and six Village Expansion Areas; • Residential development densities in the Belview area will occur in general accord with the County’s Comprehensive Plan; • Small amounts of job growth will occur in the immediate vicinity of Belview mainly village-scale businesses and telecommuting jobs; and • Public water and sewer service will be limited to those areas designated in the Belview Village Plan.

Community Organizations Though the village includes no local community organizations, residents are supported by several churches located in the Village, including New Hope Baptist Church, Belview United Methodist, and Church of Jesus Christ of the Apostles Doctrine.

Planning Assumptions and Land Use During the village planning process, Adopted: 11 June 2007

Photo by Chris Valluzzo

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There are a number of assumptions specific to Belview that contributed to the overall future land use scheme: 1) Belview, historically, has been a bedroom community, first for the Radford Arsenal and later for the two universities, the commercial core of the County in Christiansburg, and for the Corporate Research Center.; 2) the presence of a major highway (Rt 114), which bisects Belview east to west, poses limits on potential growth in Belview, especially in terms of providing alternative transportation access between the north and south portions of the village and may hamper efforts to strengthen the sense of community in Belview in the future.

3) growth pressure in Belview is driven by its

central location between the Towns of Blacksburg and Christiansburg and the City of Radford and locational appeal to bicommuter households.

Neighborhood Types and Land Uses Mixed Use Development Mixed use development has been the rule rather than the exception in the majority of the Villages in Montgomery County. Part of this is due to the nature of small, contained, and constrained spaces. Unlike their larger counterparts, which have the luxury of land and expansive public works and may more clearly separate uses, villages and village expansion areas are constrained by limited public facilities, especially the possible extent and capacity of public water and sewer. Given the limitations, all of the land use designations are based on the assumption of mixed use development.

Mixed use development means that while certain uses may be deemed most appropriate for a specific area of the village, the primary use designation does not preclude other types of development in, near, or in lieu of the primary designation. In a sense, this approach means that portions of the villages and village expansion areas are treated, in essence, as large planned unit developments. Indeed, the mixed use approach to village development encourages the creation and strengthening of the sense of community with the village by making goods, services, and jobs more readily available and accessible to residents. The approach also assumes that future development, rather than destroying or overpowering the historic core, will be designed to strengthen the historic development patterns, add to the quality of life of residents, and provide appropriate levels and scale of development.

Photo by Chris Valluzzo

residential neighborhood types: Low, Medium, and High Density. The designations do not mean that there will be two, three, four, or more dwelling units on every acre of land, but they do provide a guide to the number of dwelling units, overall, that can be developed on a specific parcel (gross acreage). The designations were used to match the village plan to the existing ordinance. Residential development in the low density neighborhoods is intended to be stickbuilt or modular singlefamily housing. The Medium Density neighborhoods may include a wider variety of housing types, including: single-family dwellings, accessory dwellings, duplexes, triplexes, and quadplexes as infill. Currently, high density residential is defined primarily as manufactured housing parks, but may also include larger scale multifamily developments and redevelopments. As with the Medium Density neighborhoods, the Mixed Use neighborhoods are appropriate locations for a wider variety of housing types, including residential and commercial uses within the same structure or development.

Residential Neighborhoods Photo by Chris Valluzzo

Montgomery County, 2025: Belview Village Plan

The Belview Village Plan designates three Adopted: 11 June 2007

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Belview Village Land Use Summary Overall Assumptions for Total Expansion Area: 1067 acres, approx.; Current Infrastructure Capacity: TBD (1); Projected Gross Density: .2 d.u./ac. approx.

Settlement Types

Existing Dwelling Units

Acreage

New Max. Dwelling Dwelling Units Units @ Buildout

Density Range

Low Density Residential

530

94

436

530

0-2 du/acre

Medium Density Residential

420

279

981

1260

2-4 du/acre

High Density Residential

57

154

74

228

4+ du/acre

Mixed Use

60

51

129

180

2-4 du/acre

1067

578

1620

2198

2 du/acre

Total Assumptions:

1) The Montgomery County Public Service Authority does not have current capacity figures; however, according to the PSA Director, Bob Fronk, the public sewer treatment capacity is quite high, but future development is limited by the capacity of the pump station in Belview. For the PSA to serve more than the current customer basis and some limited growth, the pump station will need to be expanded or replaced with a larger capacity system. It is assumed that any expansion of the system will be funded, in part, through the development process.

2) Development is likely to be limited due to traffic concerns on Rt 114, although, according to the VDoT Traffic Engineering Division reports from 1975 to 2005, traffic east of the intersection of Rt. 114 and Prices Fork Road has, in 2005, decreased to slightly below the 1990 AADT numbers.

AADT rose steadily between 1975 (7,510 AADT) and 2000 (12,000 AADT), an increase of 59.8% in the 25 year period. In 2005, the AADT between Prices Fork and the intersection of Peppers Ferry dropped to 11,000, just slightly below the numbers in 1990. The AADT numbers for the Belview portion of 114 are similar to the through traffic in the County’s other villages.

Photo by Chris Valluzzo

Montgomery County, 2025: Belview Village Plan

Adopted: 11 June 2007

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Belview Village Plan: Critical Features Map

Montgomery County, 2025: Belview Village Plan

Adopted: 11 June 2007

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Belview Village Plan: Future Land Use Map

Montgomery County, 2025: Belview Village Plan

Adopted: 11 June 2007

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Belview Village Plan: Statement of Preferred Future The following statement of the preferred future of Belview was created by the citizens at the first meeting and evaluated and refined at the second meeting. This Vision Statement essentially summarizes the key goals for the future of the village.

Belview remains a rural village with an active community core. Despite growth pressures from Blacksburg, Christiansburg, and Radford, Belview has retained the rural charm and distinct character that make it a special place in Montgomery County.

Belview Elementary School is the heart of the Village of Belview, a place where the community gathers for events and programs, and where Belview's children receive a quality education. Through a cooperative arrangement with the Montgomery County Department of Parks and Recreation, the school continues to provide active recreational spaces ideal for team sports for children and adults as well as playgrounds for the children in the Village of Belview. It is connected to the rest of the village by a system of trails and walking paths, which lessens the need for increased parking for village residents.

While a few village-scale businesses have developed, Belview remains a predominantly residential community. Because of its location at the

center of the Blacksburg-Christiansburg-Radford triangle and its proximity to the Radford Arsenal, Belview has become an important residential center for bi-commuter households. The village offers a wide variety of housing opportunities serving the full range of income levels. The residents pride in Belview is evident in how well the properties, from neighborhoods with single-family housing to townhome and apartment complexes to mobile home parks, are maintained. The developments, including the mobile home parks, are landscaped and provide residents with a wide variety of amenities, including parks, trail, and tot lots.

Route 114 still bisects the Village of Belview, but it no longer is seen as a thru-traffic route; rather, Rt. 114 has become Belview's "Main Street." Landscaping and "Welcome to the Village of Belview" signs grace the eastern and western entrances to Belview, and the northern entrance on Prices Fork Road. The speed limit has been lowered to 35 miles per hour through the core of the Village of Belview. Vegetative islands have been added as part of a safe crosswalk system, which calmed the traffic on Rt. 114 and have enhanced and improved the safety of the village-wide trail and walkway system. An additional east-west road has been constructed to help disperse traffic within Belview and has lowered the traffic count on Rt. 114. A countywide trail system, linking Belview with Blacksburg, Christiansburg, and Radford, provides residents with safe alternative transportation routes, as does the expanded public transit system, which provides Belview residents with access to bus service to the two towns and the City of Radford.

Residents in Belview continue to benefit from public utilities, including public water and sewer. The Public Service Authority (PSA) has joined the regional water authority and continues to provide excellent service while expanded its service area to accommodate the expansion areas in Belview. A combined fire department and rescue squad has been built to respond to the emergency needs of Belview residents.

While Belview has grown, it has retained much of its rural surroundings.

Residents choose to move to Belview and to remain in Belview because the rural vistas are still visible from much of the Village. New developments have been based on the traditional neighborhood design approaches and have used clustering to help maintain the rural feel and the lovely views.

(Photo by Chris Valluzzo)

Montgomery County, 2025: Belview Village Plan

Adopted: 11 June 2007

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Belview Village Plan: Policies The following policies were developed in meetings with village citizens.

These policies are to guide the actions of the County, State Agencies, and private landowners to achieve the preservation and development of Belview in accord with the Vision of this Plan.

be understated, with a traditional, rural village character, with street design, landscaping and architecture that will naturally slow traffic as it approaches the village.

BVW 1.1.6 Proffers Are Expected to Mitigate Impacts.

Any rezoning to a higher intensity of land use, particularly residential land uses, will be expected to provide proffers of land, infrastructure and/or funding to off set the impacts of the development, particularly on capital facilities such as roads, parks, schools and public safety.

BVW 1.0 Land Use Policies BVW 1.1 General Policies BVW 1.1.1 Overall Gross Density for the Village Planning Area. The overall density of the village planning area should never exceed two (2) dwellings per gross acre at full build-out (expected to occur beyond the horizon of this plan).

BVW 1.1.2 Compatibility is Fundamental. The density, type and character of new development must be compatible with the existing village, the vision of the village’s future, and be generally consistent with the Belview Village Plan Map. New development must be compatible with the traditional forms and architectural character of the village.

BVW 1.1.7 Incorporate Universal Design Features. A portion of dwelling units within any given residential project should feature "universal design" in order to provide for all age groups and to allow people to "age in place" within the village.

BVW 1.2 Future Land Use Map. Achieve the Vision for future development as defined in the Future Land Use Map BVW 1.3 Rural Character. Maintain the rural character of the Village of Belview.

BVW 1.1.3 Guidelines Are Firm But Flexible. The policies of this plan are firm guidelines for the County and for developers. While there is flexibility in how to achieve these policies, all new development should follow them in spirit and in action.

BVW 1.1.4 A Variety of Housing Types Should be Built.

The County will encourage a variety of housing types, costs and net densities, in order to provide high quality housing for a range of ages and income levels. Most housing will be single-family detached units (stickbuilt, modular, or manufactured),, but may include accessory units, small single-family detached or attached dwellings, apartments on the second floor levels of employment or civic buildings, and housing for elderly citizens.

BVW 1.1.5 Village Gateways. Establish clear gateways at the major road entrances to the Village. Landscaping, signage, grading and pavement design should be used to create a sense of transition into the village on Peppers Ferry Road from the east and west. These gateways should Montgomery County, 2025: Belview Village Plan

Adopted: 11 June 2007

BVW 1.3.1 Traditional Neighborhood Design. Use innovative neighborhood best practices, including traditional neighborhood design, planned unit development approaches, or clustering techniques to strengthen the sense of community within Belview while maintaining the rural character of the area surrounding Belview.

BVW 1.3.2 Commercial Development. New commercial development should be at a scale that is appropriate for the rural community character of Belview. Village-scale commercial development provide opportunities for locally owned businesses. Commercial developments should not be in the form of “strip malls" Mixed use development should focus on a combination of live-work, commercial/residential units, professional offices, and single commercial units.

BVW 1.3.3 Impact on Significant Environmental Features. To the maximum extent possible, new development should minimize the impact on ridgelines, 247

tree canopies, scenic views, steep slopes, and stormwater runoff.

BVW 1.6.2 Uses. Land uses in Low Density Residential Neighborhoods should be limited to single-family dwelling, secondary accessory dwellings, and home occupations.

BVW 1.4 Community Identity. Strengthen the community identity of Belview.

BVW 1.5.3 Infill Development. Infill development should complement and be consistent with existing neighborhood development styles and patterns.

BVW 1.4.1 Gateways. Establish clear gateways at the major road entrances to Belview. Landscaping, signage, grading, and pavement design should be used to create a sense of transition into the village on Peppers Ferry Road/114 from the east and west, and Prices Fork Road to the north.

BVW 1.4.2 Landscaping. Use landscaping as a tool to create a "sense of place" along the main roads in Belview, including on pedestrian islands and median strips on Peppers Ferry Road/114.

BVW 1.6.4 New Development. New development should complement and be consistent with existing neighborhood development styles and patterns; should have a street pattern and pedestrian facilities which interconnect with the existing transportation system within the village; and should follow traditional neighborhood design (TND) guidelines established by the County.

BVW 1.7 Medium Density Resident Neighborhoods: Land Use and Urban Design

BVW 1.5 Revitalization and Property Maintenance. Encourage upkeep and/or revitalization of existing properties where desirable and redevelopment of properties which have fallen into disrepair and revitalization is either not possible or financially prohibitive.

BVW 1.5.1 Property Maintenance Codes. Create and enforce age, property maintenance, and community facility codes for mobile home parks.

BVW 1.5.2 Revitalization/Redevelopment. Identify dilapidated buildings and work with property owners to either rehabilitate or redevelop these properties.

BVW 1.7.1 Density. Density in Medium Density Residential Neighborhoods should not exceed four (4) dwelling units per gross acre.

BVW 1.7.2 Uses. Land uses in Medium Density Residential Neighborhoods should be limited to singlefamily dwelling, secondary accessory dwellings, limited multifamily dwelling units (duplexes, triplexes, and quadplexes) which fit with the character of the neighborhood, home occupations, and appropriate home businesses.

BVW 1.5.3 Public Information: Property Maintenance.

Provide public information on property maintenance and rehabilitation grants and programs from state and federal agencies.

BVW 1.7.3 Infill Development. Infill development should complement and be consistent with existing neighborhood development styles and patterns.

BVW 1.5.4 Public Information: Landscaping. Work with County Extension to provide landscaping information to Belview Residents.

BVW 1.7.4 Redevelopment. Redevelopment should complement and be consistent with village-scale development styles and patterns and should fit within the existing transportation framework for the village.

BVW 1.6 Low Density Residential Neighborhoods: Land Use and Urban Design BVW 1.6.1 Density. Density in Low Density Residential Neighborhoods should not exceed two (2) dwelling units per gross acre.

Montgomery County, 2025: Belview Village Plan

Adopted: 11 June 2007

BVW 1.7.5 New Development. New development should complement and be consistent with existing neighborhood development styles and patterns; should have a street pattern and pedestrian facilities which interconnect with the existing transportation system within the village; and should follow traditional neighborhood design (TND) 248

guidelines established by the County.

individual or stand-alone buildings with small building footprints that are architecturally compatible with the existing commercial and institutional uses.

BVW 1.8 High Density BVW 1.8.1 Density. Density in High Density Residential Neighborhoods should not exceed eight (8) dwelling units per gross acre.

BVW 1.8.2 Uses. Land uses in High Density Residential Neighborhoods should be limited to multifamily and manufactured housing developments, which fit with the character of the neighborhood, home occupations, and appropriate home businesses.

BVW 1.8.3 Infill Development. Infill development should complement and be consistent with existing neighborhood development styles and patterns.

BVW 1.8.4 Redevelopment. Redevelopment should complement and be consistent with village-scale development styles and patterns.

BVW 1.8.5 New Development. New development should complement and be consistent with existing neighborhood development styles and patterns; should have a street pattern and pedestrian facilities which interconnect with the existing transportation system within the village; and should follow traditional neighborhood design (TND) guidelines established by the County.

BVW 1.9 Mixed Use Neighborhoods

BVW 1.9.4 Minimize the Impacts of Road Improvements. Evaluate and minimize the impact on historic structures from any publicly or privately funded road or streetscape improvements within the planning area.

BVW 1.9.5 Design Details. The County and the Belview community will strive to maintain the rural, informal character of the historic mixed use village neighborhoods by: (a) Locating new or expanded parking areas behind or to the side of the buildings; screening parking from adjacent uses with landscape buffers and using alley access where feasible. (b) Providing a strong pedestrian orientation along the street frontage, with parking located mainly at the rear of the buildings (c) Prohibiting auto-oriented functions like drivethrough windows

BVW 1.9.1 Encourage Infill Development. Most of future growth in the mixed use neighborhood area should be infill and redevelopment of existing sites. Ensure that new infill development is compatible with the existing rural, historic character of the architectural fabric and siting of structures, especially along Peppers Ferry Road.

Such development should be a small-scale mix of shop fronts and civic buildings interspersed with residential properties.

BVW 1.9.2 Encourage Mixed-Uses. Land uses along Mixed Use Neighborhood should be a mix of residential, commercial, office and institutional uses. Limit new commercial and employment uses to village -scale, Montgomery County, 2025: Belview Village Plan

BVW 1.9.3 Encourage Live/Work Units. Encourage “live/work� units, which feature a shop or small-scale office use on the ground floor and a residential dwelling above or behind the shop, not more than two stories above the street.

Adopted: 11 June 2007

(d) Encouraging new buildings to generally match the setbacks of adjacent buildings while also maintaining a variety of setbacks and orientations. (e) Orient building fronts toward main streets, and service backs of buildings through alleyways, wherever feasible (f) Encouraging porches, street trees, street furniture, sitting areas and other pedestrian-friendly design elements. (g) Encouraging adaptive reuse of historic structures.

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BVW 2.0 Government and Planning BVW 2.1 Communications and Collaboration. Promote communications and collaboration between County agencies and the village residents they serve.

BVW 2.1.1 Improve Local Relations and Service Opportunities. Improve local relations and expand service opportunities with the Montgomery County Sheriff'’s Office, the Public Service Authority, and other County departments and agencies. Where possible, this should include satellite offices or regular staff office hours at the Meadowbrook Center.

BVW 2.3 Work Closely with VDOT to Achieve the People’s Vision. The County will work closely VDOT to ensure that the urban design, mobility, and public safety policies of this plan are implemented. Cooperation between the County, VDOT, and private developers will be critical to the success of this plan.

BVW 2.4 Encourage a Unified Community. The County will encourage the people of Belview to act as a single, unified community when working with the County, Town and State in implementing this Plan. The citizens committee appointed for this Plan is one step toward that unified approach. The County encourages the citizens to take a leadership role in implementing this Plan once it is adopted.

BVW 2.1.2 County Outreach and Education. Expand County outreach and development programs so that community organizations are included in identifying and responding to community problems and needs. As part of this process the County should provide technical and staff support, funding, and opportunities for collaboration on program development and operations.

BVW 2.1.3 Web Presence and Community Information.

Create a Belview village web page and/or link on the Montgomery County government site, with data specific to the village and surrounding community, (e.g., statistics on population, schools, income and poverty), postings on programs and events; information about possible grants or other funding opportunities, etc.

BVW 2.4.1 Citizen Advisors. Continue to work with civic and community groups and citizens in Belview on finalizing and implementing the Belview Village Plan.

BVW 2.4.2 2030 Vision. Village residents, businesses and public officials will keep our eye on the Vision for 2030 to make the long term Vision an "embedded" element in the collective minds of the community.

BVW 3.0 Community Facilities, Resources, and Services BVW 3.1 Adequate Community Resources. Ensure that Belview residents receive the quality services they deserve, including but not limited to education, public safety, parks and recreation, social services, and water and sewer.

BVW 2.1.4 Public Information and the Schools. Take advantage of the communities organized around Belview Elementary School and the local churches as a means for communicating information on new development and other activities in the Village.

BVW 2.1.5 Public Information Mailings. Identify opportunities to use utility or tax bills, etc., to disseminate flyers, newsletters, or postcards with community information.

BVW 2.2 Collaboration is Key. The County will collaborate with other government entities to ensure that the policies of this plan are implemented and the Vision is achieved.

Montgomery County, 2025: Belview Village Plan

Adopted: 11 June 2007

BVW 3.1.1 Community/Government Relations.

Improve local relations and expand service opportunities with the Montgomery County Sheriff's Office, the Public Service Authority, and other County departments and agencies.

BVW 3.1.2 Emergency Services: Funding & Training.

Promote emergency services in Belview by ensuring appropriate funding and training for the volunteer rescue squad , the volunteer fire department, and the Montgomery County Sheriff's Department.

BVW 3.1.3 Neighborhood Watch. Work with the Montgomery County Sheriffs Office to develop a

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neighborhood watch program.

BVW 4.0 Economic Resources: Provide opportunities for small-scale, home-based, and locally owned business development in Belview.

BVW 4.1 Mixed Use Development. Where possible, new commercial development should include opportunities for residential uses.

BVW 4.2. Improved Technology. Determine the extent of high speed internet or wireless internet service in Belview, and investigate opportunities to bring additional services to the Village.

BVW 4.3 Home-based occupations and telecommuting. Modify the zoning ordinance, as needed, to allow for the development of home occupations, home-based businesses, and telecommuting opportunities in Belview.

BVW 5.0 Educational Facilities. Maintain Belview Elementary School so that it continues to meet the ongoing needs of the community and remains as an important educational and community institution.

BVW 5.1 Parking. Expand parking at Belview Elementary School to accommodate community needs.

BVW 5.2 School Expansion. Expand Belview Elementary School, as needed, to accommodate growth in the community.

BVW 5.3 Before and Afterschool Programs. Provide before and after school programs, including sports teams, to give the children of Belview a safe place to spend their entire day.

BVW 5.4 “Home-base” Program. Belview Elementary School should continue to serve as a “home base” for children from transient households by providing them with a safe place to learn and play.

BVW 5.5 Shared Use Agreement. Develop a shared use agreement with Belview Elementary, so that the school may serve as a place to hold a yearly community event, such as a carnival, as well as a location for smaller community meetings and events throughout the year.

BVW 6.1 Agricultural and Scenic Resources. Protect and enhance the rural agricultural and scenic resources that give Belview its special character.

BVW 6.2 Impact of Development. To the maximum extent possible, new development should minimize the impact on ridgelines, tree canopies, scenic views, steep slopes, and stormwater runoff.

BVW 6.3 Encourage Pervious Paving Materials. The County will encourage the use of pervious paving materials for parking lots and driveways where feasible to maintain groundwater and surface water quality, and to reduce sheet flows from paved areas.

BVW 6.4 Discourage Development on Steep Slopes. The County will discourage development on slopes over 15% and encourage these areas to be maintained as open space to minimize erosion, downstream flooding and pollution.

BVW 6.5 Manage Development on Moderate Slopes. The County should ensure that new development on slopes between 10% and 15% incorporates retaining walls, erosion resistant plantings and careful site planning in order to minimize land disturbance and erosion potential in these areas.

BVW 6.6 Promote Regional Stormwater Management. The County will work with the County Engineer to develop a villagewide stormwater management plan and create guidelines and regulations for coordinating stormwater management facilities on a regional and sub-regional basis rather than site by site.

BVW 6.7 Solve Existing Drainage Problems. The County will work with landowners and VDOT to address existing drainage problems in existing neighborhoods.

BVW 7.0 Housing BVW 7.1 Housing Opportunities. Provide rental and owneroccupied housing opportunities that are affordable to a wide range of individuals and families, including seniors.

BVW 6.0 Environment Resources. Maintain the agricultural, open space and scenic resources that are an essential component of the character of Belview.

Montgomery County, 2025: Belview Village Plan

Adopted: 11 June 2007

BVW 7.1.1 Affordable Housing. Adopt regulations or institute incentives for the creation of affordable home ownership opportunities, including: • residential clustering, zipper lots, zero lot line 251

Montgomery County Parks and Recreation Department, Belview Elementary School, and the Montgomery County Public Schools.

development, reduced minimum lot sizes, etc. • construction of townhouses, condominiums, and accessory residential units • density bonuses for affordable housing development

BVW 8.2.2 Upgrade and Expand Facilities. Update existing and add additional playing fields, playgrounds, and other recreational facilities at Belview Elementary School.

BVW 7.1.2 Homeownership. Investigate opportunities to transition renters and mobile home owners to property/home ownership.

BVW 7.1.3 Manufactured Housing Parks. Adopt development regulations and design guidelines that enhance the quality and character of mobile home parks, e.g., related to landscaping and streetscaping, tot lots and recreation areas, greenways and paths that connect to schools and community facilities).

BVW 8.2.3 Organized Sports. Create organized sports teams for all ages for the residents of Belview.

BVW 8.3 Village Parks and Recreational Opportunities.

Develop a system of neighborhood pocket parks to provide recreational opportunities throughout the Village of Belview.

BVW 8.3.1 Neighborhood Playgrounds. Incorporate safe playgrounds into all neighborhoods that are easily accessible for residents.

BVW 9.0 Parks and Recreation BVW 8.1 Greenway Park and Trail System. Create and maintain a village-wide bikeway, walkway, and trail network that provides pedestrian access throughout Belview and connects to the countywide trail network. .

BVW 8.1.1 VITL Plan. Implement the Village Transportation Links (VITL) plan, which provides trails for biking and walking that serve to connect points within the Village of Belview, provide a safe means for pedestrian and bicycle travel, and would connect to surrounding localities via the Huckleberry Trail.

BVW 8.1.2 Safe Routes. Work with Belview Elementary School and the Montgomery County School Board to create "Safe Routes to School" facilities, including demand signals and center island pedestrian safety strips at the Peppers Ferry Prices Fork intersection.

BVW 8.3.2 Recreational Facilities in New Developments.

Work with developers to create age appropriate active recreation areas.

BVW 8.3.3 Recreational Area Requirements for Manufactured Housing Developments. Create and maintain recreational area requirements for all mobile home parks.

BVW 10.0 Transportation Resources BVW10. 1. Peppers Ferry Road/ Rt. 114. The use of traffic calming devices is a priority for the major roadways through the village, especially on Peppers Ferry Road/114.

BVW 8.2 Community-Based Parks at Belview Elementary.

Encourage cooperation between Montgomery County, the Montgomery County Parks and Recreation Department, Belview Elementary School, the Montgomery County Public Schools, and residents of Belview to develop and maintain community-based recreational facilities at Belview Elementary School.

BVW 8.2.1 Shared Use Agreement. Maintain a shareduse/shared-maintenance agreement between the Montgomery County, 2025: Belview Village Plan

Adopted: 11 June 2007

BVW 10.1.1 Streetscape Plan. Design a detailed streetscape plan for the Peppers Ferry Road/114 corridor and seek funding for streetscape enhancements and traffic calming measures, such as parking islands, streetlights, and landscaping.

BVW 10.1.2 Traffic Calming. Coordinate with the County and the Virginia Department of Transportation to implement "traffic calming" elements within and around the village, especially along Peppers Ferry Road/114.

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BVW 10.1.3 Speed Limit. Work with Virginia Department of Transportation to lower the speed limit on Peppers Ferry Road/114 to 35 miles per hour within the village.

BVW 10.1.4 Future Improvements Traffic Study.

Request a traffic study for Peppers Ferry Road/114 to determine whether a 4 lane road will benefit the Village of Belview. Request a regional study of traffic patterns from the MPO. BVW 10.1.5 Bus Transit. Evaluate the feasibility of bus transit from the Village (and possibly a location for a commuter parking lot) as a way to reduce traffic volumes and increase safety on Peppers Ferry Road.

BVW 10.1.6 Grid System for Roads. Create a grid system of local road to disperse traffic in and around the Village, and encourage the development of interconnecting street networks between new development.

BVW 10.2 Pedestrian and Bicycle Mobility and Safety. Work with Virginia Department of Transportation to ensure that pedestrian and bicycle mobility and safety have equal priority with motor vehicle mobility and safety on all public roadways.

BVW 10.6 Construct Roads in Conjunction with Rezoning Approvals. Require development applicants to dedicate rightof-way and build their portion of new roads, in conjunction with receiving zoning approvals for higher densities.

BVW 11.0 Utilities. The County should continue to provide quality public facilities and services to the residents of Belview.

BVW 11.1 Extent Public Water and Sewer Service. The County will provide and manage public water and sewer service for Belview. The County will require that new development connect to these systems and will prohibit new private wells and septic systems.

BVW 11.2 Limit of Public Water and Sewer Expansion. The County will limit water and sewer service to the designated Service Area set forth in this Plan. Providing public utility service only to the designated area will ensure that new development is compatible with the villages historic character, is affordable for the County to serve, and enhances rather than degrades the quality of life for local residents.

BVW 11.2.1 System Expansion for Morning Glory and Southern Belview. Study the feasibility of providing public water to the Belview residents along Morning Glory Drive and other areas along the southern edge of the Village of Belview.

BVW 10.2.1 Sidewalks and Walkway Facilities. Add sidewalks and other walkway facilities throughout the community to provide for safer pedestrian travel.

BVW 10.2.2 Crosswalk Signal. Add a pedestrian crosswalk signal in the village core.

BVW 10.3 Recognize that Roadways Are Public Spaces. This plan recognizes that public roadways are not just conduits for transporting people and vehicles. Rather, they are public spaces with important social and cultural functions, including viewing the community and meeting neighbors.

BVW 10.4 Make All Travel Modes Safe. Work with VDOT to ensure that pedestrian and bicycle mobility and safety have equal priority with motor vehicle mobility and safety on all public roadways.

BVW 11.3 Underground & Buried Utilities. Require developers to place utilities underground in all new developments.

BVW 11.4 Public Information. Continue to provide the residents of the Village of Belview with information concerning water quality and availability as well as providing other public outreach mechanisms to address citizen concerns.

BVW 11.5 Techno-Infrastructure. Study the feasibility of providing high speed and wireless internet to the Village of Belview to allow residents to telecommute.

BVW 10.5 Manage Access. Limit new access points on the major through-roads designated in this Plan.

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Elliston & Lafayette Village Plan Montgomery County, 2025

Adopted: 25 June 2007

The Villages of Elliston & Lafayette Introduction

Public Input and Visioning

The village planning process provides citizens in each of the seven villages (six plans) with a say in how their respective villages develop over the next twenty years. This additional input is important because of the County’s focused growth approach, which will focus 80% of the County’s growth between now and 2025 into the villages, village expansion areas, residential transition areas, and the urban expansion areas.

