Comprehensive Plan Text Amendments MemorandumAppendix A. Revised Comprehensive Plan Text with strikethrough and underline
Montgomery County 2025—Adopted 12 October 2004 Planning & Land Use
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Looking across US 460 towards Virginia Tech. Photo by Bill Edmonds
Planning & Land Use: Executive Summary
The Planning and Land Use chapter covers three main goals: 1) balanced growth, including a
description of the policy areas and land use policies; 2) policies for new development; 3) policies for
community design.
The Future Policy Map incorporates the following:
Blacksburg and Christiansburg will continue to accommodate two-thirds of the
County’s growth;
Urban Expansion Areas and Villages/Village Expansion Areas have the potential
to accommodate the remaining one-third of the County’s growth;
Designated Urban Development Areas are sufficient to accommodate the next
10-20 years of growth for the Unincorporated Areas of the County
Eighty percent (80%) or more of the growth in the Unincorporated Areas is
targeted for the Urban Development Areas, Urban Expansion Areas, the Villages
and Village Expansion Areas, and the Residential Transition Areas; and
Twenty percent (20%) or less of the growth in the Unincorporated Areas is
targeted for the Rural Communities, Rural Areas, and Resource Stewardship
Areas.
Above: Big Spring Mill, Elliston, 2004. North Fork Valley, 2004. Photos by Chris Valluzzo.
COMMUNITY SURVEY RESULTS
Of the three land use issues, “using the zoning ordinance to guide growth or protect property values” had
the highest mean score (4.20), with 81% rating the issue as either important (22%) or very important (59%).
Not surprisingly, 63% of participants who owned their own home ranked the “zoning” issue as very
important, while only 38% of those who rent felt the same way. Residents in the unincorporated areas were
only slightly less likely to rate "zoning” as very important (57%) than were residents in either of the two
towns (62% for Blacksburg and 63% for Christiansburg). As with other issues on the survey, support for
“zoning” increased based on the participant’s age, 51% of participants age 25-34, 60% of participants age 35-
49, and 69% of participants age 50-65 ranked “zoning” as very important. Support among participants 65 and
older was lower (56%) than the previous two age groups, but higher than those under the age of 34. Overall,
only 5% of participants rated the issue as either unimportant or minimally important.
In their comments, participants focused on the need for zoning enforcement and consistency, controlling
growth, protecting the environment, protecting neighborhoods, and protecting the historical infrastructure.
Some of the participants focused on the county’s need to provide “zoning protection for historic preservation
and natural environment (streams, forests, farmland, etc.) conservation” and to provide zoning protection
and tax incentives in order to “encourage productive use/ renovation of existing buildings, especially those of
historic value.” Others saw zoning as a way to “reduce overcrowding in schools,” “discourage sprawling
subdivisions,” and “enhance existing neighborhoods.” Participants were split, however, on the issue of using
the zoning ordinance to separate uses. While several participants felt that residential, commercial, and
industrial uses should be separated, others felt that the county should encourage the development of mixed-
use neighborhoods and developments.
The issue of “sprawl or unplanned growth” was a close second behind zoning, with a mean score of 4.07.
Of the citizens who participated in the community survey, 76% felt the issue "sprawl or unplanned growth”
was either important (17%) or very important (59%). Only 7% of participants ranked it as either not
important or minimally important. Concern about sprawl or unplanned growth was strongest among
participants from civic (60%), religious (75%), and government (75%) organizations, and weakest among
respondents from commercial and realty organizations (31%). Finally, concern over sprawl or unplanned
growth was stronger in Blacksburg, where 68% rated the issue as “very important” than in either
Christiansburg (56%) or the unincorporated areas of Montgomery County (56%).
While a few of the participants wrote of the extremes of either allowing unfettered growth or stopping
growth altogether, far more commented on the need to limit, focus, concentrate, or, in some fashion, control
commercial and residential growth. Their suggestions included "limiting the amount of land that can be
developed with a specific time period,” “ encouraging higher concentrations,” “revising [the] taxation
structure and rates to discourage sprawl,” and “providing incentives to concentrate residential development.”
In addition, a number of participants provided specific suggestions on areas where they felt growth and
development were most and least appropriate. By in large, participants felt that growth should be
concentrated in Blacksburg and Christiansburg and limited in rural areas, including the land bordering the
Little River. As with other issues, participants came to differing conclusions: one participant supported
apartments and duplexes near the New River Valley Mall, while another wrote that:
“Look at the impact of more residences at roads that are already maxed out (Rt. 114). Some county roads
(Peppers Ferry Rt. 114) are already-This has not been done and more building is planned for Rt. 114.”
Of the three land use issues, “concentrating growth where utilities are already provided” garnered the
least support (mean score of 3.46), although 56% still rated the issue as either important (31%) or very
important (26%). Support for the issue (ranked as either important or very important) was strongest among
those ages 35-49 and 50-65 (59% for each), and lowest among those ages 24-34 (47%). Among other groups,
support for the issue was reasonably even, regardless of gender, location of residence, organizational ties, or
previous participation. One noticeable variation in support occurred between those participants living in
single-family stickbuilt residences versus those living in manufactured or modular residences. Of participants
living in stick built residences, 57% ranked the issue as either important or very important, while only 44% of
those living in manufactured or modular housing gave it the same rankings.
In their written comments, participants drew the connection between limiting growth to areas where
utilities were already provided and using utilities to “direct growth to appropriate areas.” One chided the
county for “subsidizing development” through the provision of utilities “outside the areas near the towns.”
Others, however, had a more expansive view of the connection between infrastructure and growth, by
including transportation, schools, and other public facilities. As one participant wrote:
“Before development is allowed in an area look at future needs for schools, rescue & fire and
police. Will the development cover the cost of building new schools, rescue & fire departments &
increase size of police department including additional need for courts, etc.”
Participants planning-related comments, however, were not limited to the three planning issues included
in the community survey. Planning-related issues generated 634 written comments, covering subjects as
diverse as the need for greater public involvement to the need to increase ADA accessible residential
development, including:
• Increased cooperation between jurisdictions;
• Increased public/private cooperation;
• Commercial and industrial development;
• Environmental concerns; the connection between planning and human services;
• Sustainability;
• Compact and cluster development;
• Revitalization and preservation;
• Development in villages;
• Stricter codes (not just for zoning) and regulations; and
• Overall quality of planning in Montgomery County.
Participants felt strongly about the need for public involvement and for the need to be careful in “amending
the comprehensive plan” while remaining both flexible and innovative.
CURRENT AND HISTORIC TRENDS AND CONDITIONS
Planning Ordinances:
In the years since the last comprehensive plan was adopted in 1990, much has changed in Montgomery
County, including the major revisions of the subdivision ordinance in 1993 and the zoning ordinance in 1999.
The revised subdivision ordinance allowed the County to track minor and family subdivisions through a
process of plat approval, eliminated many loopholes, and added a variance procedure.
The new zoning ordinance, adopted in December of 1999, introduced the County to sliding scale zoning
and eliminated large-scale, "by right" residential development, on lots as small as 1/2 acre, in the agricultural
zone. The sliding scale specified the number of lots that could be created by right, based on the acreage of the
original (parent) parcel. The revised zoning ordinance provided the tools to allow the County to take a more
proactive approach to planning.
Special Plans:
In addition to the passage of two significant ordinances, Montgomery County also took on a number of
area and subject-specific plans, including the 1990 Bikeway Walkway Plan, included as an addendum to the
comprehensive plan, the Rt. 177 Corridor Plan, and a Regional Approach to Telecommunications Towers
plan These three plans are incorporated into Montgomery County, 2025.
Urban Development Areas:
In 2007, the General Assembly added Section 15.2-2223.1 to the Code of Virginia requiring high growth
localities to designate Urban Development Areas in their comprehensive plans by July 1, 2011 (counties) and
July 1, 2012 (cities and towns). Designated Urban Development Areas (“UDA”) are to be areas of reasonably
compact development that can accommodate 10 to 20 years of projected growth. In 2010, the legislation was
amended to establish density and design criteria for UDAs and to improve the coordination between
transportation and land use.
The UDA legislation defines high growth localities as having either a population of at least 20,000 and a 5%
growth rate, or a growth rate of 15% or more, between the most recent decennial censuses (§15.2-2223.1 B).
According to data currently available from the U.S. Census Bureau, Montgomery County grew from 83,639 in
2000 to approximately 94,392 in 2010, representing a growth rate of 12.9%. Based on the growth rates and
population thresholds outlined in the legislation, Montgomery County is therefore required to amend their
Comprehensive Plan to incorporate at least one Urban Development Area that will allow for development at
a density of at least four single-family residences, six townhouses, or 12 apartments, condominium units, or
cooperative units per developable acre, and a floor area ratio of at least 0.4 per acre for commercial
development, or any proportional combination thereof.
Existing Land Use (1)
As the Existing Land Use Map indicates, single-family residential development (yellow) is slowly
beginning to claim much of the road frontage in the rural portions of Montgomery County, while leaving the
more remote land undeveloped. While there are significant areas of contiguous open space, in the form of
agricultural and wooded areas throughout the County (green), development along the roadways creates the
perception that open space is being significantly diminished. In some cases, that perception is true, most
notably in the suburbanized areas adjacent to Blacksburg and Christiansburg; in the Childress area west of
Riner, flanking Peppers Ferry Road (Rt. 114) and Prices Ford Road; and along portions of Riner Road (Rt. 8)
and Radford Road (U.S. Rt. 11). There are also significant rural lands under federal (Jefferson National
Forest), state (Virginia Tech, Selu Conservancy, Pedlar Hills Natural Area Preserve), religious, and charitable
(Nature Conservancy, Camp Alta Mons, Izaak Walton League) ownership.
POPULATION, LAND USE, AND THE FUTURE POLICY MAP
Population projections form the basis for most current and future planning decisions. From a public
sector perspective, the current and anticipated population of a county determines the public facilities and
services a county will need to provide. From a private sector perspective, the current and anticipated
population of a county determines land use changes (residential, commercial and industrial) that a county will
need to accommodate.
The purpose of this chapter is to provide information and analysis concerning growth trends in
Montgomery County. A population planning range for the year 2030 has been developed. This population
planning range, in turn, has been used as a guide in developing a future policy map for land use.
Population: Historic Trends
The first US Census in 1790 found Montgomery County with a total population of 13,228. By the year
1900, the County's population had only risen to 15,852. Between 1900 and 1960 the County's population
slowly doubled to 32, 923. From 1960 to the present, Montgomery County experienced 20 years of rapid
population growth followed by 20 years of steady population growth. The rapid growth from 1960-1980 saw
a population increase of 30,000+ persons. During this time period County growth rates greatly exceeded the
state growth rates. The steady growth period from 1980-2000 saw a smaller population increase of 20,000+
persons. During this time period County growth rates were similar to state growth rates. The most recent US
Census in 2000 found a County population of 83,639.
Regional and Local Trends
In absolute numbers, the population increase in Montgomery County has consistently exceeded those of
all surrounding jurisdictions. Montgomery County increases of 10,000+ persons (1980-1990) followed by
9,000+ persons (1990-2000) exceeded Roanoke County increases of 6,000+ persons (1980-1990) and 6,000+
persons (1990-2000).
Moreover, population increases in Montgomery County have been distributed across the county. The
towns of Blacksburg and Christiansburg and the unincorporated portion of the County have experienced
similar rates of population growth. As a result, approximately 2/3rds of the County’s total population has
consistently been located within the two towns of Blacksburg and Christiansburg, while the remaining 1/3rd
has been located in the unincorporated area of the County.
Population Forecasts
Several population forecasts for Montgomery County were developed in order to provide a population
planning range for the unincorporated area of Montgomery County for the year 2030. Each population
projection is based on different assumptions and arrives at a different population total. Used together, the
three projections provide the population planning range that is then used as a guide in developing a future
policy map for land use.
Population Projections based on Virginia Employment Commission (VEC) Growth Rates:
The first set of projections are based on data from the Virginia Employment Commission (VEC), a state
agency. The VEC regularly develops population projections for each city and county throughout the state.
These projections are then used by other state agencies for planning purposes. Currently available VEC
population projections (May, 2003) were used for Montgomery County. Projections are 90,800 for 2010,
97,900 for 2020 and 105,000 for 2030. These VEC projections yield the following average annual growth
rates for Montgomery County as a whole:
2000-2010 0.86%
2010-2020 0.78%
2020-2030 0.73%
Applying the VEC growth rates for Montgomery County as a whole to Blacksburg, Christiansburg and
the unincorporated area of Montgomery County produce the following population projections:
Population Projections based on Blacksburg Growth Rates:
The second set of projections is based on the Blacksburg 2046 Comprehensive Plan (BCP) adopted by
the Blacksburg Town Council in November 2001. The BCP developed town population projections to the
year 2046. Projections were 46,750 in 2010, 49,680 in 2020, and 52,700 in 2030.