Under the guidelines established in Montgomery County, 2025, villages are defined as “ larger rural communities where limited mixed-use development activity has historically occurred and public utilities are available;...are separate and distinct from each other and from nearby towns;... and have served as and will continue to serve as focal points for surrounding rural areas. The village expansion area, on the other hand, is defined as the areas “adjacent to existing villages where appropriate new development can be accommodated while retaining the viability and character of the historic village core. It is assumed that the villages and village expansion areas are either currently served by public water and sewer and other public facilities (schools, parks, or fire and

During the late winter and early spring of 2004, graduate and undergraduate students from the Virginia Tech Department of Urban Affairs and Planning Department, under the guidance of Dr. Diane Zahm, held a series of three public meetings to garner citizens’ input into the development of a village plan for the villages of Elliston and Lafayette, and the Elliston-Lafayette expansion area. These meetings were used to better understand the

rescue stations) or where public water and sewer is likely to be provided in the future.

The Elliston and Lafayette plan is unusual in that in serves not one, but two distinct places: the Village of Elliston and the Village of Lafayette. Because of their close proximity, separated by the South Fork of the Roanoke River, the two villages share an expansion area and are served, in common, by a public elementary school (Elliston-Lafayette Elementary), a fire station, and public water and sewer system. Montgomery County recognizes, through the village plan, the uniqueness of both Elliston and Lafayette.

Planning Process

Photo by Chris Valluzzo

The Elliston and Lafayette Village Plan was developed through the combined efforts of citizens in Elliston, Lafayette, and the EllistonLafayette expansion area; members of the “Village of Elliston” community group; Virginia Tech students and faculty, and staff from the Montgomery County Planning Department.

The plan was developed in a three step process: 1) a public input and visioning process; 2) a mapping process; and 3) the revision and adoption process.

Montgomery County 2025:Elliston and Lafayette Village Plan

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Elliston and Lafayette area, to identify local needs and concerns, and to develop a vision for the future. In addition to the public input sessions, held at Eastern Montgomery High School, the students also conducted community and business surveys and in-depth interviews with longtime residents. Their final report was submitted to the County in June of 2004 and a condensed version of the report was distributed to members of the Village of Elliston community organization in January of 2005. The plan was developed from the input from these meetings, as well as the input from the Community Facilitators Initiative and Community Survey and from the Student Community Survey, both conducted in 2003.

During the public input process, citizens identified six specific areas of concern: • the need for increased jobs and light industrial, commercial, and tourism development; • the need for additional or new public facilities (parks, schools, public safety facilities); • the need to enhance the historic character of the two villages through historic preservation efforts and through the reuse and revitalization of existing buildings; • the need for an improved transportation system, including an interconnected road network, and the provision of alternative

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future.

Mapping Process

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and mass transit opportunities and facilities; • the need for increased housing alternatives, including affordable, non-manufactured housing and assisted living facilities; and • the need to preserve the natural environment, while protecting local agricultural resources.

In addition, the Virginia Tech students developed a series of future scenarios, based on the input provided by the members of the “Village of Elliston” community organization.

Community meeting participants were asked to consider each of the future scenarios. From the input collected at the meeting, the students developed “Elliston-Lafayette: A Vision for 2054 and a series of four key citizen defined goals: 1) Maintain and enhance rural and small town character of the Elliston and Lafayette area; 2) Strengthen existing businesses and provide opportunities for new business and industrial development; 3) Establish strong transportation connections within and around Elliston and Lafayette; and 4) Develop a diverse and attractive housing stock to meet the needs of all Elliston and Lafayette residents, both now and in the

Montgomery County 2025:Elliston and Lafayette Village Plan

During the fall of 2004, staff from the Montgomery County Planning Department met with citizens and with members of the Village of Elliston community organization to develop a preliminary land use map for the villages of Elliston and Lafayette and the Elliston-Lafayette Expansion Area. Planning department staff developed a draft version of the future land use map based on public comments and suggestions.

A draft version of the Villages of Elliston and Lafayette Future Land Use Map was presented to the citizens at the “Village of Elliston” January, 2005 meeting.

Revision and Adoption Process Citizens were invited to comment on the map and the plan proposals. Additional copies of the map and of the student report were left with the organization for distribution through other community groups. Public comment on the proposed plan was accepted through April 15, 2005. Once the draft plan has been finished, the plan will be presented to the Montgomery County Planning Commission and later to the Board of Supervisor for consideration and for the required public hearings. When adopted, the

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Villages of Elliston and Lafayette Village Plan will become part of Montgomery County, 2025, the County’s comprehensive plan.

Historical Trends and Conditions Lafayette (1) Lafayette, Virginia (originally named Fayette) is the one of the first planned communities and one of three chartered communities in the area that is now Montgomery County. (2) Located along the route of the Alleghany Turnpike, which was chartered in 1805 and constructed in 1809, Lafayette was officially chartered as a town by the Virginia General Assembly in 1828. The General Assembly approved the development of a platted community covering 10 acres (two of the six blocks included in the town original development plan). The original development plan, submitted to the General Assembly, including 6 four acre blocks with 8 half acre lots per block.

The original grid system is still visible in Lafayette’s current road network. According to historic records, Lafayette had a six streets (three north-south and three east-west) and a 1. All historical information, unless otherwise noted, was taken from the Montgomery County Historic Sites Survey (1986), commissioned by the Montgomery County Board of Supervisors, funded in part by a grant from the Virginia Department of Historic Resources, and conducted by Gibson Worsham. Although the study is going on 20 years old and lacks historic information for the years since 1950, the information included in the study is deemed accurate and well documented. In additiion, the study represents the only governemt commissioned overview of County history. Although other and more detailed histories exist of specific areas and locations in Montgomery County, the Historic Sites Survey is being used as the basis of historic information for all village plans because of its emphasis on land use and historic development patterns.

2. At the time Lafayette was chartered, Montgomery County stretched westward and included Pulaski and Wythe counties. Other chartered communities existed in the greeater county area, but only three exist within the current County boundaries: Lafayette, Blacksburg, and Christiansburg.

public square located at the corner of Union and Main. At its peak in the 1830s, Lafayette supported 43 residences, as well as extensive industrial and commercial development. At one time, Lafayette boasted of a large mill, a boot and shoe factory, a tanyard, a cooper, four blacksmiths, sundry mechanics, two general stores, and a tavern. In 1835, Lafayette represented the single largest population center between Salem and Christiansburg. The twenty year period between 1828 and 1848, saw continued commercial and industrial growth, as well as community development. In 1848, the Methodist Church was constructed, facing the public square.

Despite its growth in the 1830s, Lafayette’s fortunes began to change and decline after the state chartered the Southwest Turnpike in 1846.

In 1847, the lead engineer for the project from the Virginia Department of Public Works determined that routing the Southwest Turnpike “through Lafayette would add 3/4 mile to the road and would locate two necessary bridges at less favorable river crossings.” Despite protests from the town, both the Southwest Turnpike and later the Virginia-Tennessee Railroad bypassed Lafayette to the southeast.

Although there has been some subsequent development on the border of the village core, most notably the addition of Rowe Furniture and additional residential development along

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Montgomery County 2025:Elliston and Lafayette Village Plan

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Lafayette Road, on Cannary Road on the other side of the Roanoke River, and along to US 11/460, there has been little recent development or redevelopment within the village core. This is due, in part, to the lack of public water and sewer within the majority of the village core.

Elliston Unlike Lafayette, the development of Elliston was organic (3). Development occurred along existing transportation routes or in close proximity to ransportation facilities (Big Spring Depot). The formation of Elliston near the turn of the century (c. 1900) was the result of the melding of two distinct communities: the railroad-related Big Spring Depot and the African American community along Brake Road and Calloway Street.

3. Unlike Lafayette, Elliston follows the organic development (string town) patterns present in the other villages in Montgomery County, most specifically growth adjacent to existing transportation routes. Whereas Lafayette is defined by a distinct grid pattern and an interconnected street network, Elliston and the remaining villages have elongated patterns of growth and little planned interconnectivity, with growth developing along both sides of primary transportation routes. Although some interconnectivty has occurred as additional parallel roads have been added to accommodate increased traffic, the primary growth has been continued to be organic.

4. Big Spring Road was later renamed Big Spring Drive.

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Although there had been significant agricultural development along the South Fork of the Roanoke River, Big Spring Depot, named for the mineral spring nearby, did not develop as a village until the construction of the Big Spring Mill (1850), located at the north end of Big Spring Road (4) and the construction of Big Spring Depot (1854) by the VirginiaTennessee Railroad at the south end of Big Spring Road. The subsequent development of Big Spring occurred along both sides of the road leading between the Mill and the Depot.

Although the majority of the development along Springs Road was residential, a small

Photo by Chris Valluzzo

commercial district developed on property immediately adjacent to and across Big Spring Road from the Virginia-Tennessee Depot.

Following the Civil War, an AfricanAmerican community developed along Brake Road It was one of three significant AfricanAmerican communities in the county. The development of the primarily residential community along Brake Road and Calloway Street followed a similar development pattern as along Big Spring Road. In addition to residential development, the Brake Road community was anchored by Big Spring Baptist Church, an African American church built with funding provided by Captain Charles Schaeffer (Christiansburg Institute), and the Friends’ Freedmen’s Association. Big Spring Baptist was the first church built in what is now Elliston.

The historical development of Elliston could have been significantly different if a land speculation scheme, proposed by the Pittsburgh Development Company in the late 1880’s and early 1890’s, had actually panned out. In 1890, the Pittsburgh Development Company proposed the development of Carnegie City, a “boom town” on the site of what is now Elliston. The proposal included the development of an iron and steel supply factory (which was subsequently built) and the siting of the shop for the Norfolk and Western Railroad (previously the Virginia-Tennessee Railroad) in Carnegie City rather than Big Lick (Roanoke).

The Norfolk-Western chose to locate in what is now Roanoke and the land scheme collapsed, in part, because of the depression in 1893.

Railroad officials subsequently renamed Carnegie City to Elliston, after Major William Munford Ellis, the husband of one of President John Tyler’s daughters.

Despite the lack of success of the Carnegie City proposal, Elliston experienced at least 5. According to the Cooper Weldon Center at the University of Virginia, a census designated place (CDP) is a “densely settled concentration of population that is identifiable by name, but not legally incorporated; their boundaries have no legal status; and they do not have elected officials.”

Montgomery County 2025:Elliston and Lafayette Village Plan

Photo by Chris Valluzzo

some success both as a resort community, supporting three hotels, and as the site of a major watercress farm and production facility, two general stores, and rail support facilities and services. Following the opening of the Radford Arsenal, Elliston saw increased residential development geared towards Arsenal commuters.

As with Lafayette, Elliston’s fortune have been limited by transportation decisions. The construction of I-81, bypassing Elliston to the north and west, rerouted significant traffic from the US 11/460 corridor. The resulting shifts in traffic levels decreased the development of commercial and travel related facilities within and near both villages.

Current Conditions and Trends Demographics While Montgomery County recognizes Elliston and Lafayette as separate villages, the U.S. Census Bureau does not, recognizing the combined villages as a Census Designated Place (CDP). (5) According to the 2000 U.S. Census, the Elliston-Lafayette CDP had a population of 1,241, of which 48% were male and 52% were female. The gender distribution more closely

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aligns with the Virginia and the U.S. distributions than with that of Montgomery County, suggesting that the influence from Virginia Tech is much less than in other parts of the County. The median age in Elliston-Lafayette is 34.6 years. Children and young adults (17 and younger) represent 27.2% of the population and seniors (65 and older) represent 10.8% of the population. The percentage of the total population that is 17 years and younger is higher in Elliston-Lafayette than in any other location in Montgomery County or in Montgomery County as a whole.

With the exception of Blacksburg, EllistonLafayette has the most diverse population in Montgomery County, Although predominantly white (91.9%), Elliston-Lafayette is still one of the County’s significant African American population centers (4.0%). In addition, 2.2% of the population self identified as being of two or more races and 1.5% identified themselves as being of Hispanic origin.

According to the 2000 Census, there were 489 households in the Elliston-Lafayette CDP, with an average household size of 2.53 people and an average family size of 2.97. EllistonLafayette had both the highest average household size and the highest average family size of any location in Montgomery County.

Family households accounted for 71.2% of the households in Elliston-Lafayette, while non-

family households made up 28.8%. 23.7% of the householders lived alone, 15.1% were female householders with no husband present, and 8.8% of householders were single mothers.

Of the population 25 years and older, 31.4% do not have a high school degree, 46.8% have a high school degree, and 9.3% have at least an associates degree or higher.

There were 533 housing units in the EllistonLafayette CDP, 91.7% of which were occupied.

Owner occupied housing accounted for 77.7% of the total number of housing units and had a far lower vacancy rate (2.1%) than the rentals (11.4%), which account for 22.3% of the total number of units.

Lafayette. Growth from the Roanoke Valley is likely to come from two separate sources: 1) industries relocating to a less expensive location and residential growth spawned by increased industrial or commercial growth in the western portion of Roanoke County, especially along the I-81 corridor.

Finally, residential growth is being spurred, once again, by bi-commuter households, i.e. households where there are two or more employment-related commuters who work in opposite directions. Increased economic and industrial ties between Roanoke and Montgomery Counties is likely to result in increased residential development between the two employment centers.

Population Trends Public Facilities.

In the past 20 years Elliston and Lafayette have witnessed an increase in industrial development, especially with the development of the Elliston Industrial Park and the construction of Rowe Furniture, located between the historic core of Lafayette and US 11/460.

New growth in Elliston, Lafayette, and the Elliston-Lafayette Expansion Area will stem from four separate causes: 1) the focused growth policy in Montgomery County, 2) outmigration from Roanoke County, 3) increased industrial and commercial growth, and 4) increase number of bi-commuter households.

The County’s focused growth policy encourages increased growth in the village, village expansion, and urban expansion in lieu of growth in the rural and resource stewardship areas. Under the policy, 80% of future growth would be located in these three areas. Given that the villages of Elliston and Lafayette are at or near buildout within the village cores, the majority of residential growth will most likely be located in the residential mixed use areas surrounding Lafayette.

The growth of the Roanoke Valley and the land use pressures and land costs which have accompanied that growth signal increased growth pressures in the villages of Elliston and

Montgomery County 2025:Elliston and Lafayette Village Plan

Currently, the Villages of Elliston and Lafayette and the Elliston-Lafayette Village Expansion area are served by public water and sewer provided by the Montgomery County Public Service Authority (PSA). According to the PSA, the current septage system is at 50% capacity and could serve up to an additional estimated 250 households and/or businesses.

A solid waste collection facility is provided

by Montgomery County and is located in the Elliston-Lafayette Industrial Park, adjacent to the Elliston-Lafayette Sewage Treatment Plant.

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There are currently no plans to provide curbside pickup in either community.

The villages, expansion area, and surrounding areas are served by three schools: Elliston-Lafayette Elementary, Shawsville Middle, and Eastern Montgomery High. In 2003, Elliston-Lafayette Ellementary, which was designed for a program capacity of 160, served 227 students and was using 11 mobile units in addition to the original building. The school was built in 1961 and last renovated in 1972. Middle school students are currently being served by Shawsville Middle School. As with Elliston-Lafayette Elementary, Shawsville Middle School was built in 1934 (last renovated in 1973) to serve 240 students. In Fall of 2004, Shawsville Middle School had an enrollment of 251. Eastern Montgomery High School, built in 2000, is located at the southern end of the Elliston-Lafayette expansion area and serves students from Elliston, Lafayette, Shawsville, Ironto, and Alleghany Springs. Although the program capacity of the new high school is 510, the fall membership in 2003 was only 295.

Fire and Rescue in the eastern portion of Montgomery County, including the villages of Elliston and Lafayette, is provided by the Elliston Volunteer Fire Department and the Alleghany Volunteer Rescue Squad, located in Shawsville. In 2004, Elliston Volunteer Fire Department had, on average, the oldest vehicles

of any fire or rescue squad in Montgomery County, with a median equipment age of 17 years. The current fire station is located between Big Spring Road and US 11/460, across the street from the new Elliston Post Office; however, the fire station is slated to be moved into new facilities located in the Elliston Industrial Park in the near future.

Park and recreation services are currently being provided through a shared use agreement with the public schools. Although a park in Elliston was included in the 1990 plan, the land slated for the park is, instead, being used for the new fire station. The Parks and Recreation Department is currently reviewing other options for providing recreational opportunities in the villages of Elliston and Lafayette.

Historic Resources.

The village core area of Lafayette is listed in the Virginia and National Registers for Historic Places. The core area of Elliston is not a currently recognized historic district, although there are a number of significant historical structures in the village, including the Big Spring Baptist Church and the Pompey Calloway House. The Historic Site Survey, commissioned by the Board of Supervisors and conducted by Gibson Worsham, is nearly

Photo by Chris Valluzzo

twenty years old. A number of structures that were not eligible in 1986, may well be eligible in 2005. In addition while many of the structures, by themselves, lack distinct historic properties, they may well qualify as contributing structures in a larger historic district.

Community Facilities and Organizations.

The villages of Elliston and Lafayette both have a long history of community involvement.

Early on, the involvement centered around the churches built in and near the two villages, including the New Derry Presbyterian Meeting Hall (1769), the Methodist Church in Lafayette (1848), and the Big Spring Baptist Church (c.

1880). Fraternal organizations also played a role in the development of the two communities, including the Odd Fellow Lodge, founded in 1899, in Lafayette and the Masonic Temple on Big Spring Road in Elliston Currently community organizations, such as the “Village of Elliston,� as well as the churches in the two villages serve not only the immediate population , but also the surrounding rural areas and small communities (most notably, Ironto).

Environment

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Montgomery County 2025:Elliston and Lafayette Village Plan

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and barrens and rare plant species, including Addison’s Leat her Flower. Currently, access to the preserve is limited, but Montgomery County and the citizens in Elliston and Lafayette are working with the Virginia Department of Conservation and Recreation to develop a permanent trailhead along the Roanoke River.

Village and Village Expansion Area Land Uses.

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Fork of the Roanoke flows along the west side of the village core of Elliston and separates Elliston from the Pedlar Hills. In addition, Brake Branch parallels Brake Road and flows into the South Fork just west of the commercial area on Big Spring Road. Lafayette is located at the confluence of the South and North Forks of the Roanoke River. Both villages suffer from regular flooding, especially in wet years when the ground is saturated. Flooding often occurs during flash or heavy storm events which create increased stormwater runoff. Of the two villages Lafayette is far more likely to suffer significant flood damage. Given its proximity to the Roanoke River. Significant flood has also occurred along the South Fork, most notably along Old Roanoke Road and Blount Drive, and along Brake Branch.

While the prevalence of flooding presents a significant problem for the two villages, it also presents some significant opportunities to develop a floodplain greenway system that would help to mitigate future flooding and subsequent damage.

Although not located within the village boundaries, the Pedlar Hills Natural Area Preserve is one of the defining environmental features for the villages of Elliston and Lafayette. Rising sharply above the Elliston historic core and the Roanoke River, the 522 acre preserve features dolomite outcropings

As illustrated in the discussion of the development history of the two villages, mixed use development has been the rule rather than the exception. Part of this is due to the nature of small, contained, and constrained spaces.

Unlike their larger counterparts, which have the luxury of land and expansive public works and may more clearly separate uses, villages and village expansion areas are constrained by limited public facilities, especially the possible extent and capacity of public water and sewer.

Given the limitations, all of the land use designations are based on the assumption of mixed use development. The designations are intended to indicate long range use patterns rather than reflect current use patterns.

Mixed use development means that while certain uses may be deemed most appropriate for a specific area of the village, the primary use designation does not preclude other types of development in, near, or in lieu of the primary

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Montgomery County 2025:Elliston and Lafayette Village Plan

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designation. For example, an area of the villages may be designated as mixed use industrial. While the area, due to transporation features, might be ideally suited for industrial development, commercial or residential development may also occur on all or part of the property. In a sense, this approach means that the villages and village expansion areas are treated, in essence, as large planned unit developments. Indeed, the mixed use approach to village development encourages the creation and strengthening of the sense of community with the village by making goods, services, and jobs more readily available and accessible to residents. The approach also assumes that future development, rather than destroying or overpowering the historic core, will be designed to strengthen the historic development patterns, add to the quality of life of residents, and provide appropriate levels and scale of development.

There are four primary land use designations, one in the village core and three in the village expansion areas: 1) Village-Mixed Use; 2) Industrial-Mixed Use; 3) Commercial-Mixed Use; and 4) Residential-Mixed Use. Each designation has a primary focus, but can accommodate other forms of development. For example, an area designated as residential might have small businesses which enhance the quality of life and provide a much needed service in a particular neighborhood or district.

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Elliston: Critical Features Map

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Lafayette: Critical Features Map

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Ironto Interchange: Critical Features Map

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Elliston: Future Land Use Map

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Lafayette: Future Land Use Map

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Ironto Interchange: Future Land Use Map

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The Villages of Elliston and Lafayette: Vision of Future In the Year 2030, the Villages of Elliston and Lafayette: Continue to have a strong sense of community. Elliston and Lafayette are pedestrian oriented communities which provide a strong sense of community, through a combination of public spaces (the post office, walkways, the public schools, community center, and parks) and private places (cafes, small shops, and front porches).

cores, learning about the development of transportation networks in the New River Valley, the history of the African-American community in Elliston, the agricultural and resort traditions of the area, and the history of land speculation in the late 19th Century. The two villages collaborate with other communities along the route of the Southwest Turnpike, the County, and the State to promote historical tourism and market locally owed and operated enterprises.

Elliston and Lafayette continue to attract a wide variety of residents.

Many of the residents work for local industries or small businesses, while others commute along good roads to nearby jobs in the New River and Roanoke Valleys.

Continue to build a sustainable future by sustaining the natural heritage. The natural setting in Elliston and Lafayette continues to offer both opportunities and challenges.

The two public schools, Elliston-Lafayette Elementary School and Eastern Montgomery High School,serve as community focal points for both communities, while strengthening ties with the surrounding area and offering an outstanding educational experience for both children and adults. School facilities are busy afterhours providing lifelong learning opportunities to local residents.

A river greenway, part of a larger regional greenway network, stretches the length of Elliston and Lafayette and provides residents and visitors alike with recreational access to the Roanoke River and the South Fork of the Roanoke River. Spur trails offer access to the historic cores of Elliston and Lafayette. Trail heads for the State’s Pedlar Hills Natural Heritage Preserve are located in a Elliston’s Pedlar Park, a new riverside park that is one part of the river greenway system.

Continue to build a sustainable future by sustaining the past. Both Elliston and Lafayette, as well as the surrounding area, are rich in history. These historical resources are viewed as community assets, with both Elliston and Lafayette receiving recognition as state and national historic districts. Historic structures, in both villages, are rehabilitated and provide the location for a variety of uses, including single-family residences, small shops, cafes, and other commercial enterprises. Mixed use of historic structures facilitates ongoing preservation by making rehabilitation economically feasible. Local historical markers provide outside visitors with a sense of the history of the two villages and invite visitors to explore the two historical

While the presence of the Roanoke River and tributaries offer an abundance of recreational opportunities, they also continue to present environmental challenges. Brake Branch and the South Fork of the Roanoke River continue to flood and flooding has increased as development has occurred upstream. Fortunately, flood prevention and mitigation measures have been put in place in order to lessen storm water runoff and minimize flood damage in the two villages. The river greenway provides natural flood channels which helps to keep the floodwaters away from the two village cores. Structures within the 100 year floodway have been removed, thereby lessening the threat to life and property.

Montgomery County 2025:Elliston and Lafayette Village Plan

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The Villages of Elliston and Lafayette: Plan ELV 1.0: Planning and Land Use. Montgomery County is committed to encouraging appropriate development of the village and village expansion areas while maintaining the existing character and historical resources of Elliston and Lafayette.

ELV 1.1: Compliance with the Comprehensive Plan. New development and redevelopment with the villages and village expansion areas must be compatible with the land use policies (PLU 1.6 and PLU 1.7) and community design guidelines (PLU 3.0) established in Montgomery County’s adopted comprehensive plan. (See Village Plan: Appendix).

ELV 1.2: Village and Village Expansion Land Use Designations.

Establish preferred development patterns for the Villages of Elliston and Lafayette and the Elliston-Lafayette Expansion Area in order to 1) focus growth where it can be supported by infrastructure improvements; 2) maintain existing community character by promoting the use, redevelopment, and revitalization of existing historic districts and areas of development, and promoting the use of traditional neighborhood design (TND) approaches which stress pedestrian orientation, mixed use, and variable place-specific site, bulk, and density requirements (1).

ELV 1.2.1: Village Core. The Village Core refers to the areas of each village which predate non-interconnected suburbanized expansion, including the central historic districts, residential buildout areas, and older developments which share an interconnected street pattern and are interrelated with and have contributed to the establishment of the current community. Development and redevelopment within the Village Core should be done in such a manner as to uphold the character of the villages while developing and maintaining the continuity of the communities. Village Core areas are, by, definition mixed use and should allow a broad range of appropriate uses within the same neighborhoods and, in some cases, the same structures.

1. Variable place-specific zoning regulations allow for variaion in zoning and lot requirements which may not be appropriate in developments outside of the villages and historic cores. The most common variaions involve matching existing neighborhood setbacks in order to maintain the visual line or integrity of existing neighborhoods, increased density, mixed use in single structures (residences above businesses or studios), narrower lots, and the addition of secondary dwellings.

Montgomery County 2025:Elliston and Lafayette Village Plan

ELV 1.2.2: Residential- Mixed Use Areas. Located in the Village Expansion Area, the residential-mixed use areas are areas which are deemed most appropriate for residential or residential planned unit development, however other uses may be permitted if deemed appropriate or in-character with the existing village development patterns and land uses.

ELV 1.2.3: Business- Mixed Use Areas. Located in the Village Expansion Area, the business-mixed use areas are areas which are deemed most appropriate for business/commercial or commercial planned unit development, however other uses may be permitted if deemed appropriate or in-character with the existing village development patterns and land uses.

ELV 1.2.4: Industrial- Mixed Use Areas. Located in the Village Expansion Area, the industrial-mixed use areas are areas which are deemed most appropriate for industrial or industrial planned unit development, however other uses may be permitted if deemed appropriate or in-character with the existing village development patterns and land uses.

ELV 1.2.5: Recreation, Open Space, and Community Facilities. Areas within the Village and Village Expansion Areas where either public facilities with an open space component (parks, schools, trails, public open space or greenways) are currently located or planned or where development is inappropriate given environmental constraints (steep slopes, flood plains, AFDs, or lands under conservation easements).

ELV 1.3: Zoning. Evaluate and revise the Montgomery County Zoning Ordinance to provide appropriate zoning classifications for the village and village expansion areas, including exploring the creation of village and village expansion area specific zoning designations.

Currently, much of the land in the six villages is zoned A1, which does not allow for many of the mixed land uses included in the adopted comprehensive plan. Re-evaluation

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of existing zoning may be necessary in order to accommodate future development and redevelopment in the Villages and Village Expansion Areas.

ELV 2.0: Planning and Government. Work with residents to develop livable villages by providing increased access to public information concerning development and revitalization in the Villages of Elliston and Lafayette and the Elliston-Lafayette expansion area.

Action Steps: • Work with the Office of Public Information to develop an Elliston Lafayette Village Information webpage which would provide residents with direct information concerning government and planning-related issues and actions (rezonings, special use permits, community meetings, public hearings, capital projects, special projects, etc.) specific to the two villages and the EllistonLafayette Expansion Area.

• Establish a Elliston and Lafayette Citizen’s Advisory Committee, appointed by the Board of Supervisors, to function as a liaison organization between the villages and the county government.

• Develop baseline GIS (Geographic Information Systems) data for the Villages of Elliston and Lafayette and the EllistonLafayette Expansion Area.

ELV 3.0: Historic Resources. The County is committed to work with residents to revitalize and utilize existing and future historic resources in the Elliston and Lafayette village cores in order to preserve the past while developing historic and eco-tourism, small entrepreneurial enterprises, and residential opportunities in the future.

Action Steps: • Apply to the Virginia Department of Historic Resources for a grant to resurvey the historic sites in the Elliston and Lafayette village cores with an eye towards the possibility expanding the existing historic district in Lafayette and establishing one or more historic districts in Elliston, most notably along Big Springs Road, Brake Roads, and Callaway Street.

• Establish a local historic markers program, under the auspices of the Virginia Department of Historic Resources, in the villages of Elliston and Lafayette, including appropriate street markers within historic districts, informational signage at specific sites, Montgomery County 2025:Elliston and Lafayette Village Plan

and directional signage along I-81 and U.S. Rt. 11/460.

• Explore the possibility of establishing an interjurisdictional historic corridor along Rt. 11, including the Villages of Elliston and Lafayette, that would tap into the regional and “pass through” tourism traffic on I-81 and would provide additional commercial and entrepreneurial opportunities through the promotion of local historic and natural resources.

ELV 4.0 Economic Development. Actively promote economic, including industrial, commercial, and small entrepreneurial enterprises, and workforce development, which takes a sustainable approach to the environmental, social, cultural, historic, and economic integrity of the two villages and contributes to the quality of life.