The BCP assumes that Virginia Tech will add an additional 5,000 graduate students between the years
2001 and 2010 slowly increasing enrollment to 30,783 by 2010 and thereafter remaining at this enrollment
level. It assumes that town population growth from 2000 to 2010 will grow largely due to enrollment
increases at Virginia Tech. The nonstudent population will grow at a moderate rate for this period of time.
After 2010 population projections in the Town are solely attributed to nonstudent residential growth based
on the expansion and success of the Corporate Research Center, Industrial Park, and improved interstate
access. The Town population will continue to grow at an increasingly slower rate until population growth
levels off to about 5% per decade by 2046. It also assumes that the percentage of total student enrollment
living in Blacksburg (on- and off-campus) will stay consistent with 1990-2000 statistics when 95% of total
enrollment lived within town boundaries.
The BCP projections yield the following average annual growth rates for the Town.:
2000-2010 1.81%
2010-2020 0.63%
2020-2030 0.61%
Applying the BCP growth rates to Christiansburg and the unincorporated area of Montgomery County,
in addition to Blacksburg, produce the following population projections:
Population Projections based on 1980-2000 Growth Trend:
The final set of projections is based on a continuation of the steady growth trend exhibited by
Montgomery County during the 1980-2000 time period. Each decade during this period saw a population
increase for the county of approximately 10,000 persons. A continuation of this trend would result in
population projections of 93,600 in 2010, 103,600 in 2020, and 113,600 in 2030. These projections yield the
following average annual growth rates for Montgomery County as a whole:
2000-2010 1.19%
2010-2020 1.07%
2020-2030 0.97%
Applying these growth rates for Montgomery County as a whole to Blacksburg, Christiansburg, and the
unincorporated area of Montgomery County produces the following population projections.
Summary of Population Projections
Three population projections were developed for Montgomery County to the year 2030. Each is based
on differing growth assumptions. They yield a population planning range of 105,000-113,600 for
Montgomery County as a whole and 34,000-36,850 for the unincorporated area of the county. They assume
that the growth rate of the unincorporated area will be the same as the county as a whole. Therefore,
approximately 1/3rd of the County's total population will continue to be located in the unincorporated area
and approximately 2/3rd’s will continue to be located in the two towns of Blacksburg and Christiansburg.
Projected Residential Land Use Need
The population planning range previously developed for the unincorporated area of the county yields an
increase of 6,900 to 9,750 persons over the 30 year time period, 2000- 2030.
To convert this increase in population into an increase in housing units necessitates an assumption be
made regarding the number of persons per household. On a national basis the number of persons per
household has been slowly declining. From 1990 to 2000 the US Census showed the number of persons per
household (average household size) decreasing from 2.63 to 2.59. This trend is reflected in Montgomery
County. From 1990 to 2000 the US Census showed the number of persons per household in the
unincorporated area of Montgomery County decreased from 2.6 to 2.5. For planning purposes, a
continuation of this trend will be assumed with a lower figure of 2.3 persons per household used for the year
2030.
Based on this assumption, the increase of 6,900 to 9,750 persons yields an increase of 3,000 to 4,200
dwelling units over the time period 2000 to 2030 calculated as follows:
Low population projection (Virginia Employment Commission growth rates) for the unincorporated
area:
• 2030 population projection = 34,000, 2000 population = 27,109
• 34,000 (2030) 27,109 (2000) = 6,900 person increase 2000-2030
• 6,900 persons / 2.3 persons per household = 3,000 dwelling units
Middle population projection (Blacksburg Comprehensive Plan growth rates) for the unincorporated
area:
• 2030 population projection = 36,100, 2000 population = 27,109
• 36,100 (2030) 27,109 (2000) = 9,000 person increase 2000-2030
• 9,000 persons / 2.3 persons per household = 3,900 dwelling units
High population projection (1980-2000 Growth Trend) for the unincorporated area:
• 2030 population projection = 36,850, 2000 population = 27,109
• 36,850 (2030) 27,109 (2000) = 9,750 person increase 2000-2030
9,750 persons / 2.3 persons per household = 4,200 dwelling units
Projected Residential Land Use Need: Summary
The Comprehensive Plan proposes that the majority of the need for residential land uses in the
unincorporated area of Montgomery County be met from three land use policy areas: 1) Urban Expansion
Areas, 2) Villages, and 3) Village Expansion Areas.
The identified needs for residential land uses to the year 2030 can be met through the development of
properties within the Urban Expansion Areas around Blacksburg, Christiansburg and Radford and within the
six Village/Village Expansion Areas of Belview, Elliston/Lafayette, Plum Creek, Prices Fork, Riner, and
Shawsville.
In particular, a range of 3,000-4,200 dwelling units is needed in the unincorporated area of Montgomery
County to the year 2030. The designated Urban Expansion Areas and Village/Village Expansion Areas can
accommodate 11,600 dwelling units at full development.
Population Projections and calculations to address the Urban Development Area Legislation
The state mandated Urban Development Area legislation requires that the designated urban development
area “shall be sufficient to meet projected residential and commercial growth in the locality for an ensuing
period of at least 10 but not more than 20 years” and specifies that “future residential and commercial growth
shall be based on official estimates of the Weldon Cooper Center for Public Service of the University of
Virginia or official projections of the Virginia Employment Commission or the United States Bureau of the
Census.” The legislation further encourages consultation and cooperation with adjacent localities to establish
the appropriate size and location of urban development areas to promote orderly and efficient development
of their region and states that “if a town has established an urban development area within its corporate
boundaries, the county within which the town is located shall not include the town’s projected population and
commercial growth when initially determining or reexamining the size and boundary of any other urban
development area within the county.”
Because the County’s population figures typically include the Town of Blacksburg and the Town of
Christiansburg, each jurisdiction was analyzed separately to determine compliance with the legislation. Based
on 2000-2010 census data, both the Town of Christiansburg and the Town of Blacksburg qualify for UDAs.
As per requirements in the legislation, the UDA capacity calculation for the County could not include either
the populations of Blacksburg or Christiansburg (since they are required to adopt their own UDAs). In
addition, none of the official sources cited in the legislation address population growth projections for towns.
The VEC State Demographer Projections for Montgomery County will not be available from VEC until
December 2011, following the release of the 2010 Census figures. Therefore, for the purposes of establishing
County and Town 10 and 20 year projections, the most recent available VEC data was used to establish an
Average Annual Growth Rate that was used to estimate future population. Average annual average growth
rates were calculated by Renaissance as 0.58% for the 2010 - 2020 period and 0.65% for the 2020 - 2030
period. The 2020 and 2030 projections for Montgomery County shown for UDA capacity have been
calculated by applying these growth rates to the latest 2010 US Census base year population for each locality
and are presented in Table 1.) Note that the 10-20 year projected growth includes only the projected
population for the unincorporated areas of Montgomery County, excluding Blacksburg and Christiansburg.
(see Table 2). The tables on the following pages describe the calculations used to establish the required
UDA capacity for Montgomery County, as required by the legislation:
Table 1 summarizes the population estimates based on average annual growth rates derived from the
latest VEC projections.
Table 2 summarizes the population projections for the unincorporated areas of the county, which are
considered for UDA designation.
Table 1. Population Estimates and Forecasts
Table 1 - Population Projections * VEC AAGR **
Locality 1990 2000 2010 2020 2030 2010-2020 2020-2030
Montgomery
County VEC
73,913 83,629 91,363 96,782 103,244 0.58% 0.65%
Projections
Montgomery
County Census
2010 Revised Total
73,913 83,629 94,392 99,991 106,667
Blacksburg 2010
Revised Total 34,922 39,573 42,620 45,148 48,162
Christiansburg
2010 Revised Total 15,402 16,947 21,041 22,289 23,777
Unincorporated
2010 Revised Total 23,589 27,109 30,731 32,554 34,727
* VEC - State Demographer Projections have not yet been updated following the release of the 2010 Census figures. Average Annual
Growth Rates were derived based on the 2010 Census Data and currently available VEC projections (as of 2/25/11). Annual average
growth rates are 0.58% for the 2010-2020 period and .65% for the 2020-2030 period. The 2020 and 2030 projections shown above
for UDA have been calculated by applying these rates to the latest 2010 US Census base year of 94,392.
** Both towns in Montgomery are now required to do UDA based on the percent change in population from 2000-2010. Previously
only Blacksburg was required to do UDA based on the percent change in population from 1990-2000. All calculations for County
UDA Areas reflect only on the unincorporated portions of the County.
Table 2. Population Projections for Unincorporated Areas of Montgomery County
Locality 1990 2000 2010 2020 2030
Montgomery
County
Unincorporated
23,589 27,109 30,731 32,554 34,727
The state code requires that the UDAs be able to accommodate the projected residential and commercial
growth for the next 10 to 20 years. As a whole, the County is expected to add approximately 5,600 people
during the next 10 years, and 12,275 people during the next 20 years. The Unincorporated Areas are
projected to add 1,823 people during the next 10 years and approximately 4,000 people during the next 20
years. This growth will require an estimated 792 to 1,738 new housing units and 109,365 to 240,000 square
feet of commercial space (retail and office) countywide.
Urban Development Areas
Montgomery County’s vision for the Urban Development Areas is one of connected, self-sustaining
communities that offer a mix of residential, commercial, and employment uses; a full complement of public
services and facilities; amenities that support a high quality of life; and design that complements the County’s
surrounding rural area, incorporating cluster development, conservation design and/or Traditional
Neighborhood Design. The County, in collaboration with other governmental agencies and the private sector,
is committed to ensuring that all public spaces in residential and commercial areas within the Urban
Development Areas become increasingly pedestrian friendly through a variety of measures. These measures
may include the construction, improvement, and maintenance of public squares, parks and pedestrian
connections, and the attention to street design details such as landscaping, lighting, and provision of attractive
street furniture. Residential, office, civic and commercial areas in the Urban Development Area should have
convenient access by foot, bicycle, and transit.
Growth will be directed toward the Urban Development Areas through a variety of incentives. Such
incentives may include but not be limited to density bonuses, reduced application fees, fast track permitting
and plan review. Targeted public investments in amenities such as street lighting, landscaping, street
furniture, sidewalks and trails may be focused in UDA areas to attract and augment private investment and to
support community design in keeping with the traditional design principles outlined in the UDA legislation.
Additionally, public investment in utilities and capital facilities may be focused in UDA areas as appropriate to
promote compact development and to encourage, attract and leverage private investments. Offering such
incentives only or primarily within Urban Development Areas, increases the likelihood that these areas will be
the focal point for future growth and help the County to meet established goals of reducing public costs and
improving service delivery while accommodating population growth in a planned manner. Land Use Policies
governing Urban Development Areas are found under PLU 1.9.
Urban Expansion Areas:
Urban Expansion Areas are the preferred location for new residential and nonresidential development
occurring in unincorporated areas of Montgomery County. These areas will accommodate a full range of
residential unit types and densities. These are areas adjacent to Blacksburg, Christiansburg and Radford and
are intended to be natural expansion areas for uses occurring within town and city boundaries. Transportation
improvements within Urban Expansion Areas will be designed to tie into the existing street network serving
the City and the towns and development in these areas will be compatible with and complimentary to
development within corporate limits. Land Use Policies governing Urban Expansion Areas are found under
PLU 1.8.
Villages:
Villages should be predominately residential but may include a “downtown” area of business, commercial
and institutional uses at densities higher than found in surrounding rural areas. Villages are larger rural
communities where limited mixed-use development activity has historically occurred and public utilities are
available. They are separate and distinct from each other and from nearby towns. Villages have served as and
will continue to serve as focal point for surrounding rural areas. Land Use Policies governing Villages are
found under PLU 1.7.
Village Expansion Areas:
Village Expansion Areas are intended to provide an alternative to scattered rural residential development
and to provide an opportunity to enhance the vitality of existing villages by providing for compatible
expansions of residential and employment uses. Village Expansion Areas are adjacent to existing villages
where appropriate new development can be accommodated while retaining the viability and character of the
historic village core. These are natural expansion areas for the Villages that may potentially be served by
future public sewer and water extensions. Development in Village Expansion Areas should be designed to tie
into the existing street network serving the village it is adjacent to and to complement and augment the
historic character and development pattern of the existing village. A mix of appropriately scaled residential,
non-residential and community uses are anticipated in Village Expansion Areas. Using the Future Policy Map,
each Urban Expansion Area and each Village/Village Expansion Area was evaluated to determine its future
capacity for residential development. Both the approximate amounts of undeveloped acreage and
undeveloped lots were determined.
Undeveloped acreage included larger parcels that have not been developed to date, that are not restricted
by steep slopes, and that are not in preferred locations for commercial or industrial development. It should be
noted that the three Urban Expansion Areas were not evaluated for future residential development because
of their potential for primarily commercial and/or industrial development:- Falling Branch Urban Expansion
Area (Parkway Drive), Christiansburg Industrial Park Urban Expansion Area (Houchins Road), and Bypass
East Urban Expansion Area (Peppers Ferry Road Extension). Undeveloped lots included small parcels that
have be subdivided but not developed to date and parcels that have been zoned for future residential
development. Examples include Warm Hearth Retirement Community (Mabry Lane) and the Greear Planned
Unit Development (Riner). Land Use Policies governing Village Expansion Areas are found under PLU 1.6.