Action Steps: • Work with the Montgomery County Department of Economic Development to identify specific sites and opportunities for future industrial and commercial growth which would provide better and expanded job opportunities to the residents in the Elliston and Lafayette area.

• Work with the Montgomery County Public Schools and Eastern Montgomery High School to develop a comprehensive, community-based worker training program, focusing on upgrading skill sets, to serve the existing and future needs of local residents.

• Examine existing and develop new county policies and approaches in order to encourage the development of new entrepreneurial enterprises and the possible expansion of existing businesses in the Elliston and Lafayette area.

• Work with the Department of Conservation and Recreation to develop a direct access trailhead to Pedlar Hills Natural Area, which would provide an additional tourism-based attraction in Elliston and would encourage the development of eco-tourism related enterprises.

• Work with the Virginia State Tourism Board to advertise ecoand historic sites in the Elliston and Lafayette area, including the Pedlar Hills Natural Area, the Lafayette Historic District, tourism-related businesses, and other opportunities as they develop.

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ELV 5.0: Education. Provide high quality, lifelong educational opportunities and facilities in Elliston, Lafayette, and the EllistonLafayette Expansion Area.

Recreation to develop permanent access trailheads, accessible through Elliston, for the Pedlar Hills Natural Area Preserve.

Action Steps:

• Work with local landowners to protect the heritage farms from urban encroachment, including providing technical assistance for establishing conservation easements.

• In partnership with the Montgomery County Public Schools, upgrade or replace the existing Elliston-Lafayette Elementary School through the Montgomery County Capital Improvements Program.

• Discourage development on slopes over 15% and encourage maintaining steep sloped areas as open space in order to minimize erosion, downstream flooding, and pollution.

• Negotiate multi-use agreements for Elliston-Lafayette Elementary School and Eastern Montgomery High School with the Montgomery County Public Schools to provide access to community meeting and recreational facilities and establish community continuing educational opportunities.

ELV 6.0: Environment. Montgomery County recognizes both the unique environmental features and the unique environmental challenges in Elliston, Lafayette, and the Elliston-Lafayette Expansion Area. These features include a the Pedlar Hills Natural Preserve, the Roanoke River and Brake Branch floodplains bisecting the area, and the extensive agricultural and forestal lands bordering the two villages and the expansion area. The County is committed to the wise stewardship of the environment in the Elliston-Lafayette area while meeting long-term environmental challenges and constraints, including the longterm management of riparian features.

• Develop a local hazard mitigation and stormwater management plan for Elliston, Lafayette, and the Elliston-Lafayette expansion area which 1) builds on the recommendations included in the New River Valley Hazard Mitigation Plan and 2) reflects flood plain and stormwater best management practices.

• Implement the local hazard mitigation plan, including: 1) apply for Flood Mitigation Assistance Program funds (dependent on successful completion of the local hazard mitigation and stormwater management plan); 2) acquire or relocate structures from floodplain areas, 3) construct certain types of minor and localized flood control projects, 4) strengthen stormwater management regulations in order to protect and preserve the integrity of the Roanoke River and Brake Branch flood plains, and 5) develop a river greenway system to provide an area for the floodwaters, protecting other areas from inundation.

• Work with the Roanoke River Corridor Committee to find ways to decrease the impact of flooding on Elliston and Lafayette as well as other points downstream.

ELV 7.0 Health and Human Services. Provide access to a broad range of locally available social and health services, senior services and programs, and youth services and programs.

Action Steps: • Work with Montgomery County Public Schools, the Montgomery County Sheriff’s Department, and the County’s Social and Human Service Departments to establish a Community-Based Schools program at Elliston-Lafayette Elementary.

• Identify areas with the villages of Elliston and Lafayette and the Elliston-Lafayette Expansion Area which would be appropriate for eldercare facilities.

• Work with the Fire and Rescue Task Force to establish a rescue squad substation in the Elliston Fire Department.

• Work with the Montgomery County Public Schools and New River Community College to establish an adult education program through Eastern Montgomery High School.

• Work with the Montgomery County Public Schools, local civic organizations, and local businesses to set up a youth-based summer volunteer and work program that provides access to skill-based training.

ELV 8.0 Housing. Encourage the development of a broad range of housing options to provide choice and opportunity to households with a variety of income levels.

• Work with the Virginia Department of Conservation and Montgomery County 2025:Elliston and Lafayette Village Plan

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Action Steps: • Given that affordable housing is a regional rather than a local issue, work with Roanoke County and with the jurisdictions involved in the New River PDC to develop a regional approach to providing quality affordable housing.

• Actively work with developers to provide affordable housing options in thew developments.

• Pursue redevelopment grants which provide funding for the development of affordable housing in redeveloped neighborhoods and rehabilitated structures.

ELV 9.0: Public Safety. Montgomery County will work with surrounding jurisdictions and other agencies to provide excellent public safety services and facilities in the Villages of Elliston and Lafayette.

Action Steps: • Finish construction of the new Elliston Volunteer Fire Department.

• Provide mutual support by locating an Elliston Volunteer Fire Department vehicle in the Alleghany Rescue Squad in Shawsville and an Alleghany Rescue Squad vehicle in the Elliston Volunteer Fire Department.

• Work with Roanoke County to develop a regional swift water rescue team.

• Work with the Fire and Rescue Commission and the Sheriff’s department to upgrade the emergency communications system in the eastern portion of Montgomery County.

ELV 10.0: Recreation. Montgomery County will work with a consortium of public and private partners to develop recreational opportunities in the Villages of Elliston and Lafayette.

Action Steps: • Work with the Montgomery County Public Schools to develop a joint use agreement which provides residents with access to indoor and outdoor recreational facilities and programs through Elliston-Lafayette Elementary School and Eastern Montgomery High School

Montgomery County 2025:Elliston and Lafayette Village Plan

• Work with the Virginia Department of Conservation and Recreation to develop permanent trail heads, accessible from Big Spring Drive in Elliston, to the Pedlar Hills Natural Area Preserve.

• Develop a Roanoke River Greenway Park and Trail system that will provide outdoor recreational opportunities while mitigating potential flooding in the floodprone areas of the two villages.

ELV 11.0: Transportation. Develop a safe, orderly, and efficient mixed modal transportation network of roads, bikeways, and walkways in Elliston, Lafayette, and the Elliston Lafayette Village Expansion Area to serve the varied needs of village and village expansion area residents.

Action Steps: • Encourage the development of interconnected and intraconnected street, bikeway, and walkway networks in new subdivisions.

New developments should provide multiple connections to the existing road network and should limit the use of cul-de-sacs within new developments.

• Work with other transportation authorities and departments to develop mass transit connections between the two villages, the New River Valley and the Roanoke Valley.

• Construct a bikeway/walkway along Brake Road to provide safe pedestrian access along Brake and Calloway Streets.

• Construct a greenway trail between Eastern Montgomery High School and the Roanoke County line which will provide a safe walking and biking route for local residents and will provide a connection between the County’s trail system and Roanoke County’s system.

ELV 12.0 Utilities. Continue to provide public water and sewer to the Villages of Elliston and Lafayette, the Ironto Interchange, and the EllistonLafayette expansion area.

Action Steps: • Provide public water and sewer to all residents in the village cores of Elliston and Lafayette.

• Require all future development in the Elliston and Lafayette expansion area to connect to public water and sewer.

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Plum Creek Village Plan Montgomery County, 2025

Adopted: 25 June 2007

The Village of Plum Creek Introduction The purpose of the village plans is to guide development in each of the villages, while maintaining each villages distinct identity. The village planning process provides citizens in each of the seven villages (six plans) with a say in how their respective villages develop over the next twenty years. This additional input is important because of the County’s focused growth approach, which will focus 80% of the County’s growth between now and 2025 into the villages, village expansion areas, residential transition areas, and the urban expansion areas.

Under the guidelines established in Montgomery County, 2025, villages are defined as “ larger rural communities where limited mixed-use development activity has historically occurred and public utilities are available;...are separate and distinct from each other and from nearby towns;... and have served as and will continue to serve as focal points for surrounding rural areas.” The village expansion area, on the other hand, is defined as the areas “adjacent to existing villages where appropriate new development can be accommodated while

retaining the viability and character of the historic village core. It is assumed that the villages and village expansion areas are either currently served by public water and sewer and other public facilities (schools, parks, or fire and rescue stations) or where public water and sewer is likely to be provided in the future.

Planning Process and Community Input Results The Plum Creek Village Plan was developed through the combined efforts of citizens, Virginia Tech students and faculty, and staff from the Montgomery County Department of Planning and GIS Services.

The public input process for the Plum Creek Village Plan can be divided into three phases: a door-to-door household survey, two community visioning sessions, and finally, review by the Montgomery County Planning Commission and the Montgomery County Board of Supervisors and adoption.

Photo by Planning Staff

along with zoning enforcement • Enhanced traffic enforcement and police presence • Improved public services, e.g., water quality, animal control, trash pickup, park • More village-scale business opportunities.

Household survey

Community visioning sessions.

On February 28, 2007, students from Virginia Tech conducted a door-to-door survey of all households in Plum Creek. Residents said they enjoy the rural setting, and the quiet and neighborly atmosphere. They also like the convenience to neighboring communities such as Radford and Christiansburg, and services, such as the trash facility, hospital and stores.

During February and March of 2007, the county hosted two community meetings for the Citizens Advisory Committee. These meetings were well attended by concerned local citizens of Plum Creek and those with an interest in the future development of Plum Creek.

At the first meeting, held on February 27th, residents and interested local citizens identified their concerns for the village and defined their preferred future for Plum Creek. At that meeting, the participants identified the following areas of interest:

When asked what changes they would like to see in the future, the residents noted:

Photo by Planning Staff

Montgomery County 2025: Plum Creek Village Plan

• Road improvements, especially the intersection of Rock Road and Route 11 • Removal of trash and litter along roadways • Better home and property maintenance, Adopted 11 June 2007

• Transportation: increase pedestrian safety with sidewalks, reduce speed limit and add signage, improve the intersection of Rt. 11 & Rock Road (T intersection), 274

concern about bike lane off Rt. 11, reduce traffic & noise concerns, problems with ditching along the side of the road, improve road maintenance, link all parks and walking trails.

• Appearance: focus on beautification, improve appearance of car lots, desire small businesses, cleanup current properties, encourage landscaping, incentives to cleanup abandoned buildings, zoning overlay to increase maintenance of properties; problems with trash in yards and being left out, create community trash day?

• Schools: Montgomery County requires 16 acres - is there enough land? The school might help develop sense of community, currently busing kids to Riner, why did the old school close down?

• Affordable Housing: good to allow affordable housing because there is not much in the county.

• Recreation/Parks: need more recreation opportunities, keep kids occupied, keep Texas Road Park as a community asset.

• Montgomery County Sheriff: not seen often, would like to have increased police presence, especially around the Texas Road Park.

• Animal Control: need to create or enforce the Leash law to decrease the problem with dogs, control cat population.

• Stormwater Management: difficult with steep slopes and small creek, clean up abandoned buildings and other commercial development in the floodway.

During the second meeting on March 31st, participants reviewed results from the first workshop; and evaluated and affirmed the vision statement, goals and strategies, as well as the future land use map.

was replaced by Bethel Elementary in 1954.

Trailer homes were also being developed in Plum Creek at this time, providing affordable housing opportunities for residents.

Many of these characteristics of Plum Creek remain today. The Village is predominantly rural in character, with several important commercial establishments located along the Route 11 corridor.

Current Conditions and Trends Population Photo by Planning Staff

Public hearings, plan review and plan adoption.

The Montgomery County Planning Commission a public hearing for the Plum Creek Village Plan on May 9, 2007, at the County Government Center and recommended adoption of the plan. The Board of Supervisors held a public hearing on May 29, 2007 and adopted the Montgomery County 2025: Plum Creek Village Plan on June 11, 2007 Historical Development Patterns Plum Creek derives its name from a small creek that runs through its boundaries and empties into the New River. U.S. Route 11 has always served as the focal point for development in the Plum Creek Village; and until Interstate 81 was extended through southwest Virginia in 1965, U.S. Route 11 was the primary highway for the entire Montgomery County/Radford area. By the 1930s, the Route 11 corridor in Plum Creek had become a tight knit community of small houses and local businesses. This included restaurants, bars, and a general store.

Change was inevitable, and over time, Plum Creek has gained and lost community businesses. Car dealerships have become significant elements in the local landscape. A small one room school house on Walton Road

Montgomery County 2025: Plum Creek Village Plan

Adopted 11 June 2007

According to the 2000 Census, the approximate population of Plum Creek was 1,803. Of those residents, 97% were White, 2% were African American, and the remaining 1% were American Indian, Asian, and Pacific Islander. Hispanics or Latinos made up 1% of the population.

The population of Plum Creek is almost evenly divided in terms of gender: 50.4% of the population is female; 49.6% is male. The difference is slightly more pronounced in residents 65 years and older (54% female, 46% male) and those under the age of 18 (49% female, 51% male).

Slightly more than a quarter of the Plum Creek population (26.4%) is 17 or younger, a

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number that is much higher than Montgomery County as a whole (15.9%). The percentage of the Plum Creek population that is 65 and older (9.2%) matches the percentage of the overall population in the county (9.1%).

Natural Environment Plum Creek is located in the foothills adjacent to the New River and is defined by three environmental features: steep slopes, Plum Creek, and the Plum Creek floodplain. High intensity development on the slopes above the Plum Creek valley have exacerbated the flood problem by contributing greater runoff than occurred in the predevelopment era. This increased runoff means that properties along Rt. 11, which parallels Plum Creek on the north, are now at risk of flooding when they were not

at risk in the past. Nearly the entire length of the Rt 11 corridor between the Plum Creek Restaurant to the east and the Rt 11/Rock Road intersection is in the 100 year floodplain. Given the narrowness of the Plum Creek valley, a large percentage of the existing structures in that stretch of Rt. 11 are in the floodway portion of the floodplain and under state rules can not be redeveloped or rehabilitated.

Plum Creek also contains a large portion of shrink-swell soils, soils which expand and contract with moisture, making for less favorable conditions for building foundations. In addition, only small areas of Plum Creek are suitable for septic systems, which means than any new development, regardless of density, will need to be served by public sewer.

According to longtime residents, the groundwater quality in Plum Creek is abysmal.

Because of the low water quality, due to the presence of sulphur and other minerals, Plum Creek is served by the PSA, which supplies residents with water from the City of Radford public water system. Any future development, regardless of density, will need to be served by public water.

code requirements which limit the amount of investment for properties located in a floodway, much of the commercial district is badly deteriorated and will eventually need to be removed.

Housing

Existing Land Use

According to the 2000 Census, their are 702 households in Plum Creek. Of those households, 509 (72.5%) are occupied by families (2 or more people related by blood, marriage, or adoption); 145 (20.6%) have single occupants, and the remaining 48 households (6.6%) have two or more unrelated adults, but no children.

Of households with children, 76 are headed by single parents (3.4% with single fathers and 7.4% with single mothers).

The average household size is 2.5 occupants, and the average family size is slightly higher at 2.8 persons per household.

There are 746 housing units in Plum Creek.

Of these, 702 are occupied (94.1%) and 42 are vacant (5.9%). The vacancy rate in Plum Creek is only slightly higher than Montgomery County as a whole (4.7%). Of the occupied units, 577 (82.2%) are owner occupied and 125 (17.8%) are occupied by renters.

According to participants in the community survey and in the community meetings, Plum Creek has long been known for used car lots and beer joints, land uses which are still much in evidence and contribute to the “air of neglect.�

The majority of Plum Creek is residential, although there is a significant commercial area along the Rt. 11 corridor. While Plum Creek has existed as a community since the construction of Rt 11 in the early 1930s, the majority of Plum Creek is relatively new. The 1990s saw the rapid expansion of the residential areas, primarily due to Parkview and subsequent subdivisions by Jim Lucas and Community Housing Partners.

As is noted elsewhere, much of the commercial district is located within the 100 year flood zone of Plum Creek. Because of state

Photo by Planning Staff

Montgomery County 2025: Plum Creek Village Plan

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Photo by Planning Staff

Transportation The main roads in Plum Creek are East Main St., which turns into Radford Rd., (Rt.11) and Rock Road (Rt. 688). Rt. 11 is the major road in Plum Creek, running from the North Western area to the Eastern side of Plum Creek.

According to the 2005 Virginia Department of Transportation (VDOT) report of Average Daily Traffic Volumes with Vehicle Classification Data on Interstate, Arterial, and Primary Routes, the annual average daily traffic on East Main St./Radford Rd. (Rt.11) is 8,300 vehicles per day.

a remote area of Plum Creek and is accessed by a private street. In addition, Texas Road is frequently flooded during inclement weather.

Because of these factors, the Montgomery County Sheriff’s Department does not routinely patrol Texas Road Park. The Hornsby Park, adjacent to the Plum Creek Solid Waste Collection Facility, is relatively new and provides residents with access to a new playground facility and a ballfield.

Fire and rescue service in Plum Creek are provided by Christiansburg Fire and Rescue.

Both stations are well beyond the 5 minute response distance.

Until a few years ago, students from Plum Creek attended Belview Elementary School, and then commuted by bus to either Riner or Christiansburg, Currently students, including those attending elementary school, residing on the east side of Plum Creek (Gallimore Street and east) attend schools in Christiansburg, while students from Blair Street and west attend school in the Auburn strand.

Community Organizations Plum Creek residents are active in church and school organizations. Roughly 23% are involved in a church organization and 12% are

Public Facilities and Services The Montgomery County Public Service Authority provides both water and sewer to Plum Creek. The public water is supplied through an agreement with the City of Radford.

While sewer capacity is not an issue in terms of treatment, there are limitations, currently, on the number of households that can be served because of limited pump station capacity.

Montgomery County currently has two public parks in Plum Creek: Texas Road Park and Hornsby Park. The Montgomery County Parks and Recreation Department is currently considering closing Texas Road Park because of vandalism problems. The park is located in

Photo by Planning Staff

Montgomery County 2025: Plum Creek Village Plan

Adopted 11 June 2007

Photo by Planning Staff

involved with a school organization. Only 2% are active in either civic organizations or a homeowner's association.

Planning Assumptions and Land Use During the village planning process, participants relied on five key planning assumptions: • Population growth will continue during the next 25 years, in general accord with the County’s Comprehensive Plan.

(At slightly more than 1% average annual growth; up to about 25,000 more people in the County as a whole by 2030, with 6,000- 8,000 in the unincorporated areas and the remainder in the two towns; • Residential development will be concentrated mainly in the County’s designated growth areas, including the Urban Expansion Areas, the Residential Transition Areas, and the seven Villages and six Village Expansion Areas; • Residential development densities in the Plum Creek area will occur in general accord with the County’s Comprehensive Plan, with 2 units per gross acre;

Plum Creek Village Land Use Summary Overall Assumptions for Total Expansion Area: 1009 acres, approx.; Current Infrastructure Capacity: TBD.. (1); Projected Gross Density: 2 du/ac. approx.

Settlement Types

Acreage

Existing Dwelling Units

New Max. Dwelling Dwelling Units Units @ Buildout

Density Range

Low Density Residential

198

35

165

200

0-2 du/acre

Medium Density Residential

503

440

225

665

2-4 du/acre

High Density Residential

192

235

500

735

4+ du/acre

Mixed Use

116

28

0

0

2-4 du/acre

1009

740

890

1600

2 du/acre

Total

Assumptions: 1) At full buildout, which is beyond the horizon of this plan, Plum Creek will have no more than 1600 dwelling units. At current rate of growth, Plum Creek is not expected to reach full buildout without significant redevelopment within the existing core and expansion of the current public water and sewer systems. According to the Public Service Authority, expansion of the sewer system will require an upgrade in the current pump station and, potentially, restructured agreements with the City of Radford.

2) Currently, existing residential neighborhoods are either medium or high density. The low density residential areas are meant to provide additional single-family opportunities within the village of Plum Creek.

3) Medium and low density areas are concentrated on the east side of Plum Creek, while the high density is located along Rock Road on the western end of the village.

Concentrating higher density development on Rock Road follows the existing development patterns for the western end of the village and is located where higher levels of traffic can be more easily dispersed to both the 177 corridor and to Rt. 11.

4) Mixed use areas are likely to be a combination of light industrial and commercial, rather than the residential/commercial combination found in the other villages..

Any future industrial and commercial development should occur well above the flood elevation levels which define much of the current commercial area of Plum Creek. Because of restrictions on property maintenance and redevelopment within the floodway for a 100 year flood zone, many of the existing commercial enterprises will need to be moved to less flood prone areas and the lands within the floodway will be taken out of commercial use.

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Montgomery County 2025: Plum Creek Village Plan

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• Small amounts of job growth will occur in the immediate vicinity of Plum Creek 277 mainly village-scale businesses and telecommuting jobs; and • Public water and sewer service will be limited to those areas designated in the Montgomery County 2025: Plum Creek Village Plan.

There are a number of assumptions specific to Plum Creek that contributed to the overall future land use scheme. Most notably, the Plum Creek floodplain and the steep slopes in the village severely limit the amount of redevelopment along Rt. 11. and new development above Rt. 11 and Rock Road. Special attention will need to be paid to the impact of any new development on stormwater runoff and floodplain levels so as not to exacerbate the existing conditions.

Plum Creek is likely to continue to grow because of its close proximity to the 177 Corridor and the City of Radford. While there are areas where the slope will allow some new development,

much of the development in the future will come from redeveloping existing lands to higher densities.

Neighborhood Types and Land Uses Mixed Use Development Mixed use development has been the rule rather than the exception in the majority of the Villages in Montgomery County. Part of this is due to the nature of small, contained, and constrained spaces. Unlike their larger counterparts, which have the luxury of land and expansive public works and may more clearly separate uses, villages and village expansion areas are constrained by limited public facilities, especially the possible extent and capacity of public water and sewer. Given the limitations, all of the land use designations are based on the assumption of mixed use development.

Mixed use development means that while certain uses may be deemed most appropriate for a specific area of the village, the primary use designation does not preclude other types of development in, near, or in lieu of the primary designation. In a sense, this approach means that portions of the villages and village expansion areas are treated, in essence, as large planned unit developments. Indeed, the mixed use approach to village development encourages the creation and strengthening of the sense of community with the village by making goods, services, and jobs more readily available and accessible to residents. The approach also assumes that future development, rather than destroying or overpowering the historic core, will be designed to strengthen the historic development patterns, add to the quality of life of residents, and provide appropriate levels and scale of development.

Photo by Planning Staff

Residential Neighborhoods The Montgomery County 2025: Plum Creek Village Plan designates three residential neighborhood types: Low, Medium, and High Density. The designations do not mean that there will be two, three, four, or more dwelling units on every acre of land, but they do provide a guide to the number of dwelling units, overall, that can be developed on a specific parcel (gross acreage). The designations were used to match the village plan to the existing ordinance. Residential development in the low density neighborhoods is intended to be stick-built or modular singlefamily housing. The Medium Density neighborhoods may include a wider variety of housing types, including: single-family dwellings, accessory dwellings, duplexes, triplexes, and quadplexes as infill. Currently, high density residential is defined primarily as manufactured housing parks, but may also include larger scale multi-family developments and redevelopments. As with the Medium Density neighborhoods, the Mixed Use neighborhoods are appropriate locations for a wider variety of housing types, including residential and commercial uses within the same structure or development.

Photo by Planning Staff

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Plum Creek Village Plan: Critical Features Map

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Plum Creek Village Plan: Future Land Use Map

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Plum Creek Village Plan: Statement of Preferred Future The following statement of the preferred future of Plum Creek was created by the citizens at the first meeting and evaluated and refined at the second meeting. This Vision Statement essentially summarizes the key goals for the future of the village.

In the Year 2030, Plum Creek: Plum Creek is the kind of place people can be proud of. Over the last 25 years, residents and property owners have worked diligently to make Plum Creek a "real" village with beautiful streets, community parks, and a network of walking and bicycling trails.

U.S. Route 11 still runs through the village, but it doesn't seem like such a huge thoroughfare any more, at least not since they reduced the maximum speed limit and created a T intersection at Rock Road. The improvement program included the creation of village gateways, with "Welcome to Plum Creek" signs, median landscaping, crosswalks and other elements. Parents know their children will be safe as they travel to and from school or Hornsby Park.

Flooding used to be a problem, but that, too has disappeared. Many years ago now, Plum Creek and the County collaborated on a stormwater

management plan that has really changed the character of the village core. The former business district has been moved farther west, closer to Radford. In its place is a beautifully landscaped linear park that holds runoff during large storms. Most of the time, though, the park is known for its walking and bicycling trails, one of many recreation resources available to Plum Creek residents.

Plum Creek now boasts its own school. The school is located very near to Hornsby Park, which means school children can take advantage of the recreation fields there, both during the day and after school. The school and the park are really the heart of Plum Creek and are used almost non-stop by individuals, families, and community groups. In fact, Hornsby Park had to be expanded a number of years ago, just to accommodate resident and school needs. And, with so many people in the park, problems of vandalism have disappeared, and the few instances they do have are repaired by the County almost immediately.

Because of its location to Radford, Blacksburg and Christiansburg, Plum Creek has become an attractive place to live. Additional housing development is carefully sited to protect floodplains and other natural resources, and the density of new development very much reflects the kinds of residential development Plum Creek has known for decades.

This includes mobile homes, though the parks are now required to install landscaping and provide pocket parks, tot lots or recreation facilities or at least to incorporate trails to connect mobile home residents to parks elsewhere in Plum Creek.

New business development has been limited to small, family-owned establishments. Plum Creek has resisted development by franchises and "big box" retail, preferring a shopping experience that is unique to the village core.

The community has developed a strong working relationship with the County and is actively engaged with elected officials and staff in decisions related to community goals, needs and opportunities. One of the best examples of this is the transportation plan for the U.S. Route 11 corridor: residents worked with the County and VDOT to create an acceptable corridor design and incorporate the traffic calming and pedestrian safety measures that are so important to the community today.

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Plum Creek Village Plan: Policies The following policies were developed in meetings with village citizens.

These policies are to guide the actions of the County, State Agencies, and private landowners to achieve the preservation and development of Plum Creek in accord with the Vision of this Plan.

understated, with a traditional, rural village character, with street design, landscaping and architecture that will naturally slow traffic as it approaches the village.

PCV 1.1.6 Proffers Are Expected to Mitigate Impacts.

Any rezoning to a higher intensity of land use, particularly residential land uses, will be expected to provide proffers of land, infrastructure and/or funding to off set the impacts of the development, particularly on capital facilities such as roads, parks, schools and public safety.

PCV 1.0 Land Use Policies PCV 1.1 General Policies PCV 1.1.1 Overall Gross Density for the Village Planning Area. The overall density of the village planning area should never exceed two (2) dwellings per gross acre at full build-out (expected to occur beyond the horizon of this plan).

PCV 1.1.2 Compatibility is Fundamental. The density, type and character of new development must be compatible with the existing village, the vision of the village’s future, and be generally consistent with the Land Use Plan Map. New development must be compatible with the traditional forms and architectural character of the village.

PCV 1.1.3 Guidelines Are Firm But Flexible. The policies of this plan are firm guidelines for the County and for developers. While there is flexibility in how to achieve these policies, all new development should follow them in spirit and in action.

PCV 1.1.7 Incorporate Universal Design Features. A portion of dwelling units within any given residential project should feature "universal design" in order to provide for all age groups and to allow people to "age in place" within the village.

PCV 1.2 Future Land Use Map. Achieve the Vision for future development as defined in the Future Land Use Map PCV 1.3 Rural Character. Maintain the rural character of the Village of Plum Creek.

PCV 1.1.4 A Variety of Housing Types Should be Built.

The County will encourage a variety of housing types, costs and net densities, in order to provide high quality housing for a range of ages and income levels. Most housing will be single-family detached units, but may include accessory units, small single-family detached dwellings, apartments on the second floor levels of employment or civic buildings, and housing for elderly citizens.

PCV 1.1.5 Village Gateways. Establish Clear Gateways at the Major Road Entrances to the Village. Landscaping, signage, grading and pavement design should be used to create a sense of transition into the village on Radford Road from the east and west. These gateways should be Montgomery County 2025: Plum Creek Village Plan

Adopted 11 June 2007

PCV 1.3.1 Traditional Neighborhood Design. Use innovative neighborhood best practices, including traditional neighborhood design, planned unit development approaches, or clustering techniques to strengthen the sense of community within Plum Creek while maintaining the rural character of the area surrounding Plum Creek.

PCV 1.3.2 Commercial Development. New commercial development should be at a scale that is appropriate for the rural community character of Plum Creek. Villagescale commercial development provide opportunities for locally owned businesses. Commercial developments should not be in the form of "strip malls." Mixed use development should focus on a combination of live-work, commercial/residential units, professional offices, and single commercial units.

PCV 1.3.3 Impact on Significant Environmental Features. To the maximum extent possible, new 283

development should minimize the impact on flood plains, ridgelines, tree canopies, scenic views, steep slopes, and stormwater runoff.

maintenance, and community facility codes for manufactured housing developments.

PCV 1.4 Community Identity. Protect and enhance the variety of resources that give Plum Creek its special character.

PCV 1.5.4 Property Maintenance Codes: Commercial Properties. Create and enforce property maintenance codes, including a junk code, for commercial areas, including landscaping and fencing regulations.