Residential Transition Areas
Residential Transition Areas are stable, low-density residential neighborhoods in close proximity to
Municipalities and Urban Expansion Areas or areas of higher density residential development outside of
Village/Village Expansion Areas or Rural Communities such as major subdivisions, mobile home parks, and
residentially zoned land. Land Use Policies governing Residential Transition Areas are found under PLU 1.5.
Rural Communities
Rural communities are small-scale, stable rural residential communities of local historical significance.
They have specific place names, are often located at crossroads, and have traditionally functioned as
community focal points. The existing development pattern in these areas should be preserved. Land Use
Policies governing Rural Communities are found under PLU 1.4.
Rural Areas:
Rural Areas include areas not generally served by public utilities, where agricultural and rural residential
uses are predominant, and should be preserved and stabilized. Land Use Policies governing Rural Areas are
found under PLU 1.3
Resource Stewardship Areas:
Resource Stewardship Areas are rural areas with high resource value based on soil types, environmental
sensitivity, or other unique land characteristics. These areas also include land that is preserved from future
development through public or private conservation efforts. Land Use Policies governing Resource
Stewardship Areas are found under PLU 1.2.
FUTURE LAND USE SUMMARY
The primary land use goal in this Comprehensive Plan is for "focused growth." This goal directly reflects
the comments and recommendations from many participants in the community survey. It necessitates a
proactive approach by the County to maintain a balance between urban and rural areas by planning for
orderly growth to occur in areas with adequate resources and services to support growth.
Building on the comments and recommendations from the community survey, the concepts described by
"focused growth" were actively debated by several of the citizen working groups as they developed specific
goals and strategies. In particular, the Government & Planning Working Group discussed and developed the
idea of distinct villages in the county, each with its own historic core, character and community focus, and
with the basic public utilities and facilities to support future growth. Government & Planning also discussed
urban expansion areas as a land use designation to address the inevitable growth outward from Blacksburg,
Christiansburg and Radford. Similarly, the Environment Working Group discussed and developed the
concept of a stewardship approach for natural resources that would benefit both current landowners and
future generations.
The next step in the process was taken by Herd Planning & Design. The planning consultant considered
the comments and recommendations and concepts that had been developed to date and shaped a specific set
of future policy area designations for Montgomery County. The Herd report also called for development of a
countywide natural resource overlay map indicating critical, sensitive and special resources. These features are
shown on the Critical Features Map. (2)
As a final step, the policy area designations were applied to the population and land use projections to
yield the Future Policy Map. The Future Policy Map for land use identifies distinct urban and rural areas,
while providing sufficient land to accommodate the expected demand for new housing and commercial and
industrial development. New urban development is expected and encouraged to occur in areas of the County
where adequate roads, utilities, and public facilities (schools, parks, etc.) are available, planned, or may be
logically extended or enhanced to support higher density development. These areas generally include
undeveloped properties and infill properties around Blacksburg, Christiansburg, Radford, and the larger
Villages.
The Future Policy Map incorporates several important assumptions and targets regarding future
development. They are summarized below:
1. Blacksburg and Christiansburg will continue to accommodate 2/3rd’s of the Future Development within Montgomery
County.
It is assumed that the future growth rate for the unincorporated areas for Montgomery County will
approximate the future growth rate for the two towns of Blacksburg and Christiansburg. Therefore,
approximately 1/3rd of Montgomery County’s future residential development will continue to be
accommodated in the unincorporated areas while the remaining 2/3rd’s will continue to be accommodated in
the two towns.
2. Urban Development Areas, Urban Expansion Areas and Village/Village Expansion Areas have the potential to
accommodate the 1/3rd of Future Development within Montgomery County that is anticipated to occur in the Unincorporated
Areas:
Urban Expansion Areas, including the designated Urban Development Areas, adjacent to Blacksburg,
Christiansburg, and Radford are planned for a broad range and mix of uses at urban development densities
and intensities. These areas are served by or planned for central sewer and water service and will provide
natural expansion areas for uses occurring within town and city boundaries. Accordingly, the County will
need to work closely with respective municipalities on the planning and development of these areas.
The six Village/Village Expansion Areas of Belview, Elliston/Lafayette, Plum Creek, Prices Fork, Riner,
and Shawsville are also important to the County’s future. They are separate and distinct from each other and
from nearby towns. They serve as focal points for surrounding rural areas. With the extension of public
utilities, the provision of public facilities, and the application of traditional development patterns, they can
accommodate new development while retaining their vitality and historic character. Accordingly, the County
will need to work jointly with the residents of each village/village expansion area to prepare a village plan to
guide future development.
A projected range of 3,000-4,200 new dwelling units are needed in the unincorporated areas of
Montgomery County to accommodate future development to the year 2030. The designated Urban
Expansion Areas and Village/Village Expansion Areas have the potential to accommodate approximately
11,600 new dwelling units at full development.
3. Designated Urban Development Areas are sufficient to accommodate the next 10-20 years of growth for the Unincorporated
Areas of the County
Urban Development Areas are designated areas within the Mid-County and 177 Urban Expansion Areas
adjacent to the Town of Blacksburg, the Town of Christiansburg and the City of Radford that are planned for
compact, mixed use development at urban development densities and intensities. They are intended to serve
as a focal point for growth over the next 10-20 years. Development within the UDA must be compact, using
Traditional Neighborhood Design principles, and designed to accommodate pedestrian and vehicular traffic
with a full complement of services and amenities. Development in the UDA should also provide for transit
facilities or stops. Urban Development Areas are served by or planned for central sewer and water service,
and transportation infrastructure.
A projected range of 792 to 1,738 new housing units and 109,365 to 240,000 square feet of commercial
space (retail and office) are needed in the unincorporated areas of Montgomery County to accommodate
future development to the year 2030. This translates to approximately 204 to 448 acres of land. The
designated Urban Development Areas have the potential to accommodate approximately this projected
development.
3. 4. 80% or more of Future Development within the Unincorporated Areas is targeted for the Urban Development Areas,
Urban Expansion Areas, Village/Village Expansion Areas, and Residential Transition Areas.
Urban Development Areas, Urban Expansion Areas and Village/Village Expansion Areas can be
provided with the necessary infrastructure, such as utilities, roads, and public facilities, to accommodate
future growth and development. Going forward, this will necessitate coordination and cooperation between
county government, municipalities, residents, and land developers.
4. 5. 20% or less of Future Development within the Unincorporated Areas is targeted for the Rural Communities, Rural
Areas, and Resource Stewardship Areas.
Rural Communities and their surrounding Rural Areas have the potential to develop and evolve into the
next generation of Villages. However, this progression is limited in the near term by their smaller size and
their lack of public utilities and facilities.
The preferred uses for Resource Stewardship Areas are a continuation of agriculture, forest uses, outdoor
recreational uses, and other natural resource based uses. This continuation can only be successful if most
development is successfully accommodated elsewhere.
The County has significant natural features that present constraints to development but that also offer
opportunities to develop a system of open space and scenic resources throughout the County. These are
shown on the Critical Features Map that can be used in conjunction with land use policies to evaluate
development applications.
Planning and Land Use: Introduction
Photo by Chris Valluzzo
Photo by Chris Valluzzo
West of Shawsville. Photo by Chris Valluzzo
Riner Historic District, Riner, Virginia. Photo by staff.
1. Additional planning information, including discussions of rezonings, special use permits, zoning variances and appeals, and building
permits, is included in the Planning and Government chapter, immediately following this chapter. There are two Planning related
chapters in this Plan: one which relates to Land Use Policies and one which relates to the process of Planning, including public
information, public involvement, and local and regional cooperation.
Riner Historic District, Riner, Virginia. Photo by staff.
Alleghany Springs Road. Photo by C. Valluzzo.
Yellow Sulphur Springs. Photo by C. Valluzzo
Cross References and Notes:
2. Please see “Land Use Policies/Designations.” Herd Planning & Design, 2003. The report is available, upon request, from the
Montgomery County Planning Department.
Planning & Land Use Policies
PLU Goal 1.0 Balanced Growth: The County will maintain a balance between urban and rural areas by
planning for orderly growth to occur in areas with adequate resources and services to support growth.
PLU 1.1 Planning Policy Areas: Establish boundaries for distinct urban and rural planning policy
areas and identify preferred development patterns for each planning area to (i) promote growth
where it can be supported by infrastructure improvements; (ii) maintain existing community
character; and (iii) preserve agriculture, forestry, and related uses where most appropriate based on
natural resources and where existing development and land use patterns support the continuation of
these uses.
PLU 1.1.1 Policy Area Designations: Develop a policy for the periodic consideration by
the county of landowner requests to change policy area designations in the Comprehensive
Plan.
PLU 1.2 Resource Stewardship Areas: Resource Stewardship Areas are generally defined as rural
areas of the County that have high resource value based on soil types, or that are environmentally
sensitive due to topography or unique land characteristics. These areas include national forest land,
state lands, private preserves, undeveloped prime agricultural soils and soils of local importance,
agricultural and forestal districts, land that is subject to private conservation easements and
conservation zoning and areas of predominantly 25% slope or greater. This planning policy area is
the least densely developed of all of the planning areas and includes many largely undeveloped areas
of the County. (3)
PLU 1.2.1 Resource Stewardship Area Land Uses:
a. The preferred land uses for Resource Stewardship Areas include agriculture, forest uses,
outdoor recreational uses, other natural resource based uses and accessory uses directly
related to the support of the preferred land uses.
b. Low-density residential development will be permitted, but not encouraged, as a
secondary use in Resource Stewardship Areas.
c. Private and public conservation efforts and farmland retention programs, such as
agricultural and forestal districts, should be focused in Resource Stewardship Areas. (4)
d. Non-residential uses, except those incidental to and supportive of agriculture, forest,
outdoor recreational or other preferred land uses, will be discouraged in Resource
Stewardship Areas.
e. Rezoning to allow higher intensity uses in Resource Stewardship Areas will be
discouraged.
f. The County may permit new non-agriculturally related institutional uses by special use
permit provided the use is compatible in scale and intensity with agricultural and rural
residential uses, poses no threat to public health, safety and welfare, and if the use helps
preserve farmland, open space or historic, scenic or natural resources.
PLU 1.2.2 Resource Stewardship Area Community Design:
a. Development densities in Resource Stewardship Areas are based on a sliding scale
approach and range from .05 to 1.0 dwelling units per acre. (5)
b. New residential development proposed in Resource Stewardship Areas should be
clustered, or exhibit other conservation design principles, to preserve on-site natural,
cultural, historic, scenic, open space or environmental resources. (6)
c. The County will vigorously support "Right to Farm" policies in Resource Stewardship
Areas to protect existing farms and farmers from nuisance complaints from neighboring
rural residents. Plats for new residential lots located in the Resource Stewardship Area
shall disclose that the preferred land use in the immediate vicinity of the new lot is
agriculture, forestry, and related uses. (7)
PLU 1.2.3 Resource Stewardship Area Community Facilities and Utilities:
a. Future sewer and water service extensions to Resource Stewardship Areas will be
discouraged except to resolve existing public health threats or to interconnect existing
individual systems. (8)
b. With the exception of public parks and outdoor recreation facilities, Resource
Stewardship Areas will not be a preferred location for new community facilities.
c. Transportation access and improvements in Resource Stewardship Areas will be limited
to what is necessary to serve very low-density development. New rural residential
subdivisions should be served by internal streets that connect to existing rural roads to
avoid strip development and to minimize individual driveway access along existing
public roads.
d. The use of private roads will generally be discouraged in Resource Stewardship Areas.
PLU 1.3 Rural Areas: Rural Areas are generally defined as areas of the County, not generally served
by public utilities, where agricultural and rural residential uses are predominant and should be
preserved and stabilized. These areas include low-density rural residential subdivisions and active
agriculture on secondary agricultural soils. Agricultural uses in these areas are often fragmented and
subject to encroaching rural residential development.
PLU 1.3.1 Rural Area Land Uses:
a. The preferred land uses in Rural Areas are rural residential development and agriculture.
Rather than promoting new rural residential development in Rural Areas, the County
seeks to maintain the rural character of existing rural residential developments. The
County also seeks to maintain existing agricultural uses in Rural Areas.
b. The County will continue to promote farmland retention programs, such as agricultural
and forestal districts, in Rural Areas. (9)
c. New low-density rural residential development will be permitted, but not encouraged, in
Rural Areas. Where such development does occur, the County will encourage compact
or clustered development to preserve open space and natural resources. (10)
d. Rezonings to allow higher intensity uses in Rural Areas will be discouraged. (11)
e. New non-agriculturally based industrial and commercial uses will generally be
discouraged in Rural Areas, unless the use is compatible in scale and intensity with
agricultural and rural residential uses and poses no threat to public health, safety and
welfare. (12)
f. The County may permit new non-agriculturally related institutional uses by special
exception provided the use is compatible in scale and intensity with agricultural and rural
residential uses and poses no threat to public health, safety and welfare.