PCV 1.4.1 Regulatory Changes. Adopt zoning district language, development regulation, design guidelines, or other tools to enable development that is compatible with the existing scale and character of Plum Creek, which includes:

PCV 1.5.5 Dilapidated Structures. Identify dilapidated buildings and work with property owners to either rehabilitate or redevelop these properties or relocate the existing use.

(a) residential clustering and open space requirements;

PCV 1.5.6 Structures in Floodplains. Provide Plum Creek Village with the proper resources to tear down dilapidated buildings located in the floodplain

(b) village commercial rather than regional, largescale or big box development; and

PCV 1.5.7 Public Information. Provide public information on property maintenance, rehabilitation, and relocation grants and programs from state and federal agencies.

(c) density bonuses for meeting or exceeding open space conservation, affordable housing, or other goals.

PCV 1.5.8 Historic Structures. Identify locally significant structures and work with owners, as appropriate, to achieve historic designation and listing on the state and federal registers.

PCV 1.4.2 Use landscaping, signage, grading, pedestrian islands, median strips and street design to establish village gateways and create a sense of place in Plum Creek PCV 1.4.3 Move the Plum Creek welcome sign near the Plum Creek Restaurant (Monks).

PCV 1.5.9 Sense of Place. Use design elements such as medians, sidewalks and gateway signs and streetscaping to complement the slower speeds and instill the impression of "place" in Plum Creek.

PCV 1.5 Revitalization and Property Maintenance. Improve the general appearance and aesthetic character of Plum Creek.

PCV 1.5.1 Rt. 11 Corridor. Install street trees and landscaping to improve the overall appearance of the U.S. Route 11 corridor, and as a strategy for increasing absorption of stormwater.

PCV 1.6 Low Density Residential Neighborhoods: Land Use and Urban Design

PCV 1.5.2 Maintenance and Revitalization. Encourage maintenance and/or revitalization of existing properties; and reuse of properties where revitalization is either not possible, financially prohibitive, or prohibited under State and Federal floodplain regulations.

PCV 1.5.3 Property Maintenance Codes: Manufactured Housing Developments. Create and enforce age, property Montgomery County 2025: Plum Creek Village Plan

Adopted 11 June 2007

PCV 1.6.1 Density. Density in Low Density Residential Neighborhoods should not exceed two (2) dwelling units per gross acre.

PCV 1.6.2 Uses. Land uses in Low Density Residential Neighborhoods should be limited to single-family dwelling, secondary accessory dwellings, and home occupations.

PCV 1.5.3 Infill Development. Infill development should complement and be consistent with existing neighborhood 284

development styles and patterns.

PCV 1.8.2 Uses. Land uses in High Density Residential Neighborhoods should be limited to multifamily and manufactured housing developments, which fit with the character of the neighborhood, home occupations, and appropriate home businesses.

PCV 1.6.4 New Development. New development should complement and be consistent with existing neighborhood development styles and patterns; should have a street pattern and pedestrian facilities which interconnect with the existing transportation system within the village; and should follow traditional neighborhood design (TND) guidelines established by the County.

PCV 1.8.3 Infill Development. Infill development should complement and be consistent with existing neighborhood development styles and patterns.

PCV 1.7 Medium Density Resident Neighborhoods: Land Use and Urban Design

PCV 1.8.4 Redevelopment. Redevelopment should complement and be consistent with village-scale development styles and patterns.

PCV 1.7.1 Density. Density in Medium Density Residential Neighborhoods should not exceed four (4) dwelling units per gross acre.

PCV 1.8.5 New Development. New development should complement and be consistent with existing neighborhood development styles and patterns; should have a street pattern and pedestrian facilities which interconnect with the existing transportation system within the village; and should follow traditional neighborhood design (TND) guidelines established by the County.

PCV 1.7.2 Uses. Land uses in Medium Density Residential Neighborhoods should be limited to single-family dwelling, secondary accessory dwellings, limited multifamily dwelling units (duplexes, triplexes, and quadplexes) which fit with the character of the neighborhood, home occupations, and appropriate home businesses.

PCV 1.9 Mixed Use Neighborhoods PCV 1.7.3 Infill Development. Infill development should complement and be consistent with existing neighborhood development styles and patterns.

PCV 1.7.4 Redevelopment. Redevelopment should complement and be consistent with village-scale development styles and patterns and should fit within the existing transportation framework for the village.

PCV 1.7.5 New Development. New development should complement and be consistent with existing neighborhood development styles and patterns; should have a street pattern and pedestrian facilities which interconnect with the existing transportation system within the village; and should follow traditional neighborhood design (TND) guidelines established by the County.

PCV 1.8 High Density PCV 1.8.1 Density. Density in High Density Residential Neighborhoods should not exceed eight (8) dwelling units per gross acre.

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PCV 1.7.1 Encourage Infill Development. Most of future growth in the mixed use neighborhood area should be infill and redevelopment of existing sites. Ensure that new infill development is compatible with the existing village. Such development should be a small-scale mix PCV 1.9.2 Encourage Mixed-Uses. Land uses along Mixed Use Neighborhood should be a mix of residential, commercial, office and institutional uses. Limit new commercial and employment uses to village -scale, individual or stand-alone buildings with small building footprints that are architecturally compatible with the existing commercial and institutional uses.

PCV 1.9.3 Live/Work Units. Encourage “live/work� units, which feature a shop or small-scale office use on the ground floor and a residential dwelling above or behind the shop, not more than two stories above the street.

PCV 1.9.4 Floodplain. Discourage development and redevelopment in floodprone areas.

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information on new development and other activities in the Village.

PCV 1.9.5 Design Details. The County and the Plum Creek community will strive to maintain the rural, informal character of the mixed use village neighborhoods by: (a) Locating new or expanded parking areas behind or to the side of the buildings; screening parking from adjacent uses with landscape buffers and using alley access where feasible.

PCV 2.1.3 Print Communication and Notification.

Identify opportunities to use utility or tax bills, etc., to disseminate flyers, newsletters, or postcards with community information.

PCV 2.2 Collaboration. Promote collaboration between County agencies and the village residents they serve.

(b) Providing a strong pedestrian orientation along the street frontage, with parking located mainly at the rear of the buildings

PCV 2.2.1 Improve Local Relations and Service Opportunities. Improve local relations and expand service opportunities with the Montgomery County Sheriff's Office, the Public Service Authority, and other County departments and agencies.

(c) Prohibiting auto-oriented functions like drivethrough windows

(e) Orient building fronts toward main streets, and service backs of buildings through alleyways, wherever feasible

PCV 2.2.2 County Outreach and Education. Expand County outreach and development programs so that community organizations are included in identifying and responding to community problems and needs. As part of this process the County should provide technical and staff support, funding, and opportunities for collaboration on program development and operations.

(f) Encouraging porches, street trees, street furniture, sitting areas and other pedestrian-friendly design elements.

PCV 2.2.3 Neighborhood Watch. Work with the Montgomery County Sheriff's Office to develop a neighborhood watch program.

(d) Encouraging new buildings to generally match the setbacks of adjacent buildings while also maintaining a variety of setbacks and orientations.

PCV 2.0 Government and Planning PCV 2.1 Communication. Create the means for effective communication between Montgomery County and the citizens of Plum Creek.

PCV 2.1.1 Plum Creek Webpage. Create and maintain a Village of Plum Creek page on the Montgomery County website, with data specific to the village and surrounding community (e.g. statistics on population, schools, income, and poverty), postings on programs and events, information about possible grants or other funding opportunities, etc.

PCV 2.3 Work Closely with VDOT to Achieve the People’s Vision. The County will work closely VDOT to ensure that the urban design, mobility and public safety policies of this plan are implemented. Cooperation between the County, VDOT, and private developers and landowners will be critical to the success of this plan.

PCV 2.5 Encourage a Unified Community. The County will encourage the people of Plum Creek to act as a single, unified community when working with the County, the Towns, and the State in implementing this Plan. The County encourages the citizens to take a leadership role in implementing this Plan once it is adopted.

PCV 2.1.2 Community Network. Work with Plum Creek residents to create a community network for communicating

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PCV 2.5.1 Citizen Advisors. Continue to work with civic and community groups in Plum Creek on finalizing and

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implementing the Montgomery County 2025: Plum Creek Village Plan.

PCV 3.0 Educational Resources PCV 3.1 Future Educational Needs. Work with the Montgomery County Public Schools to address the future educational needs for children in Plum Creek and Bethel.

PCV 5.1.3 Greenways. Take advantage of development constraints imposed by floodplain to create a linear park, bicycle trail, and/or greenway system and connect Plum Creek residents to local facilities and services.

PCV 3.1.1 Future School Site. Purchase the 16 acres required for construction of an elementary school in Plum Creek, near Hornsby Park if possible, to take advantage of recreation facilities there.

PCV 5.1.4 Riparian Buffers and Landscaping. Install street trees and landscaping to improve the overall appearance of the U.S. Route 11 corridor, and as a strategy for increasing absorption of stormwater.

PCV 4.0 Economic Resources PCV 4.1 Village Scale Economic Development. Support and enhance a locally-based economy and job opportunities in Plum Creek.

PCV 4.1.1 New Business District. Encourage the relocation and development of a new village mixed use district along U.S. Route 11 between the Rock Road intersection and the Radford city limits, outside of the floodplain.

PCV 5.1.2 Impervious Surfaces. Remove or reduce impervious surfaces in the floodway and 100-year floodplain to maximize the area available for stormwater recharge.

PCV 5.2 Stormwater Management Plan. Work with the County Engineer to develop and implement a village-wide stormwater management plan.

PCV 6.0 Housing PCV 6.1 Housing Opportunities. Provide rental and owneroccupied housing opportunities that are affordable to a wide range of individuals and families, including seniors.

PCV 4.1.2 Light Manufacturing. Encourage village scale light manufacturing, which creates local jobs, in the mixed use district upon rezoning and approval of site design.

PCV 4.1.3 Village Scale Businesses. Recognizing that commercial and industrial development should be villagescaled, “big box” stores would not be appropriate in Plum Creek.

PCV 5.0 Environment Resources

PCV 6.1.1 Affordable Housing. Adopt regulations or institute incentives for the creation of affordable home ownership opportunities, including: • residential clustering, zipper lots, zero lot line development, reduced minimum lot sizes, etc.

• construction of townhouses, condominiums, and accessory residential units • density bonuses for affordable housing development

PCV 5.1 Floodplains and Stormwater Management. Minimize property damage and the impact of stormwater runoff and flooding on local residents, property owners, and businesses.

PCV 6.1.2 Homeownership. Investigate opportunities to transition renters and mobile home owners to property/home ownership.

PCV 5.1.1 Sustainable Development Approaches.

Promote sustainable development approaches that protect watersheds and stream corridors, reduce development in floodplains, enhance water quality, and minimize the impact of stormwater runoff.

PCV 6.1.3 Manufactured Housing Parks. Adopt development regulations and design guidelines that enhance the quality and character of mobile home parks, e.g., related to landscaping and streetscaping, tot lots and recreation areas, greenways and paths that connect to schools and other community facilities).

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PCV 6.1.4 Mixture of Housing Types. Provide a mix of housing types and housing densities that reflect the community's vision and the character of Plum Creek.

PCV 8.2 Animal Control. Provide improved animal control services to address the village's stray cat and dog problem.

PCV 9.0 Recreational Resources

PCV 6.1.5 Cluster Development. Allow for cluster development as an approach for accommodating growth while minimizing the impact on community character, scenic views, and environmental resources.

PCV 9.1 Recreational Opportunities. Create and maintain passive and active recreation areas and opportunities for Plum Creek residents.

PCV 9.1.1 Hornsby Park. Revitalize, expand and maintain Hornsby Park as an essential community asset by:

PCV 7.0 Community Resources and Services PCV 7.1 Adequate Community Resources. Ensure that Plum Creek residents receive the quality services they deserve, including but not limited to education, public safety, parks and recreation, social services, and water and sewer.

PCV 7.1.1 Community/Government Relations. Improve local relations and expand service opportunities with the Montgomery County Sheriff's Office, the Public Service Authority, and other County departments and agencies.

PCV 7.2 Community Center. Work with the citizens of Plum Creek to either redevelop/reuse an existing structure (e.g. “The Alamo” or another existing commercial structure) or construct a new structure as a Plum Creek community center.

(a) landscaping and planting shade trees (b) adding picnic tables and barbeque stations (c) creating fields for team sports for youth; and (d) expanding the currently playground facilities.

PCV 9.1.2 Texas Road Park. Remove equipment and facilities at Texas Road Park to address issues of vandalism, expand parking opportunities, and evaluate the most appropriate use(s) for that property.

PCV 9.1.3 Vandalism. Reduce or eliminate opportunities for vandalism in Plum Creek's parks by:

PCV 8.0 Public Safety.

PCV 8.1 Emergency Services:. Promote and improve public safety and emergency services in Plum Creek

(a) Locating parks and recreation facilities in easily accessible and visible location;

PCV 8.1.1 Increased Sheriff’s Department Presence.

Increase sheriff’s department presence to deter vandalism of public property, especially at Texas Road Park.

(b) Locating the active recreation near passive recreation so it will be used regularly by children and the rest of the community in an effort to reduce vandalism;

PCV 8.1.2 Neighborhood Watch. Institute a Neighborhood Watch program, as a collaboration between residents and the Sheriff's Office, and to improve community safety.

(c) Encouraging continuous use through recreation leagues or other regularly scheduled activities;

PCV 8.1.3 Future Facilities. As Plum Creek continues to develop, work with citizens and the County’s emergency services coordinator to develop an emergency services (fire, rescue, sheriff) substation to serve the Plum Creek and Bethel/ 177 Corridor.

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(d) Providing regular and on-going maintenance-repair vandalism and remove graffiti in a timely manner; closely monitor park use and user behaviors; and (e) Designing parks to allow for regular patrol by 288

the Montgomery County Sheriff's Office.

surrounding localities via the Huckleberry Trail..

PCV 9.1.4 .Linear Park and Trail System. Take advantage of development constraints imposed by floodplains to create a linear park, bicycle trail, and/or greenway system and connect Plum Creek residents to local facilities and services.

PCV 10.0 Transportation Resources PCV 10.1 Safe Routes Program. Promote safe pedestrian and automobile travel along Radford Road/ U.S. Rt. 11, Rock Road, and other roads in the village.

(a) Conduct a study of the feasibility of moving the commercial district to a non-floodplain area and converting floodplain properties to part of a linear park system.

PCV 10.1.1 Transportation Plan. Design a detailed transportation plan for Plum Creek and seek funding or streetscape enhancements and traffic calming measures, such as median planting, streetlights, and landscaping Coordinate with the County and VDOT to implement "traffic calming" elements within and around the village, especially along U.S. Route 1.

(b) Research grant opportunities for flood mitigation in Plum Creek.

Develop a system of greenways, trails and sidewalks that allow Plum Creek residents to walk or bike throughout the community, (see VITL plan), as well as to other locations in Montgomery County (Christiansburg) and in the City of Radford, via the Huckleberry Trail..

PCV 10.1.2 Speed Limit. Work with VDOT to reduce speeds of U.S. Route 11 (to 35 mph), Rock Road and other village streets to improve safety.

PCV 9.2 Neighborhood Park System. Develop a system of neighborhood pocket parks to provide recreational opportunities throughout the Village of Plum Creek.

PCV 10.1.3 Streetscape. Use design elements such as medians, sidewalks, gateway signs, and streetscaping to complement the slower speeds and instill the impression of "place" in Plum Creek.

PCV 9.2.1 Safe Playgrounds. Incorporate safe playgrounds into all neighborhoods that are easily accessible for residents.

PCV 10.1.4 Rt. 11/ Rock Road Intersection Improvement. Create a "T" intersection at U.S. Route 11 and Rock Rd. to eliminate problems with turning movements and also to reduce opportunities for speeding

PCV 9.2.2 Active Recreation Areas. Work with developers to create age appropriate active recreation areas.

PCV 101.5 Road Maintenance. and Improvement.

Repave and upgrade area roads (including ditches for stormwater) to accommodate new development, improve safety, and reduce the impact of stormwater.

PCV 9.2.3 Manufactured Housing Parks. Create and maintain recreational area requirements for all manufactured housing parks.

PCV 9.3 Bikeway, Walkway, and Trail System. Create and maintain a village-wide bikeway, walkway, and trail network that provides pedestrian access throughout Plum Creek and connects to the county-wide trail network.

PCV 10.2. VITL Plan. Implement the Village Transportation Links (VITL) plan, which provides trails for biking and walking that serve to connect points within the Village of Plum Creek, and are a safe means for pedestrian and bicycle travel. These trails eventually connect to Radford, Blacksburg, and other areas of Montgomery County.

PCV 9.3.1 VITL Plan. Implement the Village Transportation Links (VITL) plan, which provides trails for biking and walking that serve to connect points within the Village of Plum Creek, provide a safe means for pedestrian and bicycle travel, and would connect to

PCV 10.3 Public Transit and Carpooling. Provide public transportation and carpooling options as a way to reduce traffic through Plum Creek on U.S. Route 11.

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PCV 11.0 Utilities and Public Services.

amend as needed to ensure that all new development is required to place utilities and wires underground.

PCV 11.1 Extent Public Water and Sewer Service. The County will provide and manage public water and sewer service for Plum Creek. The County will require that new development connect to these systems and will prohibit new private wells and septic systems.

PCV 11.2 Limit of Public Water and Sewer Expansion. The County will limit water and sewer service to the designated Service Area set forth in this Plan. Providing public utility service only to the designated area will ensure that new development is affordable for the County to serve and enhances rather than degrades the quality of life for local residents.

PCV 11.6.2 Policies. The County Public Service Authority (PSA) will work with the Planning Commission to develop a policy for allocating sewer and water capacity in the area in conjunction with rezoning approvals so as to ensure that treatment capacity is reserved for such approved development.

PCV 11.7 Trash Collection. Institute curbside trash pick-up and recycling services so that residents do not have to remove their own trash.

PCV 11.3 Treatment Capacity. The County will monitor available treatment capacity. The County will approve rezonings to higher intensity uses only in conjunction with assurances that adequate water and wastewater treatment capacity will be available.

Treatment capacity will be expanded in accord with the County's long-range capital improvement plans. Public utility capacity will be planned to accommodate the orderly growth in the area, in accord with the County's overall Comprehensive Plan, rather than to create or "drive" that growth.

PCV 11.3.1 New Development. The County Public Service Authority (PSA) will work with the Planning Commission to develop a policy for allocating sewer and water capacity in the area in conjunction with rezoning approvals so as to ensure that treatment capacity is reserved for such approved development.

PCV 11.4 Capacity for Employment Uses. The County will reserve a modest amount of capacity (roughly 20% of total allocated to the planning area) for nonresidential development/expansion.

PCV 11.5 Public Information. Continue to provide the residents of the Village of Plum Creek with information concerning water quality and availability as well as providing other public outreach mechanisms to address citizen concerns.

PCV 11.6 Underground & Buried Utilities. Require developers to place utilities underground in all new developments.

PCV 11.6.1 Ordinances. Review all ordinances, and Montgomery County 2025: Plum Creek Village Plan

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Prices Fork Village Plan Montgomery County, 2025

Adopted: 16 November 2005

The Village of Prices Fork Introduction The purpose of the village plans is to guide development in each of the villages, while maintaining each villages distinct identity. The village planning process provides citizens in each of the seven villages (six plans) with a say in how their respective villages develop over the next twenty years. This additional input is important because of the County’s focused growth approach, which will focus 80% of the County’s growth between now and 2025 into the villages, village expansion areas, residential transition areas, and the urban expansion areas.

Under the guidelines established in Montgomery County, 2025, villages are defined as “ larger rural communities where limited mixed-use development activity has historically occurred and public utilities are available;...are separate and distinct from each other and from nearby towns;... and have served as and will continue to serve as focal points for surrounding rural areas.” The village expansion area, on the other hand, is defined as the areas “adjacent to existing villages where appropriate new development can be accommodated while

retaining the viability and character of the historic village core. It is assumed that the villages and village expansion areas are either currently served by public water and sewer and other public facilities (schools, parks, or fire and rescue stations) or where public water and sewer is likely to be provided in the future.

Planning Process and Community Input Results The Prices Fork Village Plan was created through a collaborative planning effort that involved Prices Fork residents and other interested citizens, County officials and staff, students from Virginia Tech, and the consulting team of Milt Herd and Vlad Gavrilovic. The roles of the participants were: • Citizens at large (stakeholders) provided input and deliberation on the issues and options for the plan.

• Citizens Advisory Committee served as a “core” group of citizens to provide advice and leadership and represented those citizen stakeholders who were not actively involved in the process.

• The County staff and the consulting team provided technical support and facilitation of the meetings and the overall process.

• The Virginia Tech planning students conducted a village-wide citizen survey, did research on various planning issues and tools, and assisted in facilitating and recording the public workshop meetings.

Village Survey and Visual Assessment.

Photo by Planning Staff

During February, 2005, students from Virginia Tech conducted a door-to-door survey in Prices Fork. The students collected 105 responses (23%) from the 464 households they

Montgomery County, 2025: Prices Fork Village Plan

Adopted 16 November 2005

Photo by Planning Staff

surveyed. The results of the survey indicated that Prices Fork residents liked the rural, agricultural character, the historical resources, the quiet, neighborly atmosphere, the pleasant views, and Prices Fork Elementary School.

They also liked the convenience to Blacksburg, the affordability, and resident commitment to the village. In their final report, the students noted that: • the average length of residency was 16 years, • 70% of residents owned their own homes, • 50% of households had children who were either attending, had attended, or will attend Prices Fork elementary • there were multiple generations of families.

While residents indicated that they liked Prices Fork “the way it is,” they also recognized the inevitability of change. When asked what changes they would like to see in the future, residents stressed road improvements (especially Thomas Lane), improved access to facilities and services (public utilities, trash pickup, and snow plowing). Other residents expressed the need for more businesses, construction of 292

additional single family housing, maintaining affordability, working with Virginia Tech and Blacksburg, and pizza delivery.

In addition to the survey, the students did a house-by-house visual assessment of Prices Fork. The results of the visual assessment found that the vast majority of residential properties in Prices Fork and the Prices Fork Expansion Area are well cared for. The visual assessment included both the built structures and the overall property.

Prices Fork Community Meetings.

During March, April, and May, 2005, The County conducted three public workshop meetings. These meetings were well attended by enthusiastic local citizens who represented a range of viewpoints about the future of the village. Through the work of these citizens, a draft plan was developed that reflected a consensus of those participants.

The first meeting, held on March 19, involved “creating the vision.” Participants reviewed available planning tools and techniques; identified issues of concern for the village; and began to define a preferred future of the area, described in words and graphics.

During the second meeting, “Refine the Future,” held on April 16th, participants reviewed results from the first workshop; defined preferences; and evaluated a draft vision statement, goals, and alternative draft land use and transportation concepts. The final meeting, “Affirm the Vision,” was held on May 7. During the course of the meeting, participants reviewed the results of the first two workshops; evaluated and affirmed the vision statement; and evaluated, refined, and affirmed the land use and transportation maps and the policies for all of the plan elements.

Following each meeting, the planning consultants worked with the materials developed during the meetings to formulate a vision and develop a advisory planning document. The draft plan was submitted to the Planning Department in June, 2005 for review and

Photo by Planning Staff

revision.

Results from the three meetings indicated a keen interest on the part of the residents in the history and historic preservation of Prices Fork, of keeping the elementary school in or near the historic core, and solving the traffic problems plaguing the village. These interests are reflected in the draft plan.

The draft plan will be presented to the Montgomery County Planning Commission and later to the Board of Supervisors for consideration and for the required public hearings. The Planning Commission will hold its public hearing on the Prices Fork Plan on site at the Prices Fork Elementary School. If adopted, the Prices Fork Village Plan will become part of Montgomery County, 2025, the County’s comprehensive plan.

the two drainage areas provided a logical site for the old roadway leading west from Blacksburg Development beyond the plateau was limited not only by steep slopes, but also by the presence of significant karst features (sink holes).

The pattern of roads and settlement in the Prices Fork area was influenced by the underlying landforms. The primary east-west axis of Prices Fork Road straddles the backbone of the ridge between the Toms and Stroubles Creek. The generally short roads perpendicular to the main axis of Prices Fork Road served farms or isolated clusters of settlement elsewhere on the plateau. Most significantly, the westward trend of the main roadway split into the famous “Fork” directly at a break in the plateau, where it meets the steeper ravines leading to the New River. From there, the northern and southern forks of the road edge the crowns of the slope that leads down to the river. As is characteristic in pre-industrial road construction in America, the roadway alignment took the paths of least resistance (or lowest cost) and have, as a result, an organic quality and a direct and intimate connection to the landscape.

Prices Fork initially developed as a rural, crossroads trading center at the fork leading to the New River ferry crossing at Peppers Ferry,

Historical Development Patterns The landforms in the Prices Fork area comprise a rolling upland plateau that sits between the drainage areas of Tom’s Creek to the north and Stroubles Creek to the south. The western edge of this plateau drains directly into the New River through a series of steep riverine palisades. The upland plateau, sided on three sides by steep slope areas, provided a defined area of development, just as the ridge between

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Montgomery Farms and Phillips Acres signaled a shift not only in subdivision patterns, but also in population patterns as well. Unlike earlier development, the newer subdivisions are generally disconnected from other earlier settlement areas. Indeed, as the results of the Prices Fork survey indicated, residents in the newer subdivisions were far less likely to identify themselves as Prices Fork residents than were those residents who lived in the older areas of the village.

Current Conditions and Trends Photo by Planning Staff

Demographics

Whitethorne, and McCoy. While historical records indicate that the forks supported at least one commercial structure and a variety of residences, little evidence is left of the early development in the current village.

Prices Fork, as it appears today, developed in four distinct waves. Between 1850 and 1940, Prices Fork experienced incremental growth.

Houses were constructed close to the road, at the front of moderately sized agricultural lands.

Rather than having clearly zoned areas of use, development along both Prices Fork Road and McCoy Road (now Tucker Lane) suggested a compact, mixed use approach to development, with residential, public, and commercial structures built next to each other and, at times, sharing the same lot or same structure.

Following the opening of the Radford Arsenal (1941) and the expansion of Virginia Tech (1964), Prices Fork experienced the first two surges in growth. The growth, however, was largely due to family subdivision. As jobs in the area increased, younger generations of families stayed in Prices Fork rather than leaving to find work elsewhere. With the exception of the Hillman subdivision (the first suburban subdivision in Prices Fork), this pattern of development remained consistent until the 1980s.

Growth along Old Fort Road and the development of residential subdivisions like

According to the U.S. Census Bureau (1), the population of Prices Fork and the Prices Fork Expansion area is approximately 1,296.

With 49.7% male and 50.3% female, there is a greater degree of gender balance in Prices Fork than in other jurisdictions in Montgomery County. Although Prices Fork is in close proximity to Virginia Tech, the gender disparity at Virginia Tech is not mirrored in Prices Fork, despite the relatively high number of rental units (approximately 37.9% of housing units in the Prices Fork area).

The population under the age of 17 represents 22% of the Price Fork population, with 6% under the age of 5. While both represent a lower number than Virginia as a whole, they are both higher than the rest of Montgomery County.

Given the number of children, it is then not surprising that the largest age group in Prices Fork are those between the ages of 24 and 39 (37%). Each successive age group represents a diminishing percentage of the population: ages 40-49 (15%), 50-64 (12%), and 65 and older (11%). Residents 18-22 represent the smallest portion of the population (3%), suggesting, once again, that despite the percentage of rental units, Prices Fork does not attract traditional aged college students.

There are 541 households in Prices Fork, with an average household size of 2.39. The

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largest percentage of households (36%) have two persons occupying the dwelling, followed by 25% of households with a single occupant.

The remaining 39% of households have three occupants or more. Families , with two or more people related by blood, marriage, or adoption, represent 66% of the households in Prices Fork.

The average size of family households is 2.86, while the average size of non-family households is 1.87.

According to the U.S. Census Bureau, in 2000 there were 565 housing units in Prices Fork. Of those, 336 (60%) were owner occupied, 205 (36%) were renter-occupied, and the remaining 24 (4%) were vacant.

Public Facilities.

Currently, only one public facility, Prices Fork Elementary School, is located in the Village or Village Expansion Area of Prices Fork. Prices Fork Elementary provides both the heart of the community and the civic focal point. Built in 1952, the school is inadequate for the current student population. The program capacity of Prices Fork Elementary is 180, although the school is currently serving 213 students. As the Village and Village Expansion Areas develop, this inadequacy will only increase.

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While the Public Service Authority currently provides public water and sewer to Prices Fork, parts of the village are served by neither. The areas of Prices Fork to the west of Prices Fork Elementary have public water, but do not have sewer. Because of this, additional development north of Prices Fork Road and the area adjacent to McCoy Road will be limited to a much lower density than in those areas served or potentially served by both. The Prices Fork expansion area (to the east of the historic core and south of Prices Fork Road) will accommodate far greater development and greater density because of the potential availability of both public water and sewer.

Fire and rescue services are provided by stations located in Blacksburg and between Longshop and McCoy, on McCoy Road.

Depending on future development, additional fire and rescue facilities may be needed in the future.

Currently, recreational facilities are available through Prices Fork School and at Blacksburg Middle School and Kipps Elementary, both located to the east of Prices Fork along Prices Fork Road. Parks and Recreation Department is currently studying recreational needs in the villages.