PLU 1.3.2. Rural Area Community Design:
a. New development in Rural Areas shall not exceed 0.75 dwelling unit per acre.
b. New residential development proposed in Rural Areas should be clustered, or exhibit
other conservation design principles, to preserve on-site natural, cultural, historic, scenic,
open space or environmental resources. (13)
PLU 1.3.3. Rural Area Community Facilities and Utilities:
a. Future sewer and water service extensions to Rural Areas will be discouraged except to
resolve existing public health threats or to interconnect existing individual systems. (14)
b. With the exception of public parks, recreation facilities, and solid waste collection
facilities, Rural Areas will not be a preferred location for new community facilities
c. Transportation access is via existing collector highways. New rural residential
subdivisions should be served by internal streets that connect to existing rural roads to
avoid strip development and to minimize individual driveway access along existing
collector highways. (15)
d. The use of private roads will generally be discouraged in Rural Areas.
PLU 1.4 Rural Communities: Rural Communities are generally defined as scattered, small-scale,
stable rural residential communities of local historic significance. These communities, often located at
crossroads, have specific place names and have traditionally functioned as community focal points.
Some of these communities include areas zoned to higher residential categories than the surrounding
the rural community. Some of these communities also have limited public sewer and/or water
service. The existing development pattern in these areas should be preserved. (16)
PLU 1.4.1 Rural Communities Land Uses:
a. The preferred land use in Rural Communities is residential infill in a traditional small lot
pattern, consistent with existing residential development. (17)
b. Small-scale, civic, institutional and employment uses may be permitted in rural
communities in locations that enhance the compact nature of these communities,
provided they do not pose a threat to public health, safety, or welfare, and provided they
are compatible with adjacent land uses.
c. Rezonings to allow higher intensity uses at the edge of Rural Communities will be
discouraged. Rezonings may be considered for residential or non-residential infill
development that enhances the community fabric by augmenting the core of the Rural
Community, provided the proposed development is compatible with adjacent uses and
can be supported by existing or improved roads and planned or existing utilities.
PLU 1.4.2 Rural Communities Community Design:
a. New residential development in Rural Communities should be predominately single
family residential. Appropriate development densities in Rural Areas should be
determined on a case by case basis, depending on existing zoning. In the case of a
rezoning, the proposal must demonstrate that development densities will be of an
intensity that is similar to or compatible with surrounding existing development.
b. New development proposed in Rural Communities should be designed to relate to
existing community elements and provide logical connections to existing streets,
sidewalks and other features. Design elements should includes a generally
interconnected street network, defined open spaces that serve as exterior rooms,
multiple uses within a single building, multiple uses adjacent to one another, building
fronts set close to the street, comfortable and safe pedestrian access between sites and
along sidewalks, on-street parking, and parking lots and garages located behind
buildings.
c. New structures should be of a scale and type that are consistent with existing structures.
d. New residential development proposed in Rural Communities should exhibit
conservation design principles, to preserve on-site natural, cultural, historic, scenic, open
space or environmental resources.
PLU 1.4.3 Rural Communities Community Facilities and Utilities:
a. Future sewer and water service extensions to Rural Communities will be discouraged
except to resolve existing public health threats or to interconnect existing individual
systems. (18)
b. With the exception of public parks, recreation facilities, and solid waste collection
facilities, Rural Communities will not be a preferred location for new community
facilities. However, the County does encourage the maintenance, enhancement and
where appropriate, the expansion of existing community facilities that serve a regional
need. (19)
c. Transportation access is via existing collector highways. New development in Rural
Communities will be designed to access existing roads. Road improvements may be
necessary to ensure safe ingress and egress. Street design must be compatible with the
historic character of the local roads, in terms of pavement width, building setbacks, etc.
(20)
PLU 1.5. Residential Transition Areas: Residential Transition Areas are generally defined as
stable, low density residential neighborhoods in close proximity to Municipalities and Urban
Expansion or areas of higher density residential development outside of Villages, Village Expansion
Areas, and Rural Communities, such as major subdivisions and mobile home parks. These areas
include undeveloped land that has been previously zoned for residential development. There is
limited public sewer and/or water service in some of these areas.
PLU 1.5.1 Residential Transition Area Land Uses:
a. The predominant and preferred land use in Residential Transition areas is residential.
The type of residential developments depends upon the location of the residential
transition area and may include single-family detached homes or manufactured home
parks.
b. The County anticipates residential development of infill properties in existing
subdivisions and of undeveloped properties with existing residential zoning.
Development on in-fill properties should be compatible with adjacent development in
terms of scale and density and should provide a seamless transition from existing to new
development. (21)
c. The County should evaluate portions of the Residential Transition areas that have built
out at development levels that are lower than what would be permitted by zoning to
determine if there is any benefit to rezone these areas to be consistent with actual
development.
PLU 1.5.2 Residential Transition Area Community Design:
a. New development in Residential Transition Areas shall not exceed 1 dwelling unit per
acre, with the exception of developments served by both public water and sewer.
b. New development proposed in Residential Transition Areas should be clustered, or
exhibit other conservation design principles to preserve on-site natural, cultural, historic,
scenic, open space, or environmental resources. (22)
c. New development in Residential Transition Areas should be designed to be compatible
with existing neighborhoods and subdivisions.
PLU 1.5.3 Residential Transition Area Facilities and Utilities: (23)
a. Future sewer and water service extensions to Residential Transition Areas will be
discouraged except to resolve existing public health threats or to interconnect existing
individual systems or when provided by private developers
b. With the exception of public parks, recreation facilities, and solid waste collection
facilities, Residential Transition Areas will not be a preferred location for new
community facilities. However, the County does encourage the maintenance,
enhancement and where appropriate, the expansion of existing community facilities that
serve a regional need.
c. Transportation improvements in these areas will generally be limited to routine
maintenance and enhancements needed to improve public safety. Countywide or
regional transportation improvements that may affect Residential Transition Areas
should be designed to minimize and/or mitigate potential negative impacts on these
areas.
PLU 1.6 Village Expansion Areas: These are "areas of interest" associated with the designated
Villages. These are natural expansion areas for the Villages that may potentially be served by future
public sewer and water extensions. Preliminary boundaries should be set based on utility service
areas, physical and natural features that define the "area of interest" and existing zoning. Local
community planning efforts should determine final boundaries.