Historic Resources.

The eastern portion of the Historic Core, beginning at the edge of the village and extending to just past Prices Fork Elementary, is currently included in the Prices Fork Historic District, which was placed in the National Register in 1991. Additional historic resources are located outside of the boundaries of the current District. In 1986, when the initial study for the Historic District was conducted, structures built after 1936 were excluded. In addition, structures which were not adjacent to the proposed district were also excluded, regardless of age. Because “The Forks” area of Prices Fork was separated from the eastern edge of the village by newer structures (built in the 1940s), many of the historic resources located in the Village of Prices Fork were left out of the designated historic district. A reevaluation of existing structures will be necessary in order to expand the existing district.

Photo by Planning Staff

Community Facilities and Organizations.

• The Prices Fork Grange and the Methodist Church provide the primary community facilities in Prices Fork. The Grange, in particular, is available for community meetings, social events, and other community activities. The Grange sponsors the Prices Fork Fair, a community event that attracts residents and visitors alike.

While a pubic facility, Prices Fork Elementary also provides community meeting and recreational facilities. In addition, Snuffy’s, a small community store, provides a central, informal meeting place for residents

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•

Planning Assumptions and Land Use Summary • During the village planning process, participants relied on five key planning assumptions: Photo by Planning Staff

Montgomery County, 2025: Prices Fork Village Plan

• Population growth will continue during Adopted 16 November 2006

the next 25 years, in general accord with the County’s Comprehensive Plan.

(At slightly more than 1% average annual growth; up to about 25,000 more people in the County as a whole by 2030, with 6,000- 8,000 in the unincorporated areas and the remainder in the two towns; Residential development will be concentrated mainly in the County’s designated growth areas, including the Urban Expansion Areas, the Residential Transition Areas, and the seven Villages and six Village Expansion Areas. Prices fork is one such Village; Residential development densities in the Prices Fork area will occur in general accord with the County’s Comprehensive Plan, with 2 units per gross acre; Small amounts of job growth will occur in the immediate vicinity of Prices fork, mainly small scale local services and telecommuting jobs; and Public water and sewer service will be limited to those areas designated in the County’s Comprehensive Plan.

In addition, there were a number of specific assumptions made in developing the overall 295

Prices Fork Village Land Use Summary Overall Assumptions for Total Expansion Area: 875 acres, approx.; Infrastructure Capacity: 1,750 d.u. approx.. (1); Projected Gross Density: 2 du/ac. approx.

Settlement Type

Plan Reference

Acreage

Existing Units

New Units

Total Units

Average Density

Total Commercial Square Feet 150,000

Mixed Use Neighborhood

New East Neighborhood

70 ac.

0

350

350

5 du/ac (2)

Residential Neighborhood

New Central Neighborhood

125 ac.

0

500

500

4 du/ac

30,000

Village Infill

Historic Village Neighborhood

125 ac.

100

50

150

1.2 du/ac

40,000

Rural & Infill Areas

555 ac.

300

300

600

1 du/ac

10,000

Totals

875 ac.

400

1200

1600

2 du/ac

230,000

Rural Settlement

Notes: 1. Estimated capacity for both existing and new development from the County Comprehensive Plan. 2. Requires density transfer from surrounding viewshed to achieve 5 du/ac.

General Notes: 1. The above table summarizes estimates for the full buildout of the Prices Fork Draft Land Use Plan, as affirmed at the Community Meetings in March to May, 2005.

2. The Full Buildout of this planning area is beyond the 25-year horizon of the Comprehensive Plan 3. All acreages and unit totals (both existing and new) are approximate and have not been verified.

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land use categories for the Prices Fork Village Plan. The consultants assumed that there are approximately 875 developable acres in the Prices Fork Village and expansion area; that infrastructure capacity was 1,750 dwelling units; and that the projected gross density was two dwelling units per acre.

Neighborhood Types and Land Uses Mixed Use Development Mixed use development has been the rule rather than the exception in the majority of the Villages in Montgomery County. Part of this is due to the nature of small, contained, and constrained spaces. Unlike their larger counterparts, which have the luxury of land and expansive public works and may more clearly separate uses, villages and village expansion areas are constrained by limited public facilities, especially the possible extent and capacity of public water and sewer. Given the limitations, all of the land use designations are based on the assumption of mixed use development.

Mixed use development means that while certain uses may be deemed most appropriate for a specific area of the village, the primary use designation does not preclude other types

of development in, near, or in lieu of the primary designation. In a sense, this approach means that portions of the villages and village expansion areas are treated, in essence, as large planned unit developments. Indeed, the mixed use approach to village development encourages the creation and strengthening of the sense of community with the village by making goods, services, and jobs more readily available and accessible to residents. The approach also assumes that future development, rather than destroying or overpowering the historic core, will be designed to strengthen the historic development patterns, add to the quality of life of residents, and provide appropriate levels and scale of development.

New Mixed Use Neighborhood (New East Neighborhood) The new mixed use neighborhood is located at the eastern edge of the Prices Fork Expansion Area (adjacent to Merrimac Road).

Neighborhood development in this area should be pedestrian oriented, with streets laid out generally in a “grid” pattern, forming blocks and a connected sidewalk system. Mixed Use neighborhoods, as the name implies, allows for a mixture of residential, commercial, and professional uses. Industrial uses, however, would not be appropriate for the area. It is assumed that the area will encourage a variety of dwelling types, densities, and costs, for all kinds of people should be included--younger, older, singles, families, a variety of income levels, etc. Development in the new mixed use neighborhood should be compatible with the historic rural setting. Scale, massing, colors, and materials of new buildings should be traditional and compatible with the venacular architecture and style of the existing historic neighborhoods and the traditional rural context.

Photo by Planning Staff

New Residential Neighborhood (New Central Neighborhood) The New Residential neighborhood provides a transition between the higher density development closer to Blacksburg and the more traditional lower density development of Prices Fork. As with the new mixed use neighborhood, the new residential neigborhood should be pedestrian friendly, laid out on a “grid” pattern with an interconnected street and sidewalk system, provide traditional neighborhood amenities (tree-lined streets, on-street parking, and lighting). The neighborhood should allow for a variety of dwelling types, densities, and costs. While some commercial or professional offices would be allowed, the primary emphasis in the New Central Neighborhood, is residential.

Commercial development would be limited to a small-scale clustered area along the neighborhood’s new “Main Street.” The development of central neighborhoods should be done in light of connectivity. Any new development in the new neighborhoods (both East and Central) should be done in such a way as to connect them to the larger village rather than as discrete, isolated units.

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Village Infill (Historic Village Core, Prices Fork Historic District, and adjacent neighborhoods).

Careful siting and design of new structures should be used to maintain open vistas from adjacent properties.

The Village Core represents the heart and soul of Prices Fork. As such, any development or renovation within established neighborhoods should be compatible with adjacent structure and the neighborhood as a whole. The scale, massing, colors, and materials of new buildings should be traditional and compatible with the Villages historic architectural fabric. Given the rural vistas provide an important historical context for the Village Core of Prices Fork, new development should not block scenic views or vistas, particularly from public roadways.

Rural Infill (Existing Neighborhoods Outside of the Historic Core and open spaces) Rural Infill areas include the portion of Prices Fork accessed from Thomas Lane, between Brooksfield and Keisters Branch Roads, and other areas not included in specific neighborhood areas. Development in the Rural Infill areas should be located in environmentally suitable areas and should be designed to preserve important environmental and cultural resources.

New streets should match the rural character of

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existing roads, including streets that are relatively narrow, which slows traffic. Civic buildings (such as churches or a new school) should be on prominent sites with good circulation and access. Any new development should be interconnected with the existing village rather than designed as a discrete and isolated neighborhood and should be done in such a way that minimizes disruption of existing landforms and removal of existing vegetation (specifically trees or wooded groves). Selected Rural Infill Areas with both public water and sewer can achieve higher densities than those areas that lack either on or both of these utilities or which have environmental constraints.

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Prices Fork Critical Features Map

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Prices Fork Future Land Use Map

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Prices Fork Illustrative Land Use Map

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Prices Fork Transportation Map

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Prices Fork Village Plan: Statement of Preferred Future The following statement of the preferred future of Prices Fork was created by the citizens at the first meeting, evaluated and refined at the second meeting, and affirmed by acclamation at the third meeting. This Vision Statement essentially summarizes the key goals for the future of the village.

to the south of the village and a system of bicycle and pedestrian paths.

A range of park and recreation areas have been created, including small parks within neighborhoods, and a new community park that serves as a gathering place to anchor the community, all connected to each other and to residential areas by safe streets, biking trails and sidewalks.

In the Year 2030, Prices Fork: Remains a Historic, Rural Village with a Strong Community Identity.

Prices Fork is still a place where people know each other and where generations grow up and stay. It is a place where children are valued and residents know the local history. It remains a village surrounded by scenic views of fields, forests and mountains.

The village has accommodated a substantial number of new residents as well as some new, small scale businesses, but important historic buildings have been preserved and new development has been integrated sensitively into the historic fabric, with special attention paid to preserving the historic relationship of buildings to the street. Citizens and businesses are active in organizing fairs, festivals, farmers markets and other events and activities that enhance the sense of community identity.

As one approaches Prices Fork, there is a clear sense of leaving the Town of Blacksburg and approaching the village, as well as a clear sense of entering the historic village core. Prices Fork is more than just a “bedroom� community it has a group of small businesses that provide some services and employment opportunities for local residents - although the majority of residents still commute to jobs outside of the village.

Has Good Community Facilities and Services that Support the Vision. The local elementary school continues to serve as an important unifying feature of the community. Traffic on Prices Fork Road has been stabilized through traffic-calming measures, improved connectivity of streets within the village, the completion of a limited access parkway

Montgomery County, 2025: Prices Fork Village Plan

Public water and sewer service is provided for a defined, compact area around the village, thereby providing adequate capacity to accommodate a reasonable amount of future growth, but preventing a scattered, dispersed pattern that would worsen traffic and undermine the rural character of the community.

Has a Harmonious Pattern of Compatible Land Uses. The core of the village has some small-scale stores and service businesses. Overall, the village has a moderate level of residential density, including a diverse mixture of housing types and lot sizes, including housing for all age groups and income levels. Neighborhoods are clearly defined and are interconnected with each other and with the village core through streets, sidewalks and trails. New development is sited so as to preserve the views of open space surrounding the village and rural visual character of Prices Fork Road. The village is mainly a residential community, with no heavy industrial uses and only limited commercial uses.

Collaborates with the County, the Town and Virginia Tech in order to Achieve its Vision. Knowing that the success and well being of the village depends upon mutual cooperation with neighboring jurisdictions, the village leaders of Prices Fork have established effective relationships with Montgomery County, Blacksburg, and Virginia Tech in order to achieve mutual goals. Each of the parties respects the needs and desires of the others and continues to work toward common goals and mutually acceptable solutions to issues that arise. The Town respects the Village’s desire to control its own destiny and remain an independent community under the County's jurisdiction. The village continues to plan for the future, in an open, collaborative and orderly process.

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Prices Fork Village Plan: Policies The following policies were developed in meetings with village citizens.

These policies are to guide the actions of the County, State Agencies, the Town of Blacksburg and private landowners to achieve the preservation and development of Prices Fork in accord with the Vision of this Plan.

the west. These gateways should be understated, with a traditional, rural village character, with street design, landscaping and architecture that will naturally slow traffic as it approaches the village.

PFV 1.0 Land Use and Urban Design Policies

PFV 1.1.6 Proffers Are Expected to Mitigate Impacts.

Any rezoning to a higher intensity of land use, particularly residential land uses, will be expected to provide proffers of land, infrastructure and/or funding to off set the impacts of the development, particularly on capital facilities such as roads, parks, schools and public safety.

PFV 1.1 General Policies PFV 1.1.1 Overall Gross Density for the Village Planning Area. The overall density of the village planning area should never exceed two (2) dwellings per gross acre at full build-out (not expected to occur for at least two or three decades).

PFV 1.1.2 Compatibility is Fundamental. The density, type and character of new development must be compatible with the existing village, the vision of the village’s future, and be generally consistent with the Land Use Plan Map. New development must be compatible with the traditional forms and architectural character of the village.

PFV 1.1.7 Incorporate Universal Design Features. A portion of dwelling units within any given residential project should feature "universal design" in order to provide for all age groups and to allow people to "age in place" within the village.

PFV 1.2 Rural Settlement: Land Use and Urban Design in Rural Infill Areas PFV 1.2.1 Residential Density. The net density on a given tract of land should not exceed an average of 1.0 dwellings per gross acre in the areas designated on the Land Use Plan Map as Low Density Traditional Rural Residential Uses.

PFV 1.1.3 Guidelines Are Firm But Flexible. The policies of this plan are firm guidelines for the County and for developers. While there is flexibility in how to achieve these policies, all new development should follow them in spirit and in action.

PFV 1.1.4 A Variety of Housing Types Should be Built.

The County will encourage a variety of housing types, costs and net densities, in order to provide high quality housing for a range of ages and income levels. Most housing will be single-family detached units, but may include accessory units, small single-family detached dwellings, apartments on the second floor levels of employment or civic buildings, and housing for elderly citizens.

PFV 1.1.5 Village Gateways. Establish Clear Gateways at the Major Road Entrances to the Village. Landscaping, signage, grading and pavement design should be used to create a sense of transition into the village on Prices Fork Road from the east and south, and on McCoy Road from Montgomery County, 2025: Prices Fork Village Plan

PFV 1.2.2 Streetscape Features. Streetscape improvements should include all-weather walking paths, street trees and parking behind buildings.

PFV 1.2.3 Connectivity. All new streets must connect into other streets, including the existing street network in order to maintain and improve the connectivity of the local street system, for safety and efficiency of travel.

PFV 1.3 Residential & Mixed Use Neighborhoods: Land Use and Urban Design in New Central Neighborhood and New East Neighborhood

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PFV 1.3.1 Residential Density. The residential density on a given tract of land should generally not exceed a maximum of four (4) dwellings per gross acre, with a goal 304

of preserving some useful open space on each site, with the higher density levels achieved in conjunction with proffers of conservation easements on significant open land adjacent to the village.

PFV 1.3.7 Encourage Mixed-Use Development of a Neighborhood-Scale. Most new commercial development in the Prices Fork planning area, as well as the higher density residential development, should be located along the Town boundary, south of Prices Fork Road, on Merrimac Road.

Net residential density on a portion of a given tract of land should not exceed five (5) dwellings per net acre in the areas designated on the Land Use Plan Map as Low to Medium Density Mixed Residential. The density of a particular new development site may be somewhat lower or somewhat higher than this guideline, depending upon the constraints of the site and how well the developer meets the policies of this plan and mitigates the impacts of the development.

PFV 1.3.2 Areas with Higher Net Densities. Areas with higher net densities should be dispersed throughout the planning area as shown conceptually on the Land Use Plan Map. Each such area should be small and compact so as to form a focal point for a particular neighborhood or development, and should be designed to reinforce the traditional, grid street network.

(a) This area should be developed in a traditional pattern with mixed uses closely knit together, wide sidewalks and street trees, small building setbacks, apartments above the stores and parking behind the buildings. Small-scale apartment buildings of up to twelve units per building and two stories above the street, with units not exceeding three bedrooms each, may be interspersed with the commercial uses.

PFV 1.4 Land Use and Urban Design in the Historic Village Neighborhood Area

PFV 1.3.3 Streetscape Features on Major Streets.

Streetscape improvements in these areas should include curb and gutter, sidewalks, on-street parking with curb bump-outs, pedestrian crosswalks at intersections, parking behind buildings and in alleys, building heights of two stories above the front street level, small front building setbacks, traditional street lights and street furniture, pocket parks and public greens or squares defined by adjacent building facades.

PFV 1.3.4 Streetscape Features on Minor Streets.

Streetscape improvements should include walking paths, street trees and parking behind buildings.

PFV 1.3.5 Street and Walking Connections. New development should provide street and pedestrian path connections within the site and to adjacent properties, including "stub" connections to the property line of sites that are planned but not yet rezoned or developed.

PFV 1.3.6 New Local Commercial Uses. New commercial uses in the Prices Fork area should be aimed primarily at providing goods and services to local residents Montgomery County, 2025: Prices Fork Village Plan

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PFV 1.4.1 Density for the Historic Village Neighborhood Area. The overall density of new residential development should generally not exceed on average, approximately 1.2 dwellings per gross acre in the designated historic area as shown on the Land Use Plan Map. (Net densities at the rear portions of tracts may be higher to balance the lower densities on the front portions of tracts, in order to preserve the rural, historic character of the village).

PFV 1.4.2 Maintain the Historic Settlement Pattern of the Village. This Plan strongly encourages new development to follow the historic pattern of development in Prices Fork, including small-scale, compact development, and maintaining a variety of building setbacks, entry configurations and parking arrangements.

PFV 1.4.3 Encourage Smaller Lots to Locate at Rear of Sites. New residential development should locate larger lots of an acre or more along the frontage of existing streets, especially Prices Fork Road, with the smaller lots located behind the larger lots, away from the road, in order to maintain the historic character of the streetscape.

Any townhouse units in this area should consist of not more than three or four units in a row and not more than 305

two stories above the street.

from adjacent uses with landscape buffers and using alley access where feasible.

PFV 1.4.4 Encourage Infill Development. Most of future growth in the historic neighborhood area should be infill and redevelopment of existing sites. Ensure that new infill development is compatible with the existing rural, historic character of the architectural fabric and siting of structures, especially along Prices Fork Road. Such development should be a small-scale mix of shop fronts and civic buildings interspersed with residential properties.

(c) Providing a strong pedestrian orientation along the street frontage, with parking located mainly at the rear of the buildings (d) Prohibiting auto-oriented functions like drivethrough windows (e) Encouraging new buildings to generally match the setbacks of adjacent buildings while also maintaining a variety of setbacks and orientations.

PFV 1.4.5 Encourage Mixed-Uses. Land uses along Prices Fork Road in the Historic Neighborhood Area should be a mix of residential, commercial, office and institutional uses. Limit new commercial and employment uses to small-scale, individual or stand-alone buildings with small building footprints that are architecturally compatible with the existing commercial and institutional uses. Auto-oriented and higher volume retail uses should not locate in this area; those should instead be in the designated eastern neighborhood.

(f) Orient building fronts toward main streets, and service backs of buildings through alleyways, wherever feasible (g) Encouraging porches, street trees, street furniture, sitting areas and other pedestrian-friendly design elements.

PFV 1.4.6 Encourage Live/Work Units. Encourage “live/work” units, which feature a shop or small-scale office use on the ground floor and a residential dwelling above or behind the shop, not more than two stories above the street.

(h) Establishing an all-weather path system through the historic neighborhood area, along but not on - the major streets and connecting commercial and institutional sites to each other. (i) Encouraging adaptive reuse of historic structures.

PFV 1.4.7 Minimize the Impacts of Road Improvements.

Evaluate and minimize the impact on historic structures from any publicly or privately funded road or streetscape improvements within the planning area.

PFV 1.5 Prices Fork Road Corridor

PFV 1.4.8 Design Details. The County and the Prices Fork community will strive to maintain the rural, informal character of the historic village neighborhood area by: (a) Preserving of the “context” of historic structures, as well as the structures themselves, including their natural settings, contributing outbuildings, fences, hedgerows and other elements of the natural and historic landscape that enhance and frame the historic structure. (b) Locating new or expanded parking areas behind or to the side of the buildings; screening parking Montgomery County, 2025: Prices Fork Village Plan

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PFV 1.5.1 Preserve Views. Except in the Historic Core, as development occurs along the corridor, site new buildings away from the existing roadway so that they are at a low enough elevation to preserve the views of the surrounding farms, forests and mountains.

PFV 1.5.2 Avoid Reverse-Frontage Development. New development adjacent to Prices Fork Road should front a new parallel street so that the fronts of new buildings (rather than the rear) face toward Prices Fork Road.

PFV 1.5.3 Manage Access. Develop and implement an access management plan along Prices Fork Road to limit the number of access points on the road, consistent with the land use and design policies for this corridor.

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PFV 1.5.4 Encourage Connectivity. Encourage interparcel connections between all sites along Prices Fork Road for both vehicles and pedestrians, including making new connections to existing neighborhoods that need better and safer access, such as Montgomery Farms.

PFV 1.5.5 Calm the Traffic. Calm traffic that flows into adjacent residential areas through the use of traffic-calming devices and street design, and to provide safe pedestrian crossings.

PFV 1.5.6 Create a Clear, Major Gateway to the Prices Fork Area. The Town/County boundary at Prices Fork Road is the key entry point to Prices Fork. The change in road width from four lanes to two lanes should be maintained, but the intersection should be redesigned to improve traffic flow and provide a strong sense of identity when entering Prices Fork. Landscaping, signage and pavement configuration should reinforce a transition from Town to County.

PFV 1.6 Virginia Tech Property PFV 1.6.1 Preserve the Open Fields Adjacent to Prices Fork Road. The Virginia Tech property is critical to the future of Prices Fork. The strong desire of the local community and the County is that the open, agricultural fields be preserved.

corridor to ensure compatibility with the existing, historic design context, including signage, lighting, and streetscape.

• Review and amend the County Zoning and Subdivision Ordinances and other development standards to ensure that they do not present barriers to achieving the vision for Prices Fork and to implementing the policies of this plan.

• Adopt a Traditional Neighborhood Design (TND) ordinance for the County, including provisions applicable to designated growth areas such as Prices Fork.

• Identify and eliminate barriers to TND development in the current zoning and land subdivision and development ordinances of the County.

• Provide density and other incentives to make TND a preferred choice of landowners.

• The County will encourage compatible infill development of vacant sites within the village through zoning or other regulatory incentives.

• The County will use the Comprehensive Plan to guide rezoning decisions; it will not rezone to higher density until feasible and only in accord with adopted plan priorities and policies.

If, in the future, development occurs on the site, the fields adjacent to Prices Fork Road should still be preserved, while more intensive land uses could be developed in areas away from the road and buffered from adjacent properties. Such development should be a mix of uses, including institutional uses such as research and educational facilities, as well as a variety of housing types and densities, linked to the employment uses and to the village core with pathways and local street connections.

Land Use and Urban Design Action Steps: • Develop comprehensive corridor design guidelines for new development and redevelopment in the Prices Fork Road

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• Ask that development proposals be initially presented in the community (e.g. at the Grange or the school), rather than in (or in addition to) Christiansburg.

PFV 2.0 Government and Planning PFV 2.1 Collaboration is Key. The County will collaborate with other government entities to ensure that the policies of this plan are implemented and the Vision is achieved.

• The Town and County will adopt a formal agreement to maintain the current Town/County boundary adjacent to Prices Fork.

• Develop a community center for the village, located within the historic area.

PFV 2.2 Coordinate with Town on Boundary Issues. The County will work closely with the Town of Blacksburg to maintain the current Town boundary, coordinate land uses along the edge, coordinate road linkages and coordinate the provision of public services and facilities.

• The County will track total population growth and land use changes in and around the village to ensure that the policies of this Plan are being met.

PFV 2.3 Work Closely with VDOT to Achieve the People’s Vision. The County will work closely VDOT to ensure that the urban design, mobility and public safety policies of this plan are implemented. Cooperation between the County, VDOT, and private developers will be critical to the success of this plan.

PFV 2.4 Encourage Coordination Among Property Owners Associations. The County will foster the creation of Property Owners Associations as may be needed to provide funding and management of various public facilities within the planning area as new development occurs. Such associations should be designed, managed and coordinated so that the Prices Fork community remains a unified community and not a disconnected assembly of separate quasi-governments. Shared ownership, funding and maintenance of certain facilities may help promote such unification.

PFV 2.5 Encourage a Unified Community. The County will encourage the people of Prices Fork to act as a single, unified community when working with the County, Town and State in implementing this Plan. The citizens committee appointed for this Plan is one step toward that unified approach. The County encourages the citizens to take a leadership role in implementing this Plan once it is adopted.

• Village residents, businesses and public officials will keep our eye on the Vision for 2030 to make the long term Vision an "embedded" element in the collective minds of the community.

PFV 3.0 Cultural Resources PFV 3.1 Encourage Awareness and Knowledge of Local History. Encourage better understanding and education about the value of its historic resources and ways that they can be better preserved.

PFV 3.2 Encourage Historic District Expansion. Encourage the expansion of the Prices Fork State and National Historic Districts to include all qualifying sites and structures.

PFV 3.3 Encourage Adaptive Re-Use of Historic Structures.

Encourage the adaptive re-use and rehabilitation of historic structures throughout the Prices Fork area.

Cultural Resources Action Steps:

Government and Planning Action Steps: • Continue the Prices Fork Citizen Advisory Committee as an ad-hoc committee to work with the County on finalizing the Plan.

• Appoint a designated Village representative and alternate to coordinate with the County during plan refinement, adoption and implementation.

Montgomery County, 2025: Prices Fork Village Plan

Adopted 16 November 2006

• Work with property owners to extend National and State Historic District to include other historic sites and structures in and around the historic neighborhood of the village.

• Establish a series of Historic Interpretive Markers at key points throughout the village.

• Develop and adopt historic architectural guidelines, either as policy recommendations to land owners, or as 308

street trees and vegetative buffers at the rear of commercial sites and along any edge contiguous with residential uses.

part of a County historic overlay district for the designated historic area.

PFV 5.0 Educational Facilities

PFV 4.0 Economic Resources PFV 4.1 New Local Commercial Uses. New commercial uses in the Prices Fork area should be aimed primarily at providing goods and services to local residents.

5.1 Retain the Elementary School in the Historic Neighborhood Area. The County will make every effort to keep the existing elementary school on its current site.

PFV 4.1.1 Location. Commercial uses should be located only at the key points in the eastern neighborhood on Merrimac Road as shown on the Land Use Plan Map (as well as a small amount of commercial infill development within the designated historic area). Such uses should be small scale and compatible with the historic nature of the village.

PFV 4.1.2 Size. Commercial uses are not planned to be a major part of the land use mix in Prices Fork. Rather, a small amount of local retail and personal service businesses are expected, along with significant numbers of home occupations. In the eastern neighborhood retail uses and carefully integrated auto-related uses may be allowed. In the historic area, only small scale, "mom & pop" style stores are appropriate.

(a) The County will strive to acquire adjacent land as necessary to upgrade the current facility so it can continue as an elementary school. (b) If the County has to acquire a new elementary school site it will be located within or at the edge of the historic area of Prices Fork. (c) If the current site cannot be made suitable for continuing as an elementary school, the policy of this plan is that it be converted to a civic use that reinforces the identity and function of the historic area, such as a community center and/or museum of local history or compatible private uses such as a gym, trade school, day care center, or elderly housing. (Note that elderly housing or an assisted living facility would be an exception to the general guideline of one dwelling per acre; however, the school is an existing structure and further, the impacts of an elderly housing facility would be generally far less than higher density conventional housing).

PFV 4.1.3 Major Commercial and Industrial Uses.

This plan discourages major commercial or industrial uses such as shopping centers, big-box stores or industrial parks.

PFV 4.1.4 Employment Centers. The only potential major employment center called for in this plan is an agricultural-related research center on the Virginia Tech property, near the historic area. Any use of this property should adhere to all applicable policies of this plan.

PFV 4.1.5 Parking. Parking should be located to the side or to the rear of commercial uses. Access points onto existing roads should be coordinated with adjacent properties in order to keep the number to a minimum.

PFV 4.1.6 Signage. Signage should be small scale, traditional and in keeping with the rural nature of the village.

PFV 4.1.7 Landscaping. Landscaping should include Montgomery County, 2025: Prices Fork Village Plan

PFV 6.0 Environment Resources PFV 6.1 Preserve Floodplains. The County will encourage preservation of the 100-year floodplains in their natural state to protect against floods and to function as an integral part of the County's network of open space.

PFV 6.2 Preserve Buffers Adjacent to Floodplains and Karst Formations. The County will encourage the preservation of a natural riparian "buffer strip" adjacent to floodplain areas and setback buffers from Karst sinkholes, in order to protect and enhance water quality and to maintain wildlife habitat areas adjacent to stream corridors.

PFV 6.3 Encourage Pervious Paving Materials. The County will encourage the use of pervious paving materials for parking

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lots and driveways where feasible to maintain groundwater and surface water quality, and to reduce sheet flows from paved areas.

PFV 6.4 Discourage Development on Steep Slopes. The County will discourage development on slopes over 15% and encourage these areas to be maintained as open space to minimize erosion, downstream flooding and pollution.

PFV 6.5 Manage Development on Moderate Slopes. The County should ensure that new development on slopes between 10% and 15% incorporates retaining walls, erosion resistant plantings and careful site planning in order to minimize land disturbance and erosion potential in these areas.

PFV 6.6 Promote Regional Stormwater Management. The County will create guidelines and regulations for coordinating stormwater management facilities on a regional and sub-regional basis rather than site by site.

PFV 9.0 Recreational Resources PFV 9.1 Greenway Park and Trail System. Support the development a county-wide greenway park and trail system master plan.

PFV 9.2 Pocket and Neighborhood Parks and Green Spaces.

Encourage developers to provide pocket and neighborhood parks and green spaces in their development designs.

PFV 9.3 Co-Use of School Facilities. Encourage the development of a joint use agreement between the Montgomery County Public Schools and the Montgomery County Parks and Recreation Department for the multi-use of school facilities.

Recreational Resources Action Steps • Work with Parks and Recreation and the Greenway Committee to design a master parks plan for the Village of Prices Fork.

PFV 6.7 Solve Existing Drainage Problems. The County will work with landowners and VDOT to address existing drainage problems in existing neighborhoods.

• Design and develop a "Historic Trail" through the village, linking key sites with a walking/biking trail system.

Environment Resources Action Steps PFV 10.0 Transportation Resources • Develop standards for regional and sub-regional stormwater management facilities the County Engineer will develop guidelines and regulations for developers to coordinate plans for stormwater management facilities.

• The County will work closely with local rural landowners to maintain a green buffer of farmland and open space surrounding the village, through techniques such as agricultural zoning, agricultural and forestall districts, agri-tourism and open space land acquisition. The County will work to develop incentives for landowners to preserve those areas, including an economic development strategy for agricultural areas.

PFV 10.1 Recognize that Roadways Are Public Spaces. This plan recognizes that public roadways are not just conduits for transporting people and vehicles. Rather, they are public spaces with important social and cultural functions, including viewing the community and meeting neighbors.

PFV 10.2 Extend, Connect and Complete the Streets, Incrementally. Extend existing streets as shown on the Future Street Network Map; PFV 10.2.1 Interconnected Grid Network. Interconnect new streets to form a loose grid network;

PFV 8.0 Public Safety Resources PFV 8.1 Fire and Rescue Facilities. The existing BlacksburgHethwood station and the existing Longshop & McCoy station will continue to serve the Prices Fork area. The County should plan for and reserve a long-term site for a fire and rescue and sheriff substation, with good access to Prices Fork Road and Thomas Lane.

Montgomery County, 2025: Prices Fork Village Plan

Adopted 16 November 2006

PFV 10.2.2 Pedestrian Facilities. Incorporate pedestrian paths or sidewalks into all new and existing street systems to protect pedestrians and improve mobility; PFV 10.2.3 Bike Lanes. Incorporate bike lanes into collector and arterial roads to protect cyclists and improve mobility.

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PFV 10.3 Strongly Discourage Cul-de-Sacs. As shown on the Illustrative Plan Map, cul-de-sacs undermine the desired connectivity of Prices Fork. In order to achieve safe streets with a sense of privacy, courts or "eyebrows" can be created rather than cul-de-sacs.

Transportation Resources Action Steps: • Evaluate the feasibility of bus transit from the Village (and possibly a location for a commuter parking lot). Prepare and present a report to the Board of Supervisors.

PFV 10.4 Traffic Calming. “Calm” the Traffic. The use of traffic calming devices is a priority for the major roadways through the village, especially on Prices Fork Road within the designated Historic Area.

• Design a Detailed Streetscape Plan for the Prices Fork Road corridor and seek funding for streetscape enhancements and traffic calming measures, such as parking islands, streetlights, landscaping and street furniture.

PFV 10.5 Make All Travel Modes Safe. Work with VDOT to ensure that pedestrian and bicycle mobility and safety have equal priority with motor vehicle mobility and safety on all public roadways.

• Coordinate with the County and VDOT to implement "traffic calming" elements within and around the village, especially along Prices Fork Road.

PFV 10.6 Manage Access. Limit new access points on the major through-roads designated in this Plan.

• Complete an alignment study for the Southgate Parkway and acquire the necessary right-of-way for that road.

• Complete construction of the Southgate Parkway.

PFV 10.7 Construct Roads in Conjunction with Rezoning Approvals. Require development applicants to dedicate rightof-way and build their portion of new roads, in conjunction with receiving zoning approvals for higher densities.

PFV 10.8 Plan for Long-Term Through-Traffic. Limit the impact of through traffic by providing new alternative street connections through the village, as shown and described in this plan, and by constructing the Southgate Parkway along the southern edge of the planning area. This new road should be a controlled access, scenic, high-volume roadway that carries through traffic around rather than through the village.

PFV 10.9 Pursue Public Transit. The County will pursue opportunities for public transit, such as a trolley or bus system service to key points within Prices Fork.

PFV 10.10 Collaborate with Metropolitan Planning Organization (MPO). The MPO provides an excellent opportunity for effective regional transportation planning, and an opportunity for the localities to coordinate their plans for land use and transportation, including the proposed Southgate Parkway connector road.

Montgomery County, 2025: Prices Fork Village Plan

PVFP 11.0 Utilities PVFP 11.1 Extent Public Water and Sewer Service. The County will provide and manage public water and sewer service for Prices Fork. The County will require that new development connect to these systems and will prohibit new private wells and septic systems.

PFV 11.2 Limit of Public Water and Sewer Expansion. The County will limit water and sewer service to the designated Service Area set forth in this Plan. Providing public utility service only to the designated area will ensure that new development is compatible with the villages historic character, is affordable for the County to serve, and enhances rather than degrades the quality of life for local residents. A potential exception to this policy is the possibility of extending water service to the Brooksfield Road and Mt. Zion Road area to serve existing residents.

PFV 11.3 Treatment Capacity. The County will monitor available treatment capacity. The County will approve rezonings to higher intensity uses only in conjunction with assurances that adequate water and wastewater treatment capacity will be available.

Treatment capacity will be expanded in accord with the County's long-range capital improvement plans. Public utility capacity will be planned to accommodate the orderly growth in the area, in accord with the County's overall Comprehensive Plan, rather than to create or "drive" that growth.

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PFV 11.4 Capacity for Employment Uses. The County will reserve a modest amount of capacity (roughly 20% of total allocated to the planning area) for non-residential development/expansion.

PFV 11.5 Underground & Buried Utilities. Require developers to place utilities underground in all new developments.

Utilities Action Steps: • Review all ordinances, and amend as needed to ensure that all new development is required to place utilities and wires underground.

• The County Public Service Authority (PSA) will work with the Planning Commission to develop a policy for allocating sewer and water capacity in the area in conjunction with rezoning approvals so as to ensure that treatment capacity is reserved for such approved development.

• Place overhead wires underground in the historic area.

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Riner Village Plan Montgomery County, 2025

Adopted-25 June 2007

The Village of Riner Introduction The purpose of a village plan is to guide development within that community, while maintaining the village’s distinct identity. The village planning process provides citizens in each of the seven villages (six plans) with a say in how their respective communities develop over the next twenty years. This input is important because of the County’s focused growth approach, which will focus 80% of the County’s growth between now and 2025 into the villages, village expansion areas, residential transition areas, and the urban expansion areas.

Under the guidelines established in Montgomery County, 2025, villages are defined as “ larger rural communities where limited mixed-use development activity has historically occurred and public utilities are available;...are separate and distinct from each other and from nearby towns;... and have served as and will continue to serve as focal points for surrounding rural areas.” The village expansion area, on the other hand, is defined as the areas “adjacent to existing villages where appropriate new

Agricultural lands on the west side of Riner provide a sense of history and place while maintaining the pastoral setting. development can be accommodated while retaining the viability and character of the historic village core. It is assumed that the villages and village expansion areas are either currently served by public water and sewer and other public facilities (schools, parks, or fire and rescue stations) or where public water and sewer is likely to be provided in the future.

Additional copies were handed out or sent to neighborhood volunteers who distributed the survey in their neighborhoods. In addition to the community survey, a student survey was distributed to students at Auburn Middle School and Auburn High School.

Survey results indicated that transportation, growth, school related issues, and the lack of community amenities, activities and entertainment were the four primary issues likely to dominate future community discussions. Transportation issues centering on Route 8 dominated most of the comments.

Concerns included the level of traffic in the morning and the difficulty of turning onto Route 8, specifically at the school campus entrances in southern Riner, the Fairview Church/Union Valley intersection in the village center, and the Dairy Road intersection at the north end of the Village.

Residents had mixed reactions to growth within the community and the surrounding area.

Their responses indicated that while they liked the rural atmosphere of the Riner area, they

Planning Process and Community Input Results The Riner Village Plan was created through a collaborative planning effort that involved Riner residents and other interested citizens, County officials and staff, students from Virginia Tech, and the consulting team of Milt Herd and Vlad Gavrilovic. .

Village Survey

Route 8 remains the primary north/south corridor through Riner and between Floyd County and Interstate 81.

Montgomery County 2025: Riner Village Plan

The planning process began in October 2006 with the Riner Village Survey. The survey was conducted by community volunteers at the Auburn Elementary School Fall Harvest Festival.

Adopted-25 June 2007

Riner residents worked with the consulting team of Milt Herd and Vlad Gavrilovic to develop a Vision for the Future of Riner.

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developed during the meetings to formulate a vision and develop a advisory planning document. The draft plan was submitted to the Planning Department in June, 2006 for review and revision.

wanted to see additional community-based commercial and community development within the Village of Riner. In particular, respondents noted the lack of non-school related activities and opportunities. Finally, participants expressed strong support for the schools, but were overwhelmingly dismayed by the current condition of Auburn Middle School.

The surveys were tabulated and the results were presented during the first community meeting, held on February 11, 2006.

Plan Adoption

Riner Community Meetings During February, March, and April, 2006, The County conducted three public workshop meetings. These meetings were well attended by enthusiastic local citizens who represented a range of viewpoints about the future of the village. Through the work of these citizens, a draft plan was developed that reflected a consensus of those participants.

The first meeting, held on February 11th, involved “creating the vision.” Participants reviewed available planning tools and techniques; identified issues of concern for the village; and began to define a preferred

The Bank of Riner, ca. 1912

Residents worked together to develop a vision for Riner’s future.

future of the area, described in words and graphics. During the second meeting, “Refine the Future,” held on March 11th, participants reviewed results from the first workshop; defined preferences; and evaluated a draft vision statement, goals, and alternative draft land use and transportation concepts. The final meeting, “Affirm the Vision,” was held on April 1. During the course of the meeting, participants reviewed the results of the first two workshops; evaluated and affirmed the vision statement; and evaluated, refined, and affirmed the land use and transportation maps and the policies for all of the plan elements.

The concerns expressed during the course of the three community meetings, for the most part, mirrored the results of the survey, with two notable exceptions: community meeting participants expressed far more concern about environmental and historic preservation issues than did the survey participants. Groundwater, surface water, stormwater runoff, and the impact of development on surrounding agricultural lands dominated the environmental discussions, while issues surrounding the need for a community center and the preservation of the cannery topped the community history and character discussions.

Following each meeting, the planning consultants worked with the materials

Montgomery County 2025: Riner Village Plan

Adopted-25 June 2007

The draft plan will be presented to the Montgomery County Planning Commission and later to the Board of Supervisors for consideration and for the required public hearings. The Planning Commission will hold its public hearing on the Riner Plan on site at the Auburn Elementary School on October 11,2006. Once adopted, the Riner Village Plan will become part of Montgomery County, 2025, the County’s comprehensive plan.

Historical Development Patterns Riner initially developed between 1830 and 1850. Although the village showed some growth between 1900 and 1930, Riner remained relatively unchanged for nearly 150 years.

Prior to 1990, development in the Village of Riner followed the historic crossroad development pattern, with dense development

The Surface Mill, ca. 1910 315

doubled in size. In 1990, there were 162 structures within the Riner village boundary.

Between 1990 and 2004, that number doubled to 324.

Current Trends & Conditions According to the 2000 Census, the Village of Riner had a population of 859, living in 315 households. Of those 315 households, 254 were considered families under the census definition.

The average household size was 2.73 and the

average family size was 3.07.

As with the rest of Montgomery County, Riner is expected to continue growing. Most of the village has already been platted for subdivision lots and is unlikely to see additional large scale subdivisions developed within the village and village expansion boundaries. At full buildout , Riner will likely have between 1100 and 1,200 dwelling units, nearly tripling the size of the existing community.

Part of the sidewalk built by the Work Projects Administration (WPA) in the 1930s. along the secondary road network. With the exception of Surface Road on the eastern side of Riner, there were no cul-de-sac roads within the village boundary. 1990, however, heralded a radical change in the development patterns in Riner., specifically in a shift from a tightly connected rural village model to a suburban model incorporating cul-de-sacs disconnected from the primary core of the village.

In the past 25 years, Riner has more than Montgomery County 2025: Riner Village Plan

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Public Facilities.

Public facilities and infrastructure have played a major role in the growth in Riner.

Growth occurs in areas where there is sufficient public infrastructure to support the additional development. The village is served by both public water and sewer; has an elementary, middle, and high school; a solid waste collections facility; a fire station; a rescue squad substation; and a post office. Aside from the school facilities, Riner has no public recreation facilities, although there are privately constructed trails in the Hillcrest subdivision which are currently being used by village residents.

All of the public facilities front on Route 8, as does the commercial strip development immediately south of the intersection of Route 8 and Union Valley/Fairview Church Road. The development of the civic and commercial infrastructure along the main north/south route has contributed, along with traffic travelling to and from Floyd County, to traffic problems during peak hours of the day.

Riner has an active civic community, including active school, historical, religious, and public-safety oriented organizations.

The view of Riner, looking east, from Auburn Elementary School.

Historic Resources.

The historic core of Riner was designated as a National Historic District and listed in the Nation Register of Historic Places in 1991.

Although some of the original structures have been lost and many of the structures are in need of renovation, the district has maintained the feel of the original crossroads community, right down to the WPA constructed sidewalk along the west side of Five Points Road.

in Riner.

The rapid development in Riner has led to concerns about the availability of water and the impact of urban runoff and stormwater on the Mill Creek watershed. Currently, the County is working with the Department of Conservation and Recreation to implement the Total Maximum Daily Load (TMDL) plan for the Mill Creek watershed, a plan that addresses at least some of the growth related issues.

Planning Assumptions

Environment

Auburn High School, ca. 1938 Montgomery County 2025: Riner Village Plan

The landforms in and around Riner comprise a rolling upland plateau that generally drains southwest to Mill Creek . Topography in the Village is organized into two rolling upland plateaus and a drainage swale between them roughly located in the center of the Village.

The historical Village of Riner developed around the original crossroad on the southernmost plateau. It is important to understand the influence of the site’s landforms on the pattern of human settlement that developed over time

Adopted-25 June 2007

At the second and third community workshops, the citizens discussed a set of “planning assumptions” from both a countywide and local perspective. These assumptions are meant to serve as a baseline of expected future changes that are considered to be either fundamental policies of the County or are the result of outside forces largely beyond the control of the local community. These assumptions were refined and affirmed by the citizens at the third workshop as follows.

Countywide:

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adjacent to the two towns. The majority of growth is expected to be focused on the seven villages, of which Riner is one.

the comprehensive plan established a rate of two (2) dwelling units per gross acre, much of Riner is already platted and the existing development patters effectively limit the overall gross density for the Village of Riner.

(a) Public water and sewer service will be limited to those areas in the Riner and Riner expansion area as designated in the County’s comprehensive plan.

(e) Undeveloped tracts within the village and village expansion areas may be developed as “infill” sites; some sites may be redeveloped with new buildings.

(b) Public sewer capacity is adequate to support expected growth during the coming twenty-five years, and public water capacity will be expanded as needed to meet the demand created by additional development.

(f) Regional traffic volumes in the Riner vicinity will continue to increase as population and job growth continue in the County and neighboring jurisdictions.

Riner:

Townhouses at Auburn Hills. (a) Population growth will continue during the next 25 years in general accord with Montgomery County 2025. At slightly more than 1% average annual growth; up to 25,000 additional people will be in the County as a whole by 2030, with 6,000 to 8,000 of them in the unincorporated areas. (b) Eighty percent (80%) of the new growth will be focused into the villages, village expansion areas, residential transition, areas, and the urban expansion areas

Montgomery County 2025: Riner Village Plan

(g) Schools will be expanded or added to meet any increase in student population

(c) Job growth will occur in the immediate vicinity of Riner, mainly from the development of small scale local services,, farm related enterprises, and commercial and retail establishments. (d) Residential development densities in the Riner area will be limited to 1.5 dwelling units per gross acre . Although

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Riner Village Plan: Statement of Preferred Future The following statement of the preferred future of Riner was created on November 9, 2006 by members of the Riner Village Plan Citizen’s Advisory Committee. This vision statement summarizes the key goals for the future of the village and supports the vision plan map that follows this text.

Character In the coming decades, Riner maintains its village feel, its sense of community, and its defining views of surrounding farmland and forested ridges. The village remains a safe place to live and raise a family, where citizens are active in the community and are proud of Riner’s identity as a distinct community with an agricultural heritage. It is a community where citizens of different backgrounds, ages, incomes, and occupations all interact in a variety of settings. Through careful management of its natural and cultural resources, Riner has a strong agricultural base and

a stable economy in which local businesses thrive. The schools are the centerpiece of the community, designed and constructed for multiple uses and long-term needs. The village has a community center, a library, and recreational facilities. Development is designed to avoid runoff and pollution of Mill Creek, Meadow Creek and Little River, and their tributaries. The village’s infrastructure is adequate to handle the water and sewer demands of the village.

Core The core of the village is a true center and serves as a gathering place for local people, as well as visitors. It has been carefully planned and built to retain a rural village e look and feel, with views outward to the farmland and forests surrounding the village. Historic structures have been preserved, rehabilitated, and redeveloped. Old and new development includes a mixture of dense, small-scale uses, integrated

Riner, 1895 Montgomery County 2025: Riner Village Plan

Riner, 2005 Adopted-25 June 2007

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with carefully designed public open spaces. The streets, parking, and access to buildings are designed to be safe and convenient for pedestrians and easy to maneuver for autos. The area is visually inviting, with sidewalks, street furniture, flower, and trees. The core includes a vibrant mix of residential, commercial, and civic uses, including a variety of affordable housing, mixed-use buildings, a few small restaurants and stores, a farmer’s market with local farm products, a community cannery, areas for recreation, schools, and fire and rescue services. The Riner Museum, Heritage Park, library, and community center, along with the schools serve the educational, recreational, and social needs of the community and foster integration among all village residents.

Connections Riner is easily accessible to its residents. Sidewalk and street connections have been enhanced to connect all parts of the village.

Sidewalks and trails connect the schools to surrounding residential areas, which are in turn connected to the commercial and civic uses in the core. Pedestrian bridges and crosswalks allow safe passage across Route 8, Fairview Church Road, and Union Valley Road .

Trails for hikers, bikers, and horses have been incorporated into the existing road system and as part of planned subdivisions. An improved road system enhances traffic flow and decreases congestion in Riner.

Through traffic on Route 8 has been slowed and, although growth in Floyd County impacts Riner, Route 8 remains a 2-lane, scenic byway leading to and from the village, and a pedestrian-oriented main street within the village. Compact development has fostered densities that

Montgomery County 2025: Riner Village Plan

support bus service to Christiansburg.

Context The outlying areas surrounding the village remain central to Riner’s identity as a rural village e. These agricultural and natural areas have been maintained and enhanced, with little or no loss of farmland, by means of both traditional and innovative economic enterprise and resource management. Production agriculture and forestry, agritourism, small-scale cluster residential development, agricultural and forestal districts, conservation easements, and protection of ridgelines, rivers, and waterways are all part of this mix. Riner, with its surrounding area, remains a key element of the county and region, thus it continues to gradually add new residents and businesses in context with the County’s plans for the future.

Change Riner has experienced gradual change in population, design, and land use, but the change has improved the sense of community and made it an even better place to live. The growth and development of Riner has been controlled through good planning and management, and has been compact and more rustic than urban in nature, thereby reinforcing the village feel and the rural, agricultural context. This has helped reinforce the sense of community; where people work, live, and play together; share common interests; and a sense of belonging.

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Riner Village Plan: Policies RVP 1.0 Planning and Land Use

RVP 1.1.6 Proffers Are Expected to Mitigate Impacts.

Any rezoning to a higher intensity of land use, particularly residential land uses, will be expected to provide proffers of land, infrastructure and/or funding to off set the impacts of the development, particularly on capital facilities such as roads, parks, schools and public safety.

RVP 1.1 General Policies RVP 1.1.1 Overall Gross Density for the Village Planning Area. The overall density of the village planning area should not exceed one and a half (1.5) dwellings per gross acre at full build-out.

RVP 1.1.2 Compatibility is Fundamental. The density, type, and character of new development must be compatible with the existing village, the vision of the village’s future, and be generally consistent with the Riner Future Policy Map. New development must be compatible with the traditional architectural forms and character of Riner.

RVP 1.1.7 Incorporate Universal Design Features. A portion of dwelling units within any given residential project should feature “universal design” in order to provide for all age groups and to allow people to “age in place” within the village.

RVP 1.2 Route 8 Corridor: Historic Village Core And New Village Core

RVP 1.1.3 Guidelines Are Firm But Flexible. The policies of this plan are firm guidelines for the County and for developers. While there is flexibility in how to achieve these policies, all new development should follow them in spirit and in action.

RVP 1.1.4 A Variety of Housing Types Should be Built.

The County will encourage a variety of housing types, costs, and net densities in order to provide housing for a range of ages and income levels. These may include accessory units, small single-family detached dwellings, apartments on the second floor levels of commercial and civic buildings, and housing for elderly citizens.

RVP 1.1.5 Establish Clear "Gateways" at the Major Road Entrances to the Village. Landscaping, signage, grading and pavement design should be used to create a sense of transition into the village on Route 8 (Riner Road) from the north and south, on Fairview Church Road from the west, and on Union Valley Road from the east.

These gateways should be understated, with a traditional, rural village character, with street design, landscaping and architecture that will naturally slow traffic as it approaches the village.

Montgomery County 2025: Riner Village Plan

Adopted-25 June 2007

RVP 1.2.1 Density. The residential density on a given tract of land should generally not exceed three (3) dwellings per gross acre in the Historic New Village Center and two (2) dwelling units in the New Village New Village Center.

The density of a particular new development site may be somewhat lower or somewhat higher than this guideline, depending upon the constraints of the site and how well the developer meets the policies of this plan and mitigates the impacts of the development. (See The Riner Village Land Use Summary, page 319) RVP 1.2.2 Maintain the Historic Settlement Pattern of the Village in the Historic Village New Village Center.

This Plan strongly encourages new development to follow the historic pattern of development in Riner, including small-scale, compact development and maintaining a variety of building setbacks, entry configurations and parking arrangements.

RVP 1.2.3 Maintain the Traditional Neighborhood Design Settlement Pattern in the New Village New Village Center. This plan strongly encourages new development to incorporate Traditional Neighborhood Design elements in Riner, including small-scale compact development, encouraging the development of mixed use buildings and neighborhoods, and creating a variety of

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building setbacks, entry configurations, and parking arrangements.

RVP 1.2.4 Encourage Infill Development. Most of the future growth in the historic New Village Center area should be infill and redevelopment of existing sites.

Ensure that new infill development is compatible with the existing rural, historic character of the architectural fabric and siting of structures, especially along Route 8 (Riner Road). Such development should be a small-scale mix of shop fronts and civic buildings interspersed with residential properties.

RVP 1.2.5 Encourage Mixed-Uses. Land uses along Route 8 and Five Points Road in the Historic Area should be a mix of residential, commercial, office and civic uses.

Limit new commercial and employment uses to smallscale buildings with small building footprints that are architecturally compatible with traditional commercial and civic uses.

RVP 1.2.6 Encourage Live/Work Units. Encourage "live/work" units, which feature a shop or small-scale office use on the ground floor and a residential dwelling above.

RVP 1.2.7 Minimize the Impacts of Road Improvements. Evaluate and minimize the impact on historic structures from any publicly or privately funded road or streetscape improvements within the planning area.

RVP 1.2.8 Streetscape Features on Major Streets.

Streetscape improvements in the Village New Village Center area should include curb and gutter, sidewalks, onstreet parking with curb bump-outs, pedestrian cross-walks at intersections, parking behind buildings and in alleys, building heights of two to three stories, small front building setbacks, traditional street lights and street furniture, pocket parks and public greens or squares defined by adjacent building facades.

RVP 1.2.9 Streetscape Features on Minor Streets.

Streetscape improvements should include walking paths, street trees and parking behind buildings.

Montgomery County 2025: Riner Village Plan

Adopted-25 June 2007

RVP 1.2.10 Street and Walking Connections. New development should provide street and pedestrian path connections within the site and to adjacent properties, including "stub" connections to the property line of sites that are planned but not yet rezoned or developed.

RVP 1.2.11 New Local Commercial Uses. New commercial uses in Riner should be village scale.

RVP 1.2.11 (a) Commercial uses should be located only in areas shown on the Riner Future Policy Land Use Map..

RVP 1.2.11 (b) Commercial uses should be limited to retail and personal service businesses, home occupations, and light industrial uses.

RVP 1.2.11 (c) Major commercial or industrial uses such as large scale shopping centers, big-box stores, or industrial parks shall not be located in or around Riner. Larger village-scale commercial uses should be limited to the New Village Center.

RVP 1.2.11 (d) Parking should be located to the side or to the rear of commercial uses. Access points onto existing roads should be coordinated with adjacent properties in order to keep the number to a minimum.

RVP 1.2.11 (e) Signage should be small scale, traditional and in keeping with the rural nature of the village.

RVP 1.2.11 (f) Landscaping should include street trees and vegetative buffers at the rear of commercial sites and along any edge contiguous with residential uses.

RVP 1.2.12 Design Details. The County and the Riner community will strive to maintain the rural, informal character of the historic village area by: RVP 1.2.12 (a) Preserving the "context" of historic structures, as well as the structures themselves, including their natural settings, contributing outbuildings, fences, hedgerows and other elements 322

of the natural and historic landscape that enhance and frame the historic structure.

development adjacent to Route 8 should front a new parallel street or driveway so that the fronts of new buildings (rather than the rear) face toward Route 8.

RVP 1.2.12 (b) Locating new or expanded parking areas behind or to the side of the buildings; screening parking from adjacent uses with landscape buffers and using alley access where feasible.

RVP 1.3.3 Create Clear Gateways to the Riner Area.

Entrances to Riner from the north and south on Route 8 should be clearly delineated with landscaping, signage, pavement configuration, and other features to provide a strong sense of identity when entering Riner. (see also RVP 1.1.5)

RVP 1.2.12 (c) Providing a strong pedestrian orientation along the street frontage, with parking located mainly at the rear of the buildings

RVP 1.4 Village Residential Neighborhood Areas RVP 1.4.1 North Village Residential Density. The density on a given tract of land should not exceed an average of .75 dwellings per net acre in the areas designated on the Riner Future Policy Land Use Map as North Village Residential Neighborhood.

RVP 1.2.12 (d) Encouraging new buildings to generally match the setbacks of adjacent buildings while also maintaining a variety of setbacks and orientations.

RVP 1.4.2 South Village Residential Density. The density on a given tract of land should not exceed an average of 1.5 dwellings per net acre in the areas designated on the Riner Future Policy Land Use Map as South Village Residential Neighborhood.

RVP 1.2.12 (e) Orient building fronts toward the street, and service backs of buildings through alleyways, wherever feasible RVP 1.2.12 (f) Encouraging porches, street trees, street furniture, sitting areas and other pedestrianfriendly design elements.

RVP 1.4.3 Streetscape Features. Streetscape improvements should include walking paths, street trees and parking behind buildings.

RVP 1.2.12 (g) As part of the Village Transportation Links Program, establish a “safe routes� pathway/trail system that provides for safe alternative transportation throughout the village, connecting commercial, residential, and civic sites to each other.

RVP 1.2.12 (h) Encouraging adaptive reuse of historic structures.

RVP 1.3 Route 8 Entry Road Corridor RVP 1.3.1 Preserve Views. Discourage development along the corridors outside of the village and site any new buildings away from the existing roadway so that they are at a low enough elevation to preserve the views of the surrounding farms, forests and mountains.

RVP 1.3.2 Avoid Reverse-Frontage Development. New Montgomery County 2025: Riner Village Plan

RVP 1.4.4 Connectivity. All new streets should connect into other streets, including the existing street network in order to maintain and improve the connectivity of the local street system, for safety and efficiency of travel.

RVP 2.0 Planning and Government RVP 2.1 Collaborative Planning Processes. The County will continue to encourage collaborative processes among the citizens and other government entities to ensure that the policies of this plan are implemented.

RVP 2.2 Encourage a Unified Community. The County will encourage the people of Riner to act as a single, unified community when working with the County and State in implementing this Plan. The citizens committee appointed for this Plan is one step toward that unified approach. The County encourages the citizens

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to take a leadership role in implementing this Plan once it is adopted.

RVP 3.0 Cultural Resources RVP 3.1 Integrate Historic, Recreational and Educational Facilities. Work with community members of the Village of Riner to integrate the Historic, Recreational, and Educational Resources in Riner, including the Historic District, the Riner Museum, the Community Cannery, and the Farm Heritage Park.

RVP 3.1.1 Community Cannery. Preserve and rehabilitate the Community Cannery as an historic, economic, and educational community facility.

RVP 3.1.2 Riner Branch, Montgomery County Museum. Develop, through a public-private partnership, the Riner Branch of the Montgomery County Museum, including the cannery and the cabin located on the Auburn High School grounds, immediately south of Auburn High School.

RVP 3.1.3 Farm Heritage Park. Create a master plan for the development of a Farm Heritage Park in the Riner Area in partnership with Radford University, Virginia Tech, Riner Museum Advisory Board.

RVP 3.1.4 Community Center and Public Library.

Work with members of the Riner Community to develop a community center and public library.

RVP 3.2 Encourage Awareness and Knowledge of Local History. Encourage better understanding and education about the value of local historic resources and ways that they can be better preserved, through programs, demonstrations, fairs, festivals, and the like.

RVP 3.3 Encourage Adaptive Re-Use of Historic Structures.

Encourage the adaptive re-use and rehabilitation of historic structures throughout the Riner area, especially those that can serve a public role, such as the community cannery and the museum.

RVP 4.0 Economic Resources RVP 4.1 Small Business Development. Work with Economic Development to encourage the development of village, farm, and tourism-based enterprises.

RVP 4.2 Agricultural Economy. Encourage retail opportunities for local agricultural products, including the development of a Village of Riner farmers’ market and continued support for and development of the community cannery.

RVP 4.3 Mixed-Use and Live/Work Structures. Work with developers and residents to develop commercial areas which emphasize mixed-use (commercial on the first floor and apartments or condos on the upper floors) and live/work structures (owneroccupied structures that combine residential and commercial or professional uses).

RVP 5.0 Educational Resources RVP 5.1: School Campus Approach: Maintain all three schools in Riner on a single campus. Future facilities should be located on the existing campus.

RVP 5.2 Adequate Educational Facilities. Work with the residents and the Montgomery County Public Schools to insure that there are adequate educational facilities which meet the broad range of needs in Riner and the surrounding area.

RVP 5.3 Safe Routes to Schools. Work with the Parent, Teacher organizations (PTOs) at Auburn Elementary, Auburn Middle, and Auburn High School to develop and construct safe pedestrian friendly facilities which encourage students in the Village of Riner to walk to school, Safe facilities may include special crosswalks, lighting, sidewalks, and other pathway facilities.

RVP 5.4 Multi-Use Agreement. Develop multi-use agreements with the Montgomery County Public Schools which encourage the public use of school facilities for community recreation, civic meetings, and other appropriate village uses.

RVP 6.0 Environmental Resources

RVP 3.4 Encourage Historic District Expansion. Encourage the expansion of the Riner National Historic District to include all qualifying sites and structures.

Montgomery County 2025: Riner Village Plan

RVP 6.1 Water Quality. Develop and initiate water resource management and Best Management Practices (BMPs) to preserve

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RVP 6.1.6 Manage Development on Moderate Slopes.

The County will encourage new development on slopes between 10% and 15% to incorporate retaining walls, erosion resistant plantings and careful site planning in order to minimize land disturbance and erosion potential in these areas.

Action Steps

and maintain ground and surface water quality.

RVP 6.1.1 Total Maximum Daily Load (TMDL) Plan.

Work with the Environmental Protection Agency and the Virginia Department of Conservation and Recreation to implement the TMDL Plan for the Mill Creek watershed, including adopting necessary ordinances for regulating domestic septage, urban runoff, sedimentation and erosion, and agricultural runoff.

RVP 6.1.2 Preserve Floodplains. The County will encourage preservation of the 100-year floodplains in their natural state to protect against floods and to function as an integral part of the County's network of open space.

Survey the wetlands and floodplain on upper Mill Creek.

RVP 6.1.3 Preserve Buffers Adjacent to Floodplains.

The County will encourage the preservation a natural riparian “buffer strip” adjacent to floodplain areas in order to protect and enhance water quality and to maintain wildlife habitat areas adjacent to stream corridors.

• Work with the Riner Area Groundwater Protection Steering Committee and the Public Service Authority to reduce or eliminate the potential threat of drinking water supply contamination through the development of a Source Water Protection Program RVP 6.2. Stormwater Management. County is committed to managing stormwater and erosion in order to protect surface water quality and aquatic habitat vitality, to guard against the loss of landmass and to maintain and enhance human health and safety.

RVP 6.1.4 Establish Buffers Adjacent to Karst Features and Wellheads.

The County will encourage the use of natural “buffer strips” adjacent to significant karst features and wellhead areas in order to protect and enhance ground water quality.

Action Step: Conduct a survey of the Karst features in the Mill Creek, Meadow Creek, and Little River watersheds to determine potential impacts on water quality.

RVP 6.1.4 Encourage Pervious Paving Materials. The County will encourage the use of pervious paving materials for parking lots and driveways where feasible to maintain groundwater and surface water quality, and to reduce sheet flows from paved areas.

RVP 6.1.5 Discourage Development on Steep Slopes.

The County will discourage development on slopes over 15% and encourage these areas to be maintained as open space to minimize erosion, downstream flooding and pollution.

Montgomery County 2025: Riner Village Plan

Adopted-25 June 2007

RVP 6.2.1 Promote Village Stormwater Management.

The County will create guidelines and regulations for coordinating stormwater management facilities on a regional and sub-regional basis rather than site by site.

RVP 6.2.2 Promote Low Impact Development (LID) Techniques for Stormwater Management and Riparian Protection. The County will encourage the use of lowimpact development techniques in order to facilitate stormwater management and protect ground and surface water resources and balance such measures with the desire for a compact, dense development pattern in the village New Village Center area.

Action Steps • Work with the citizens of the Village of Riner and the County Engineer to develop a stormwater management plan for the Village.

• Work with the Department of Conservation and Recreation to implement the TMDL Plan for the Mill Creek watershed and create development guidelines based on the recommendations included in the TMDL plan.

• Create a Low Impact Development (LID) Techniques brochure that explains and illustrates effective short term and long range LID approaches to Stormwater 325

Management.

program through Auburn Middle and High Schools to develop and implement a public space beautification program, including the community development of small pocket parks, village entrances, and other public spaces.

RVP 7.0 Public Safety Resources RVP 7.1 Public Safety. Promote and facilitate the provision of superior law enforcement and emergency services, including ongoing support of the Riner Fire Department and the Riner/Christiansburg Rescue Squad substation, in order to insure that people have a safe and secure community in which to live, work and raise their families.

RVP 7.2 Fire and Rescue Involvement. Support the vital role of volunteers in the delivery of emergency services (fire and rescue) in the Village of Riner and the surrounding area.

RVP 7.3 Safe Routes to Schools Program. Work with the Montgomery County Sheriff’s Department, the Riner/ Christiansburg Rescue Squad sub-station, the Montgomery County Public Schools, the Parent/Teacher/Student organizations and the Montgomery County Department of Parks and Recreation to develop pedestrian and bicycle safety programs and materials to be used in Auburn Elementary School, Auburn Middle School, and Auburn High School.

RVP 8.0 Recreational Resources RVP 8.1 Trails, Pathways, and Bikeways. Support the development of a safe alternative transportation network of trails, pathways, sidewalks, and bikeways for the Village of Riner, which links residential, commercial, and civic neighborhoods with each other and which links Riner with other communities.

RVP 8.1.1 VITL (Village Transportation Links) Program. Work with the Montgomery County Greenways and Pathways Citizens Advisory Committee and village residents to develop a VITL (Village Transportation Links) plan and implementation action plan for Riner.

RVP 8.2 Parks. Work with the Montgomery County Department of Parks and Recreation, village residents, and developers to create a series of community pocket parks which will provide informal community spaces, promote citizen interactions, and strengthen community ties.

RVP 8.3 Community Beautification. Work with the Montgomery County Department of Parks and Recreation and the agricultural Montgomery County 2025: Riner Village Plan

RVP 8.4 Community Use of Public Facilities. Work with Montgomery County Public Schools to develop a shared-use program for the school facilities. Shared-use programs bring the community and the schools together by promoting community utilization of public school facilities, including recreational facilities, and increased participation in and interaction with the public schools.

RVP 9.0 Transportation Resources RVP 9.1 "Calm" the Traffic. Use traffic calming devices, including roundabouts and turn lanes, for the major roadways through the village, especially on Route 8 (Riner Road) within the Village New Village Center. This is an important priority for Riner.

RVP 9.2 Recognize that Roadways Are Public Spaces. This plan recognizes that public roadways are not just conduits for transporting people and vehicles. Rather, they are also public spaces with important social and cultural functions, including viewing the community and meeting neighbors.

RVP 9.3 Extend, Connect and Complete the Streets, Incrementally. Extend existing streets as shown on the Riner Future Policy Land Use Map of this Village Plan; Interconnect new streets to form a loose grid network; Incorporate pedestrian paths or sidewalks into new and existing street systems to protect pedestrians and improve mobility; Incorporate bike lanes into collector and arterial roads to protect cyclists and improve mobility.

RVP 9.4 Discourage New Cul-de-Sacs. Cul-de-sacs undermine the desired connectivity for the Riner area. In order to achieve safe streets with a sense of privacy, courts or "eyebrows" can be created rather than cul-de-sacs.

RVP 9.5 Make All Travel Modes Safe. Work with VDOT to ensure pedestrian and bicycle mobility and safety on all public roadways.

RVP 9.6 Manage Access. Develop and implement an access management plan along Route 8 to limit the number of access

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points on the road, consistent with the land use and design policies for this corridor.

(e) Add sidewalks and trails through historic core area.

Phase Two: Improve Pedestrian and Vehicular Connectivity

RVP 9.7 Construct Roads in Conjunction with Rezoning Approvals. Require development applicants to dedicate rightof-way and build their portion of new roads, in conjunction with receiving zoning approvals for higher densities.

(a) Improve access/connections to the school complex (b) Improve/provide connections to new subdivisions Phase Three: Gateway Improvements

RVP 9.8 Gateways. Develop Clear Gateways for the entry points to Riner. Collaborate with County, State and private entities to develop clear "gateway" entrances to Riner, in accord with the concepts illustrated in this Plan.

RVP 9.9 Pursue Alternative and Public Transit Opportunities.

Pursue opportunities for public transit, such as a trolley or bus system service to provide access to Christiansburg, and alternative transportation opportunities, including bikeways, walkways, pathways, and sidewalks.

RVP 9.10 Collaborate with Metropolitan Planning Organization (MPO). The MPO provides an excellent opportunity for effective regional transportation planning, and an opportunity for the localities to coordinate their plans for land use and transportation.

RVP 9.11 Plan for Long-Term Local and Through-Traffic by Phasing Key Road Improvements. Limit the impact of local and through traffic by building traffic-calming features along Route 8 and improving connectivity within the village. These improvements should be phased in accord with the phasing concepts as described below.

Phase One: Transform Route 8 into Riner's "Main Street" (a) Reduce speed to 35 m.p.h. or less through the village. (b) Provide appropriate traffic calming measures and intersection improvements at the following Route 8 intersections: Fairview/Union Valley, Dairy/Meadow Creek, and Old Rough/Rustic Ridge., (c) Provide crosswalks/islands to slow (calm) traffic. (d) Provide landscaping and signage at designated "gateways."

Montgomery County 2025: Riner Village Plan

(a) Provide roundabouts or similar traffic improvements at North and South Gateways (b) Realign intersection at Dairy Road and Route 8 Phase Four: New Alternative Routes (a) If a new north/south road becomes necessary in the future and all other proposed actions have been taken, Montgomery County and the Virginia Department of Transportation shall work with the citizens of Riner to determine the best possible location for the road.

RVP 10.0 Utilities RVP 10.1 Public Sewer Within Village. The County will provide public sewer only to the designated service area, in order to best ensure that new development is compatible with the village's historic character, is affordable for the County to serve, and enhances rather than degrades the quality of life for local residents.

The County will generally require that new development within the designated village service area connect to the public sewer.

The County will provide access to public sewer to existing development.

RVP 10.2 Public Water Within Village. The County will provide public water service to the designated village service area. If water lines need to be extended outside of the village service area in order to obtain adequate water capacity to serve expected growth within the village, the County will limit access to any water lines located outside the defined service area, in order to ensure adequate supply for the area within the village service area, and to discourage scattered development outside of the village.

RVP 10.3 Public Water and Sewer Outside of Village. The County will limit expansion of the public water and sewer systems beyond the Riner Village boundaries unless the expansion is

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water and sewer system should be coordinated with additional studies by the citizens' water committee.

deemed a public health necessity.

RVP 10.4 Septic Systems. The County will prohibit new septic systems within the service area, except for particular parcels that the County may deem to be located such that public utility service is not practical from an engineering standpoint.

RVP 10.5 Provision and Treatment Capacity. The County will monitor available treatment capacity. The County will approve rezonings to higher intensity uses only in conjunction with assurances that adequate water and wastewater treatment capacity will be available. Water and sewer service in the village needs to be improved. Treatment capacity will be expanded in accord with the County's long-range capital improvement plans. Public utility capacity will be planned to accommodate the orderly growth in the village, in accord with the County's overall Comprehensive Plan and to ensure a secure supply, rather than to create or "drive" that growth. Improvements to the village's

Riner Village Land Use Summary Settlement Type Village Infill

Plan Reference Historic Core

Acreage

Existing Units

New Units

Total Units

Average Density

Total Commercial Square Feet

40

50

80

130

3

35,000 (a)

Mixed Use New Village Center Neighborhood (Cloverlea/Auburn Acres)

200

70

330

400

2

150000

Residential South Neighborhoods Neighborhood (Infill Clusters) North Neighborhoods

310

140

260

400

1.5

15000

240 790

70 330

120 790

190 1120

0.75 1.5

15000 215000

Notes: (a) According to the County Assessor, there are 21,815 square feet of commercial area in the Historic Core bordering Route 8.

This total does not include the quick stop and the Snapper dealer at the southern end of town (located in the south neighborhoods) or the old mill in the historic district. Additional square footage has been added to the historic core to allow for commercial redevelopment of some of the historic properties.

Montgomery County 2025: Riner Village Plan

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Shawsville Village Plan Montgomery County, 2025

Adopted: 11 June 2007

The Village of Shawsville Introduction The purpose of the village plans is to guide development in each of the villages, while maintaining each villages distinct identity. The village planning process provides citizens in each of the seven villages (six plans) with a say in how their respective villages develop over the next twenty years. This additional input is important because of the County’s focused growth approach, which will focus 80% of the County’s growth between now and 2025 into the villages, village expansion areas, residential transition areas, and the urban expansion areas.

Under the guidelines established in Montgomery County, 2025, villages are defined as “ larger rural communities where limited mixed-use development activity has historically occurred and public utilities are available;...are separate and distinct from each other and from nearby towns;... and have served as and will continue to serve as focal points for surrounding rural areas.” The village expansion area, on the other hand, is defined as the areas “adjacent to existing villages where appropriate new development can be accommodated while retaining the viability and character of the historic village core. It is assumed that the

Photo by Chris Valluzzo

villages and village expansion areas are either currently served by public water and sewer and other public facilities (schools, parks, or fire and rescue stations) or where public water and sewer is likely to be provided in the future.

Planning Process and Community Input Results The Shawsville Village Plan was developed through the combined efforts of citizens, Virginia Tech students and faculty, and staff from the Montgomery County Department of Planning and GIS Services.

The public input process for the Shawsville Village Plan can be divided into three phases: a door-to-door household survey, two community visioning sessions, and finally, review by the Montgomery County Planning Commission and the Montgomery County Board of Supervisors and adoption.

Household survey On January 27, 2007, undergraduate students from the Virginia Tech Department of Urban Affairs and Planning distributed 474 surveys to the households in Shawsville. The survey asked residents what they do or do not like about Shawsville, what they would change, and what they think County government needs to know.

The survey packet included information and an invitation to attend the community visioning sessions.

Those residents who responded to the survey say they love Shawsville’s rural, quiet, small town atmosphere. Many also like its location: close to Christiansburg, Roanoke and Salem, but not near industrial areas.

When asked what they would change or improve about Shawsville, residents suggested: • making things such as health care and restaurants more convenient;

Montgomery County 2025: Shawsville Village Plan

Adopted 11 June 2007

Photo by Chris Valluzzo

• improving transportation safety and access to public transportation; • creating recreational opportunities for both the young and elderly; • receiving adequate attention from County government; • stopping the proposed inter-modal inland port; • upgrading utility availability and reducing costs, especially for water.

Community visioning sessions.

The first of these meetings was held at the Meadowbrook Library on February 10, 2007.

This meeting included (a) an overview of the County comprehensive plan and the role of the seven villages in that plan; (b) a review of the household survey results; (c) group discussions on local needs and concerns; and (d) a vision and goals for the future of Shawsville.

Participants identified seven areas of interest: 1.Land use and development, and especially the redevelopment and re-use of older structures.

2. Housing, with an emphasis on affordable housing for a diverse population.

3. Transportation, including improved traffic safety on local roads, the availability of 330

public transit, and the need for pedestrian/bike/golf cart connections to public facilities (e.g., schools to Meadowbrook).

4. Quality services, such as schools, water and sewer, public safety and emergency response.

5. Recreation and other community activities for all ages, but particularly for children and youth, and the elderly.

6. Wellness and a healthy community lifestyle, with access to quality health care services.

7. Business development and support, to provide better services to the area (e.g., grocery store) as well as job opportunities for local residents.

At the second community meeting on March 17, 2007, participants reviewed and finalized the goals, the strategies, and the future land use map. Participants added two areas of interest (natural environment and communitygovernment relations), and several new strategies were incorporated into the original list as well.

Public hearings, plan review and plan adoption.

The Montgomery County Planning Commission a public hearing for the Shawsville Village Plan on April 18 2007, at the

Photo by Chris Valluzzo

Photo by Chris Valluzzo

Meadowbrook Center and recommended adoption on May 9, 2007. The Board of Supervisors held a public hearing on May 29, 2007 and adopted the Shawsville Village Plan on June 11, 2007.

Historical Development Patterns Historical evidence regarding the area that is known as Shawsville can be traced back to the mid to late 18th century. Fort Vause was constructed during this time to protect the Vause family and their surrounding neighbors from the French and Indian War. The area was one of the westernmost forts located in the Virginia Wilderness at the time.

Throughout the nineteenth century, Shawsville experienced organic growth that was largely influenced by its proximity to transportation systems. The area to be known as Shawsville began experiencing growth after a toll house from the Alleghany Turnpike was located there. In 1847, the Southwestern Turnpike was built through the area, and the town was then given its name. Shawsville is derived from Charles B. Shaw, who was the chief engineer of the state of Virginia at the time.

In addition to roadways, the railroad also had a major influence on the development of the town. The growth produced a railroad depot,

Montgomery County 2025: Shawsville Village Plan

Adopted 11 June 2007

a bank, a hotel to accommodate travelers, churches, and a school house by the late 19th century. Much of the original business district, located along Oldtown Road, is part of a National Historic District, designated in 1991 by the National Trust.

In the early 20th century, the construction of Lee Highway shifted some of Shawsville's growth from the original "downtown" area to the south, where development occurred along the road. Over the past couple decades Shawsville has experienced very little growth, largely in part due to the construction of Interstate 81, which rerouted traffic and businesses from Lee Highway.

Current Conditions and Trends Population According to the 2000 Census Shawsville's population included 1,029 individuals, which was a slight drop of less than 1% from 1990 figures. Shawsville's population reflects the general characteristics of unincorporated Montgomery County.

The median age of Shawsville residents is 34 years, which is lower than other areas of the county, at 40 years old. The largest group is between the ages of 25 and 34, followed by ages 35-44. The next largest groups are infants and youths age 0-9. Children under 18 make up

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331

Photo by Chris Valluzzo

a quarter of the town's population, which seems to confirm the residents' belief that the area is a good place to raise a family.

The population is split almost evenly between males and females. Most people live in family households, with an average household size of 2.39 persons. Nearly 50% of all households are married couples, and another 38% of all households are single individuals with no children. Average family size is 2.79 persons, which is slightly smaller than other areas of the county.

Shawsville's population is predominantly white (95%), with few other racial or ethnic groups represented in the village. This includes 1% African American or Black, and less than 1% each Native American, Asian, or other races.

1.6% are of two or more races. Hispanic or Latino residents also represent less than 1% of the population. Interestingly, 72% of all minorities in the Shawsville area report they live in Kirk Hollow.

The census data also demonstrate the relatively transient nature of much of the population in Shawsville. More than 42% of all Shawsville residents lived in a different house in 1995, and 60% lived in another county at that time. Approximately half (54%) work in another county and a few (3%) work in another state; only 11% of the population both lives and works in Shawsville.

Most residents over the age of 25 have

obtained a high school degree (61.8%) and 14% have bachelor's degrees.

Shawsville has a healthy labor force and a low unemployment rate, at 2.9%. Many area workers travel to Salem, Roanoke, Blacksburg and Christiansburg to work. The mean travel time for commuting workers is 25.5 minutes, which mirrors the average time for the standard American.

Median income for the area is $31,953.

Seven percent of families live below the poverty level, while the number of individuals below the poverty level is 10.2%.

Natural Environment Shawsville encompasses an area of just over 2 square miles in eastern Montgomery County.

The village lies, as does most of Montgomery County, on a large tract of Bedrock which includes residuum, colluvium, and alluvium.

Also included are areas of limestone and dolomite, which leads to surface concerns over karst terrain. The elevation of Shawsville is approximately 1440 feet above sea level.

The topography of Shawsville raises some important issues with regard to development.

Slopes are severe (greater than 15%) in much of the area, and these steep slopes significantly constraint future development. Though flatter slopes are more suitable for development, many of these portions of Shawsville are located within floodplains, as the South Fork of the Roanoke River passes through the village.

Shawsville has a diversity of soil complexes; no one soil type dominates the area. Nearly all of the soils found within Shawsville are classified as either somewhat or very limited to development of dwellings with basements. .

The area is also highly limiting for septic systems, although suitable soils can be found at the site scale throughout Shawsville. Soil compatibility should therefore be considered on a case-by-case basis for development. Public water and sewer services are available throughout much of Shawsville , which mitigates

Montgomery County 2025: Shawsville Village Plan

Adopted 11 June 2007

many of the issues related to soil suitability.

Existing Land Use Rural character and small-town feel are what people think of when you say "Shawsville."

The rural character of this area is part of its history and the citizens would like to see the rural nature be fostered into the future. One property of particular value to the community is the horse-farm which encompasses a large tract and can be seen from US Route 460/11.

The newly established Meadowbrook Center, which includes a YMCA, library, and small museum, is the current centerpiece for the Village. Commercial land use is prominent along the central artery, US Route 460/11, and especially in the area of the Meadowbrook Center. Here is where the motel, bank, and other businesses find their place within the community.

All of these establishments are small and local in scale.

Residences are found throughout Shawsville.

Mobile home parks have a presence in the area, but single family homes are the true essence of Shawsville. The mobile home parks provide affordable housing to lower-income residents, and residents new to the area.

Village land use includes a number of civic use parcels, including Public Service Authority facilities, two public schools, the Alleghany Rescues Squad facilities, and the Meadowbrook

Photo by Chris Valluzzo

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Center..

Housing The Shawsville area includes 460 dwelling units. Only a small percentage of these units are vacant. The majority of all homes are owner occupied. This is true even for the large number of mobile homes in the village, because units are the property of individual owners, though they may sit on land rented from a mobile home park owner.

Two types of homes predominate the area: single family detached residential units and mobile homes. Shawsville includes only a few duplexes or multifamily residential units.

Nearly 50% of the homes in Shawsville were constructed between 1970 and 1989.

Approximately 30% were built before 1970, and 20% were built after 1989. All of the units built between 1990 and 2000 were mobile homes; and between 1980 and 1989, 85% of all new units were mobile homes. Only a few mobile homes were constructed prior to 1980.

In the 2000 census, most properties are valued between $50,000 and $99,999, with a median value of $88,100. None were valued over $500,000 in the 2000 census. The average monthly homeowner cost for a unit with a mortgage was $875, and only 14% of homeowners spent more than 35% of their income on housing. This is an indication that

Photo by Chris Valluzzo

housing in Shawsville is affordable, primarily as a result of the number of mobile homes.

Rental costs $450 per month, and 72% of all renters spend between $300 and $499 per month. Approximately 27% of all renters spend more than 35% of their monthly income on rent.

Transportation US Route 460/11 bisects the village. This four lane road connects Shawsville to the rest of Montgomery County, as well as to adjacent Roanoke County. U.S. 460/11 intersects Alleghany Springs Road at the center of the village core. To the north of u.s. 460/11 is Old Town Road, Shawsville's original thoroughfare through the "downtown." Old Town Road runs parallel to u.s. 460/11 and connects to it on the west and east sides of Shawsville.

A five-mile long connector "smart road" is planned linking Blacksburg to Interstate-81. Of importance to this planning area is the location of the new highway's interchange with Interstate81 and whether or not local traffic will be able to access Interstate-81 and the Blacksburg connector at this interchange. If access is planned to be provided, then portions of the planning area would provide an attractive rural setting for persons wishing to locate within commuting distance of Blacksburg/Virginia Tech or Roanoke/Salem metropolitan area or both. This would include the Shawsville area.

The Norfolk and Southern Railroad is located to the north of US 460/11 and runs parallel to it. Norfolk and Southern provides freight rail service to the area. There has been discussion of the return of passenger rail service with Christiansburg being mentioned as a potential site for a station.

Lack of public transportation options can be seen in census statistics regarding travel to work. Out of 485 workers, 86% drove to work alone, and 8% carpooled. Approximately 4% of Shawsville residents work at home. Recently, the Smart Way bus added a stop in Shawsville

Montgomery County 2025: Shawsville Village Plan

Adopted 11 June 2007

Photo by Chris Valluzzo

on a trial basis. Smart Way (Valley Metro) is a regional public transportation service, operated by the Greater Roanoke Transit Company. This service links the Roanoke Valley and the New River Valley.

Public Facilities and Services Shawsville has two public schools: Shawsville Elementary School for grades PK5, and Shawsville Middle School for grades 68. High school students, grades 9-12, attend Eastern Montgomery High School in neighboring Elliston.

Shawsville's library is located at the Meadowbrook Center, at the intersection of US Route 460/11 and Allegheny Springs Road.

Shawsville is served by the Montgomery County Sheriff's office, located in nearby Christiansburg, and by the Shawsville Rescue Squad and the Elliston Volunteer Fire Department. Emergency services are alerted through the Montgomery County Department of Emergency Services' 911 dispatch system.

The Montgomery County Public Service Authority (PSA) provides public water and sewer throughout most of Shawsville. These services are concentrated along the corridors parallel to US Route 460/11 and Alleghany Spring Road. In certain locations topography, soils and geology have limited the ability of the PSA to provide services. Locations not 333

Shawsville Village Land Use Summary Overall Assumptions for Total Expansion Area: 1370 acres, approx (1).; Current Infrastructure Capacity: 630 d.u. approx.. (1); Projected Gross Density: 1.5 du/ac. approx.

Settlement Type

Acreage

Existing Units

New Units

Total Units

Maximum Density

Low Density Residential

490

90

110

200

1 du/acre

Medium Density Residential

330

135

135

270

2 du/acre

High Density Residential

100

165

100

265

3 du/acre

60

81

104

185

4 du/acre

390

4

6

10

1370

475

455

930

Mixed Use: Residential Open Space Village Totals

n/a 1.5 du/ acre

Assumptions: 1) While the acreage of Shawsville, included in the future land use map is 1533, the buildout assumptions are based on the acreage less the horse farm on the south side of US 406/11 and the steep slopes on the north side of the Norfolk Western Railroad tracks (1143 acres). At full buildout, which is beyond the horizon of this plan, Shawsville will have no more than 2300 dwelling units.

2) At current rate of growth, Shawsville is not expected to reach full buildout without significant redevelopment within the existing core. Exempting the Mountain Creek development on the eastern edge of the village, , Shawsville has the slowest rate of growth of any of the villages in Montgomery County. The last major subdivision developed in Shawsville was Fort Vause in 1974. Future growth in Shawsville will be limited by the capacity of public water and sewer, which has a an unused capacity of 155 before reaching the 80% threshold.

3) Low density areas are designated for single-family dwellings and are not appropriate for higher density uses, such as manufactured housing parks or apartment complexes.

This is in part due to limitations imposed by the presence of the railroad dividing the low density areas of Shawsville from the higher density uses between the tracks and U.S. 460/11 and along the U.S. 460/11 corridor.

4) Much of the medium density development areas are located within existing neighborhoods. Any increase in density in those neighborhoods will be from redevelopment and the construction of accessory dwellings. The density number also assumes the development of some duplex units/ accessory dwelling units within existing neighborhoods as the neighborhoods age.

5) Residential development within the mixed use neighborhoods are likely to occur adjacent to or above commercial development, especially within the historic district where live/work units are appropriate and follow historic development patterns. In addition, redevelopment projects may take a TND approach which mixes use types Photo by Chris Valluzzo within the same development (eg: residential, commercial, civic uses).

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served by public water use private wells and septic systems.

The County Collections division provides litter control and solid waste services to Shawsville. This division operates 10 staffed consolidated recycling and waste collection sites where all County citizens may deposit household waste and recyclables, appliances, mattresses, furniture, etc. The solid waste site for Shawsville is located in Elliston-Lafayette. To help in this effort Montgomery County also hosts public "clean-up" and recycling events, such as Broomin' and Bloomin', Hazardous Waste Collection Day, and Paint Exchange.

Private companies provide other utilities, e.g., cable, internet and phone services.

American Electric Power provides electricity to the Shawsville area.

Community Organizations In Shawsville, people value the way that relationships can strengthen a community, therefore there are many opportunities for involvement: the Ruritan Club, the ParentTeacher Association, the Mountain Valley Charitable Foundation, and the Ministerial Coalition of Churches.

The Ruritan Club is a civic service organization, meant to foster fellowship, goodwill and community service. Members meet

monthly to plan events for Shawsville, promote public welfare, and create economic opportunities within the community. They raise money for specific projects and scholarships.

The Ruritan Club is highly connected with Linking Individual Needs in Community, or L.I.N.C. The Parent-Teacher Association is a local chapter of a nationally recognized organization meant to cultivate good relationships between parents and teachers on behalf of the children, in effect to better the schools. The area schools have highly active PTAs, based from Shawsville Middle School.

The Mountain Valley Charitable Foundation is specific to the needs of this Appalachian small town. The group provides services to citizens of Eastern Montgomery County through scholarships, historic preservation, and supplemental funding for a community newsletter. The Ministerial Coalition of Churches incorporates 12 churches as members in order to coordinate the sponsorship of the local food pantry, and also to plan for community revivals. These four groups encourage community togetherness, and make Shawsville a well cared-for place to live.

Planning Assumptions and Land Use During the village planning process, participants relied on five key planning assumptions: • Population growth will continue during the next 25 years, in general accord with the County’s Comprehensive Plan.

(At slightly more than 1% average annual growth; up to about 25,000 more people in the County as a whole by 2030, with 6,000- 8,000 in the unincorporated areas and the remainder in the two towns;

Photo by Chris Valluzzo

• Residential development will be concentrated mainly in the County’s designated growth areas, including the Urban Expansion Areas, the Residential Transition Areas, and the seven Villages and six Village Expansion Areas; • Residential development densities in the Shawsville area will occur in general accord with the County’s Comprehensive Plan, with 2 units per gross acre; • Small amounts of job growth will occur in the immediate vicinity of Shawsville mainly village-scale businesses and telecommuting jobs; and • Public water and sewer service will be limited to those areas designated in the Shawsville Village Plan.

There are a number of assumptions specific to Shawsville that contributed to the overall future land use scheme: 1) Shawsville, historically, has had and will continue to have a thriving, mixed-use business district; the presence of natural and manmade obstacles,, including the presence of a major highway and a parallel rail line, steep slopes, and floodplains pose limitations on potential development in

Photo by Planning Staff

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Shawsville,; and growth pressure in Shawsville comes from development from the east in Roanoke County and Salem rather than from the western portions of Montgomery County.

Neighborhood Types and Land Uses Mixed Use Development Mixed use development has been the rule rather than the exception in the majority of the Villages in Montgomery County. Part of this is due to the nature of small, contained, and constrained spaces. Unlike their larger counterparts, which have the luxury of land and expansive public works and may more clearly separate uses, villages and village expansion areas are constrained by limited public facilities, especially the possible extent and capacity of public water and sewer. Given the limitations, all of the land use designations are based on the assumption of mixed use development.

Mixed use development means that while certain uses may be deemed most appropriate for a specific area of the village, the primary use designation does not preclude other types of

development in, near, or in lieu of the primary designation. In a sense, this approach means that portions of the villages and village expansion areas are treated, in essence, as large planned unit developments. Indeed, the mixed use approach to village development encourages the creation and strengthening of the sense of community with the village by making goods, services, and jobs more readily available and accessible to residents. The approach also assumes that future development, rather than destroying or overpowering the historic core, will be designed to strengthen the historic development patterns, add to the quality of life of residents, and provide appropriate levels and scale of development.

Residential Neighborhoods

parcel (gross acreage). The designations were used to match the village plan to the existing ordinance. Residential development in the low density neighborhoods is intended to be stickbuilt or modular single-family housing. The Medium Density neighborhoods may include a wider variety of housing types, including: singlefamily dwellings, accessory dwellings, duplexes, triplexes, and quadplexes as infill. Currently, high density residential is defined primarily as manufactured housing parks, but may also include larger scale multifamily developments and redevelopments. As with the Medium Density neighborhoods, the Mixed Use neighborhoods are appropriate locations for a wider variety of housing types, including residential and commercial uses within the same structure or development.

The Shawsville Village Plan designates three residential neighborhood types: Low, Medium, and High Density. The designations do not mean that there will be two, three, four, or more dwelling units on every acre of land, but they do provide a guide to the number of dwelling units, overall, that can be developed on a specific

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Shawsville Village Plan: Critical Features Map

Montgomery County 2025: Shawsville Village Plan

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Shawsville Village Plan: Future Land Use Map

Montgomery County 2025: Shawsville Village Plan

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Shawsville Village Plan: Statement of Preferred Future The following statement of the preferred future of Shawsville was created by the citizens at the first meeting and evaluated and refined at the second meeting. This Vision Statement essentially summarizes the key goals for the future of the village.

In the Year 2030, Shawsville: Shawsville is an ideal location for people who value the character of a small town. Through careful planning it has achieved a reputation as a place that offers affordable housing, convenient shopping and dining, recreational opportunities, and quality services, and still has beautiful farms and forests, and scenic views of the mountains.

The village has preserved its historic structures and traditional farming areas. Development has frequently focused on the redevelopment or revitalization of pre-existing commercial properties. One of the most valued reuse projects resulted in a small grocery/general store and some additional spaces for cafes and shops. Now, the daily needs of residents can be accommodated in Shawsville rather than Christiansburg, Blacksburg, Roanoke or Salem. The relative convenience of these larger communities draws people to this area of Montgomery County to live,

Photo by Chris Valluzzo

and public transportation has made links to regional shopping, offices and restaurants much more accessible.

Shawsville is a close-knit community with people that genuinely care for one other and share a commitment to the village. The local schools provide a quality environment where youth grow and learn, and are ultimately prepared for the job market or for a college education. A welcoming feeling is tangible in the family owned restaurants and businesses at the village core. People know one another and feel safe and secure here, especially with the fine services provided by the Sheriff's Office and other County departments, and the local volunteer fire and rescue squads. The community has developed a strong working relationship with the County and is actively engaged with elected officials and staff in decisions related to community goals, needs and opportunities.

Over the last 25 years, Shawsville has dedicated itself to becoming a community with active and healthy residents. People take advantage of the variety of recreation opportunities that are available in the village and nearby. The elderly find multiple options for retirement here, including the senior living facility, which is connected to other areas of the village by a walking path that will accommodate golf carts.

Photo by Chris Valluzzo

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Adopted 11 June 2007

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Shawsville Village Plan: Policies The following policies were developed in meetings with village citizens.

These policies are to guide the actions of the County, State Agencies, the Town of Blacksburg and private landowners to achieve the preservation and development of Shawsville in accord with the Vision of this Plan.

understated, with a traditional, rural village character, with street design, landscaping and architecture that will naturally slow traffic as it approaches the village.

SVP 1.1.6 Proffers Are Expected to Mitigate Impacts.

Any rezoning to a higher intensity of land use, particularly residential land uses, will be expected to provide proffers of land, infrastructure and/or funding to off set the impacts of the development, particularly on capital facilities such as roads, parks, schools and public safety.

SVP 1.0 Land Use Policies SVP 1.1 General Policies SVP 1.1.1 Overall Gross Density for the Village Planning Area. The overall density of the village planning area should never exceed two (2) dwellings per gross acre at full build-out (not expected to occur for at least two or three decades).

SVP 1.1.7 Incorporate Universal Design Features. A portion of dwelling units within any given residential project should feature "universal design" in order to provide for all age groups and to allow people to "age in place" within the village.

SVP 1.1.2 Compatibility is Fundamental. The density, type and character of new development must be compatible with the existing village, the vision of the village’s future, and be generally consistent with the Land Use Plan Map. New development must be compatible with the traditional forms and architectural character of the village.

SVP 1.1.3 Guidelines Are Firm But Flexible. The policies of this plan are firm guidelines for the County and for developers. While there is flexibility in how to achieve these policies, all new development should follow them in spirit and in action.

SVP 1.1.8 Maintain the Historic Settlement Pattern of the Village. This Plan strongly encourages new development to follow the historic pattern of development in Shawsville, including small-scale, compact development, and maintaining a variety of building setbacks, entry configurations and parking arrangements.

SVP 1.2 Future Land Use Map. Achieve the Vision for future development as defined in the Future Land Use Map

SVP 1.1.4 A Variety of Housing Types Should be Built.

The County will encourage a variety of housing types, costs and net densities, in order to provide high quality housing for a range of ages and income levels. Most housing will be single-family detached units, but may include accessory units, small single-family detached dwellings, apartments on the second floor levels of employment or civic buildings, and housing for elderly citizens.

SVP 1.3 Rural Character. Maintain the rural character of the Village of Shawsville.

SVP 1.1.5 Village Gateways. Establish Clear Gateways at the Major Road Entrances to the Village. Landscaping, signage, grading and pavement design should be used to create a sense of transition into the village on US 460/11 from the east and west. These gateways should be

SVP 1.4.2 Uses. Land uses in Low Density Residential Neighborhoods should be limited to single-family dwelling, secondary accessory dwellings, and home occupations.

Montgomery County 2025: Shawsville Village Plan

SVP 1.4 Low Density Residential Neighborhoods: Land Use and Urban Design

Adopted 11 June 2007

SVP 1.4.1 Density. Density in Low Density Residential Neighborhoods should not exceed two (2) dwelling units per gross acre.

SVP 1.4.3 Infill Development. Infill development should 340

complement and be consistent with existing neighborhood development styles and patterns.

units per gross acre.

SVP 1.3.2 Uses. Land uses in High Density Residential Neighborhoods should be limited to multifamily and manufactured housing developments, which fit with the character of the neighborhood, home occupations, and appropriate home businesses.

SVP 1.4.4 New Development. New development should complement and be consistent with existing neighborhood development styles and patterns; should have a street pattern and pedestrian facilities which interconnect with the existing transportation system within the village; and should follow traditional neighborhood design (TND) guidelines established by the County.

SVP 1.6.3 Infill Development. Infill development should complement and be consistent with existing neighborhood development styles and patterns.

SVP 1.5 Medium Density Resident Neighborhoods: Land Use and Urban Design

SVP 1.6.4 Redevelopment. Redevelopment should complement and be consistent with village-scale development styles and patterns.

SVP 1.5.1 Density. Density in Medium Density Residential Neighborhoods should not exceed four (4) dwelling units per gross acre.

SVP 1.6.5 New Development. New development should complement and be consistent with existing neighborhood development styles and patterns; should have a street pattern and pedestrian facilities which interconnect with the existing transportation system within the village; and should follow traditional neighborhood design (TND) guidelines established by the County.

SVP 1.5.2 Uses. Land uses in Medium Density Residential Neighborhoods should be limited to single-family dwelling, secondary accessory dwellings, limited multifamily dwelling units (duplexes, triplexes, and quadplexes) which fit with the character of the neighborhood, home occupations, and appropriate home businesses.

SVP 1.7 Mixed Use Neighborhoods SVP 1.5.3 Infill Development. Infill development should complement and be consistent with existing neighborhood development styles and patterns.

SVP 1.5.4 Redevelopment. Redevelopment should complement and be consistent with village-scale development styles and patterns and should fit within the existing transportation framework for the village.

SVP 1.5.5 New Development. New development should complement and be consistent with existing neighborhood development styles and patterns; should have a street pattern and pedestrian facilities which interconnect with the existing transportation system within the village; and should follow traditional neighborhood design (TND) guidelines established by the County.

SVP 1.6 High Density SVP 1.6.1 Density. Density in High Density Residential Neighborhoods should not exceed eight (8) dwelling Montgomery County 2025: Shawsville Village Plan

Adopted 11 June 2007

SVP 1.7.1 Encourage Infill Development. Most of future growth in the mixed use neighborhood area should be infill and redevelopment of existing sites. Ensure that new infill development is compatible with the existing rural, historic character of the architectural fabric and siting of structures, especially along Old Town Road.

Such development should be a small-scale mix of shop fronts and civic buildings interspersed with residential properties.

SVP 1.7.2 Encourage Mixed-Uses. Land uses along Mixed Use Neighborhood should be a mix of residential, commercial, office and institutional uses. Limit new commercial and employment uses to village -scale, individual or stand-alone buildings with small building footprints that are architecturally compatible with the existing commercial and institutional uses.

SVP 1.7.3 Encourage Live/Work Units. Encourage “live/work� units, which feature a shop or small-scale 341

office use on the ground floor and a residential dwelling above or behind the shop, not more than two stories above the street.

SVP 1.8.2 Manage Access. Develop and implement an access management plan along US 460/11 to limit the number of access points on the road, consistent with the land use and design policies for this corridor.

SVP 1.7.4 Minimize the Impacts of Road Improvements.

Evaluate and minimize the impact on historic structures from any publicly or privately funded road or streetscape improvements within the planning area.

SVP 1.8.3 Encourage Connectivity. Encourage interparcel connections between all sites along US 460/11 for both vehicles and pedestrians, including creating new connections to existing neighborhoods that need better and safer access.

SVP 1.7.5 Design Details. The County and the Shawsville community will strive to maintain the rural, informal character of the historic mixed use village neighborhoods by: (a) Locating new or expanded parking areas behind or to the side of the buildings; screening parking from adjacent uses with landscape buffers and using alley access where feasible. (b) Providing a strong pedestrian orientation along the street frontage, with parking located mainly at the rear of the buildings

SVP 1.8.4 Calm the Traffic. Calm traffic that flows into adjacent residential areas through the use of traffic-calming devices and street design, and to provide safe pedestrian crossings.

SVP 1.9 Reuse and Revitalization. Encourage reuse and revitalization as a way to accommodate growth strategies.

Action Steps

(c) Prohibiting auto-oriented functions like drivethrough windows (d) Encouraging new buildings to generally match the setbacks of adjacent buildings while also maintaining a variety of setbacks and orientations. (e) Orient building fronts toward main streets, and service backs of buildings through alleyways, wherever feasible (f) Encouraging porches, street trees, street furniture, sitting areas and other pedestrian-friendly design elements. (g) Encouraging adaptive reuse of historic structures.

SVP 1.8 US 460/Rt 11 Road Corridor SVP 1.8.1 Avoid Reverse-Frontage Development. New development adjacent to US 460/11 and on Old Town Road should face toward the respective road.

Montgomery County 2025: Shawsville Village Plan

Adopted 11 June 2007

• Adopt zoning district language, development regulations, design guidelines, or other tools to enable development that is compatible with the existing scale and character of Shawsville, which includes: - residential clustering - conservation of open space, farms and forests - village commercial rather than regional, largescale or big box development - preservation of historic structures and scenic beauty - density bonuses for meeting or exceeding open space conservation, affordable housing, or other goals. • Protect and enhance tree canopies and tree cover as a scenic and environmental resources, through tree protection ordinances, landscaping requirements as part of development regulations, or other measures. • Promote sustainable development approaches that protect watersheds and stream corridors, reduce development in floodplains, enhance water quality, and minimize the impact of storm water runoff.

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support, funding, and opportunities for collaboration on program development and operations.

• Develop comprehensive corridor design guidelines for new development and redevelopment in the US 460/11 corridor to ensure compatibility with the existing, historic design context, including signage, lighting, and streetscape.

• Review and amend the County Zoning and Subdivision Ordinances and other development standards to ensure that they do not present barriers to achieving the vision for Shawsville and to implementing the policies of this plan.

SVP 2.1.3 Web Presence and Community Information.

Create a Shawsville village web page and/or link on the Montgomery County government site, with data specific to the village and surrounding community, (e.g., statistics on population, schools, income and poverty), postings on programs and events; information about possible grants or other funding opportunities, etc.

• Redevelop properties along US 460/11 to increase density and provide opportunities for mixed use development, e.g., first floor commercial with office uses above.

SVP 2.1 Collaboration is Key. The County will collaborate with other government entities to ensure that the policies of this plan are implemented and the Vision is achieved.

• When feasible, rehabilitate existing structures, or remove and replace them with appropriate and compatible new development.

SVP 2.3 Work Closely with VDOT to Achieve the People’s Vision. The County will work closely VDOT to ensure that the urban design, mobility and public safety policies of this plan are implemented. Cooperation between the County, VDOT, and private developers will be critical to the success of this plan.

• Evaluate the potential reuse of the Shawsville Middle School building and/or site for senior housing.

• Adopt flexible ordinance language to deal with issues related to rehabilitation, e.g., parking requirements.

SVP 2.0 Government and Planning SVP 2.1 Communications and Collaboration. Promote communications and collaboration between County agencies and the village residents they serve.

SVP 2.1.1 Improve Local Relations and Service Opportunities. Improve local relations and expand service opportunities with the Montgomery County Sheriff's Office, the Public Service Authority, and other County departments and agencies. Where possible, this should include satellite offices or regular staff office hours at the Meadowbrook Center.

SVP 2.1.2 County Outreach and Education. Expand County outreach and development programs so that community organizations are included in identifying and responding to community problems and needs. As part of this process the County should provide technical and staff

Montgomery County 2025: Shawsville Village Plan

SVP 2.5 Encourage a Unified Community. The County will encourage the people of Shawsville to act as a single, unified community when working with the County, Town and State in implementing this Plan. The citizens committee appointed for this Plan is one step toward that unified approach. The County encourages the citizens to take a leadership role in implementing this Plan once it is adopted.

SVP 2.5.1 Citizen Advisors. Continue to work with civic and community groups in Shawsville on finalizing and implementing the Shawsville Village Plan.

SVP 2.5.2 2030 Vision. Village residents, businesses and public officials will keep our eye on the Vision for 2030 to make the long term Vision an "embedded" element in the collective minds of the community.

SVP 3.0 Cultural Resources SVP 3.1 Meadowbrook Library and Meadowbrook Center.

Provide ongoing County support for the Meadowbrook Library and for further development of community facilities and county services at the Meadowbrook Center.

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health and wellness (see Health goal, below).

SVP 3.2 Encourage Awareness and Knowledge of Local History. Encourage better understanding and education about the value of its historic resources and ways that they can be better preserved.

SVP 4.1.3 Small Business Support. Improve opportunities for small business development in the form of antique shops, professional services, bed and breakfast inns, cafes, or other family-owned businesses, through zoning, financial incentives, or technical assistance programs, e.g., Radford University Small Business Center, SCORE, etc.

SVP 3.3 Encourage Historic District Expansion. Encourage the expansion of the Shawsville State and National Historic Districts to include all qualifying sites and structures.

SVP 3.3.1 Historic District. Work with property owners to extend National and State Historic District to include other historic sites and structures in and around the historic neighborhoods of the village.

SVP 3.3.2 Technical Assistance. Assist owners of eligible properties who are interested in applying for the Virginia Historic Register and the National Register of Historic Places.

SVP 4.1.4 Tourism. Develop a regional tourism-based economic development strategy, for example, by creating an "antiques corridor" to link Shawsville to surrounding localities.

SVP 5.0 Educational Facilities SVP 5.1. Schools. Foster community support for education.

SVP 5.2 Adult Education. Investigate the demand and opportunities for continuing, adult or community college education in Shawsville.

SVP 3.3.3 Code Enforcement. Provide adequate code enforcement support and a balanced approach to enforcement that considers issues of rehabilitation, alternative techniques, and any federal or state regulations for historic properties.

SVP 3.3.4 Encourage Adaptive Re-Use of Historic Structures. Encourage the adaptive re-use and rehabilitation of historic structures throughout the Shawsville area.

SVP 4.0 Economic Resources SVP 4.1 Village Scale Economic Development. Foster business and employment opportunities in Shawsville and Eastern Montgomery County.

SVP 4.1.1 Grocery Store. Investigate options and opportunities for bringing a small grocery, food co-op, natural foods, or general store, and/or a farmer's market or community supported agriculture program to the community.

SVP 4.1.2 Wireless Access. Provide wireless access throughout the village and surrounding areas, in support of telecommuting, e-commerce, and education; and possibly as a foundation for research on the community's Montgomery County 2025: Shawsville Village Plan

SVP 5.3 School Campus Approach. Consolidate all Shawsville schools onto one campus.

SVP 6.0 Environment Resources SVP 6.1 Agricultural and Scenic Resources. Protect and enhance the rural agricultural and scenic resources that give Shawsville its special character.

SVP 6.1 Preserve Floodplains. The County will encourage preservation of the 100-year floodplains in their natural state to protect against floods and to function as an integral part of the County's network of open space.

SVP 6.2 Preserve Buffers Adjacent to Floodplains and Karst Formations. The County will encourage the preservation of a natural riparian "buffer strip" adjacent to floodplain areas and setback buffers from Karst sinkholes, in order to protect and enhance water quality and to maintain wildlife habitat areas adjacent to stream corridors.

SVP 6.3 Encourage Pervious Paving Materials. The County will encourage the use of pervious paving materials for parking

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development on land, water, vegetation, and animal life.

lots and driveways where feasible to maintain groundwater and surface water quality, and to reduce sheet flows from paved areas.

• Develop standards for regional and sub-regional stormwater management facilities the County Engineer will develop guidelines and regulations for developers to coordinate plans for stormwater management facilities.

SVP 6.4 Discourage Development on Steep Slopes. The County will discourage development on slopes over 15% and encourage these areas to be maintained as open space to minimize erosion, downstream flooding and pollution.

• The County will work closely with local rural landowners to maintain a green buffer of farmland and open space surrounding the village, through techniques such as agricultural zoning, agricultural and forestall districts, agri-tourism and open space land acquisition. The County will work to develop incentives for landowners to preserve those areas, including an economic development strategy for agricultural areas.

SVP 6.5 Manage Development on Moderate Slopes. The County should ensure that new development on slopes between 10% and 15% incorporates retaining walls, erosion resistant plantings and careful site planning in order to minimize land disturbance and erosion potential in these areas.

SVP 6.6 Promote Regional Stormwater Management. The County will create guidelines and regulations for coordinating stormwater management facilities on a regional and sub-regional basis rather than site by site.

SVP 6.7 Solve Existing Drainage Problems. The County will work with landowners and VDOT to address existing drainage problems in existing neighborhoods.

SVP 7.0 Housing SVP 7.1 Housing Opportunities. Provide rental and owneroccupied housing opportunities that are affordable to a wide range of individuals and families, including seniors.

Environment Resources Action Steps

SVP 7.1.1 Affordable Housing. Adopt regulations or institute incentives for the creation of affordable home ownership opportunities, including:

• Promote sustainable development approaches that protect open space, agricultural land and viewsheds; protect rare and endangered species; protect watersheds and stream corridors; reduce the environmental impact of development in floodplains; enhance water quality; and minimize the impact of storm water runoff.

• residential clustering, zipper lots, zero lot line development, reduced minimum lot sizes, etc.

• construction of townhouses, condominiums, and accessory residential units • density bonuses for affordable housing development

• Protect and expand tree canopies and tree cover as scenic and environmental resources, through tree protection ordinances, landscaping requirements as part of development regulations, or other measures.

SVP 7.1.2 Homeownership. Investigate opportunities to transition renters and mobile home owners to property/home ownership.

• Adopt a storm water management plan to mitigate stream impacts from urban development.

• Identify rare and endangered species in the Shawsville village area, and take measures to protect and promote these and other wildlife.

• Develop and disseminate a community education program on Shawsville's natural environment and the impact of human Montgomery County 2025: Shawsville Village Plan

Adopted 11 June 2007

SVP 7.1.3. Senior Housing. Evaluate the potential reuse of the Shawsville Middle School building and/or site for senior housing.

SVP 7.1.4 Manufactured Housing Parks. Adopt development regulations and design guidelines that enhance the quality and character of mobile home parks, e.g., related to landscaping and streetscaping, tot lots and recreation areas, greenways and paths that connect to schools and community facilities).

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SVP 8.0 Community Resources and Services SVP 8.1 Adequate Community Resources. Ensure that Shawsville residents receive the quality services they deserve, including but not limited to education, public safety, parks and recreation, social services, and water and sewer.

SVP 8.1.1 Community/Government Relations. Improve local relations and expand service opportunities with the Montgomery County Sheriff's Office, the Public Service Authority, and other County departments and agencies.

Where possible, this should include satellite offices or regular staff office hours at the Meadowbrook Center.

through the creation of a river park, and the development of a system of greenways and trails that allow Shawsville residents to walk or bike throughout the community, and specifically to connect the schools and the library/community center.

SVP 9.5 Camp Alta Mons. Take measures to preserve the land and facilities at Alta Mons for local hiking and camping opportunities.

SVP 9.6 Community Health and Wellness. Provide opportunities for healthy living, physical activity, and wellness.

SVP 9.6.1 Health and Wellness Data. Initiate a research program to gather data on the health and welfare of Shawsville residents.

SVP 8.1.2 Emergency Services: Funding & Training.

Promote emergency services in Shawsville by ensuring appropriate funding and training for the volunteer rescue squad (located in Shawsville), the volunteer fire department (located in Elliston), and the Montgomery County Sheriff's Department.

SVP 8.1.3 Emergency Services: Shared Resources.

Share equipment and resources between the Shawsville Rescue Squad and the Elliston Fire Department, and ensure interoperability of communications systems.

SVP 9.6.2 Community Wellness Education Program.

Work with the County, the Meadowbrook YMCA, Virginia Tech, and the community to develop a community wellness education program.

SVP 10.0 Transportation Resources SVP 10.1 Pedestrian and Vehicular Safety. Promote safe pedestrian and automobile travel along US 460/11 and other roads in the village.

SVP 8.1.4 Community Food Pantry. Continue to provide space and support for the Community Food Pantry.

SVP 10.1.1 US 460/11 Intersection Improvements.

Install traffic safety measures, e.g., a traffic light at US 460/11 and Allegheny Springs Road, Railroad Crossing signs at that intersection, and improvements to the crossover at US 460 and Lilac.

SVP 9.0 Recreational, Health, and Wellness Resources SVP 9.1 Greenway Park and Trail System. Support the development and implementation of the Village Transportation Links (VITL) plan in Shawsville and Eastern Montgomery County.

SVP 10.1.2 Alleghany Springs Road Improvement.

Upgrade Allegheny Springs Road to accommodate traffic in anticipation of new development, including the addition of bike lanes.

SVP 9.2 Pocket and Neighborhood Parks and Green Spaces.

Encourage developers to provide pocket and neighborhood parks and green spaces in their development designs.

SVP 9.3 Co-Use of School Facilities. Encourage the development of a joint use agreement between the Montgomery County Public Schools and the Montgomery County Parks and Recreation Department for the multi-use of school facilities.

SVP 9.4 Village Park. Increase opportunities for recreation, Montgomery County 2025: Shawsville Village Plan

SVP 10.1.3 Newtown Road Railroad Crossing. Create a safe path for travel from one side of the railroad tracks to the other, in the village core at Newtown Road.

SVP 10.2 Public Transportation. Provide access to public transportation and alternative transportation options (bicycling, hiking/walking, golf carts, etc.)

Adopted 11 June 2007

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SVP 10.2.1 VITL System. Develop a system of greenways, trails and sidewalks that allow Shawsville residents to walk or bike throughout the community, and specifically to connect the schools and the library/community center.

SVP 10.2.2 Park and Ride. Create park-and-ride centers or other options to promote carpooling.

SVP 10.2.3 Bus Service. Offer public transportation options through Blacksburg Transit (the Two-Town Trolley) and the SmartWay bus.

Fund a local public transportation system to connect community residents to shopping, health care and social services, e.g., Eastern Montgomery County Service Provider.

SVP 10.3 Recognize that Roadways Are Public Spaces. This plan recognizes that public roadways are not just conduits for transporting people and vehicles. Rather, they are public spaces with important social and cultural functions, including viewing the community and meeting neighbors.

Service Area set forth in this Plan. Providing public utility service only to the designated area will ensure that new development is compatible with the villages historic character, is affordable for the County to serve, and enhances rather than degrades the quality of life for local residents. A potential exception to this policy is the possibility of extending water service to the Brooksfield Road and Mt. Zion Road area to serve existing residents.

SVP 11.3 Treatment Capacity. The County will monitor available treatment capacity. The County will approve rezonings to higher intensity uses only in conjunction with assurances that adequate water and wastewater treatment capacity will be available.

Treatment capacity will be expanded in accord with the County's long-range capital improvement plans. Public utility capacity will be planned to accommodate the orderly growth in the area, in accord with the County's overall Comprehensive Plan, rather than to create or "drive" that growth.

SVP 11.4 Capacity for Employment Uses. The County will reserve a modest amount of capacity (roughly 20% of total allocated to the planning area) for non-residential development/expansion.

SVP 10.4 Make All Travel Modes Safe. Work with VDOT to ensure that pedestrian and bicycle mobility and safety have equal priority with motor vehicle mobility and safety on all public roadways.

SVP 11.5 Underground & Buried Utilities. Require developers to place utilities underground in all new developments.

SVP 10.5 Manage Access. Limit new access points on the major through-roads designated in this Plan.

• Review all ordinances, and amend as needed to ensure that all new development is required to place utilities and wires underground.

Utilities Action Steps:

SVP 10.6 Construct Roads in Conjunction with Rezoning Approvals. Require development applicants to dedicate rightof-way and build their portion of new roads, in conjunction with receiving zoning approvals for higher densities.

SVP 11.0 Utilities SVP 11.1 Extent Public Water and Sewer Service. The County will provide and manage public water and sewer service for Shawsville. The County will require that new development connect to these systems and will prohibit new private wells and septic systems.

• The County Public Service Authority (PSA) will work with the Planning Commission to develop a policy for allocating sewer and water capacity in the area in conjunction with rezoning approvals so as to ensure that treatment capacity is reserved for such approved development.

• Place overhead wires underground in the historic area.

SVP 11.2 Limit of Public Water and Sewer Expansion. The County will limit water and sewer service to the designated Montgomery County 2025: Shawsville Village Plan

Adopted 11 June 2007

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