PLU 1.6.1 Village Expansion Areas Planning Process. The County will develop a
planning process to work jointly with residents of each village and surrounding area to define
a specific village expansion boundary and to prepare a village plan to guide future
development. Upon completion, each village plan should be adopted as an amendment to
the countywide Comprehensive Plan. (24)
PLU 1.6.2 Village and Village Expansion Zoning Amendments. Review and revise the
Zoning Ordinance to create mixed use, "traditional neighborhood design" development
options that will facilitate compact traditional design of new projects in Villages and Village
Expansion areas. (25)
PLU 1.6.3 Village Expansion Area Land Use:
a. Village Expansion Areas are intended to provide an alternative to scattered rural
residential development and to provide an opportunity to enhance the vitality of existing
villages by providing for compatible expansions of residential and employment uses.
Village expansion areas are adjacent to existing villages where appropriate new
development can be accommodated while retaining the viability and character of the
historic village core.
b. A mix of appropriately scaled residential, non-residential and community uses are
anticipated in Village Expansion Areas.
c. Specific land use recommendations will be developed as Village Plans and Village
Expansion Area plans are developed and adopted.
PLU 1.6.4 Village Expansion Area Community Design:
a. From an area wide or large-scale project perspective, gross densities in Village
Expansion Areas may range up to 2.0 dwelling units per acre.
b. Compact development and a range of housing types are encouraged in Village
Expansion Areas as long as new development is sensitive to existing village character
and design. (26)
c. Development in Village Expansion Areas should be designed to complement and
augment the historic character and development pattern of the adjacent existing village
by becoming a natural "extension" of the existing village. New development in the
expansion areas should relate closely to the existing village and should be an "organic"
continuation of the historic fabric of the village. Design element should include a
generally interconnected street network, define open spaces that serve as "exterior
rooms," multiple uses within a single building, multiple uses adjacent to one another,
building fronts set close to the street, comfortable and safe pedestrian access between
sites and along sidewalks, on-street parking, and parking lots and garages located behind
buildings.
d. Development in Village Expansion Areas should be designed to preserve critical historic
resources. (27)
e. Development in Village Expansion Areas should be designed to preserve critical natural,
open space, scenic landscape resources. (28)
f. Street design must be compatible with the historic character of the local roads, in terms
of pavement width, building setbacks, etc.
PLU 1.6.5 Village Expansion Area Facilities and Utilities:
a. Extensions of sewer and water lines from existing villages into Village Expansion Areas
will be permitted in accordance with the adopted Comprehensive Plan Amendment for
each village. (29)
b. Village Expansion Areas are a preferred location for public investments in community
facilities. (30)
c. Roads serving new development in Village Expansion Areas should be designed to tie
into and enhance the existing street network serving the adjacent village. New roads and
road improvements and should be designed to accommodate pedestrians as well as
motor vehicles, rather than allowing motor vehicles to cause and unsafe and unpleasant
pedestrian environment. (31)
PLU 1.7. Villages: These are larger rural communities where limited mixed-use development activity
has historically occurred and public utilities are available. They are separate and distinct from each
other and from nearby towns. Villages usually have a higher density, identifiable core that includes a
mix of residential, business, industrial, and institutional use in a traditional development pattern.
Villages have served as, and will continue to serve as, focal points for surrounding rural areas. (32)
These include: Belview, Elliston, Lafayette, Plum Creek, Prices Fork, Riner and Shawsville. (33)
PLU 1.7.1 Village Planning Process. The County will develop a planning process to work
jointly with residents of each village and the surrounding area to define a specific village
expansion boundary and to prepare a village plan to guide future development. Upon
completion, each village plan should be adopted as an amendment to the countywide
Comprehensive Plan. (34)
PLU 1.7.2 Village and Village Expansion Zoning Amendments. The County should
review and revise the Zoning Ordinance to create mixed use, "traditional neighborhood"
development options (35) that will facilitate compact traditional design of new projects in
Villages and Village Expansion areas.
PLU 1.7.3 Village Area Land Use:
a. Villages should be predominately residential but may include a "downtown" area of
business, commercial and institutional uses at densities higher than found in surrounding
rural areas. New small-scale business, commercial, and employment uses may be
appropriate in villages provided they are small-scale buildings with a pedestrian oriented
street front.
b. New small-scale industrial and employment uses may be appropriate in villages provided
they are located adjacent to similar uses and are designed to minimize any negative
impact on the existing village through limitations in scale, height, bulk and operations, as
well as provision of buffers. (36)
c. Specific land use recommendations will be developed as Village /Village Expansion
Area Plans are developed and adopted. (37)
PLU 1.7.4 Village Area Community Design:
a. The viability and historic character of existing villages shall be maintained by
encouraging preservation of historic structures and preservation of the historic pattern
of developed and undeveloped areas that define the village and its boundaries. (38)
b. New infill development may be appropriate provided it maintains the compact
traditional design of patterns of existing villages and provided development densities are
generally consistent with adjacent properties. mix of housing types may be appropriate
in villages provided new development is compatible in scale and character with existing
structures. Alternative housing types such as "granny flats" and live-work units shall be
encouraged in villages to expand the range of housing options available to County
residents. (39)
c. New development in the Village Areas shall conform to future Village Plans that will be
adopted as part of the County’s Comprehensive Plan. Until such specific plans are
adopted, all new development within the village shall related closely to the existing,
historic fabric of the village. Design elements should include a generally interconnected
street network, defined opens spaces that serve as "exterior rooms", multiple uses within
a single building, multiple uses adjacent to one another, building fronts set close to the
street, comfortable and safe pedestrian access between sites and along sidewalks, on-
street parking, and parking lots and garages located behind buildings.
d. Street design must be compatible with the historic character of the local roads, in terms
of pavement width, building setbacks, etc. (40)
PLU 1.7.5 Village Area Facilities and Utilities:
a. Villages are served by public sewer and water facilities. The extension of utilities to
surrounding areas may be permitted in accordance with individual Village and Village
Expansion Plans. (41)
b. Villages are a preferred location for new community facilities and public investments.
Additionally, the County supports the maintenance, enhancement and where
appropriate, the expansion of existing community facilities located in villages. (42)
c. Transportation access to Villages is usually via existing major collector or minor arterial
highways, with a network of smaller streets serving the village center. New development
in or adjacent to Villages must connect to and reinforce the traditional village road
network. (43)
d. New roads and road improvements within a Village Areas should be designed to
accommodate pedestrians as well as motor vehicles, rather than allowing motor vehicles
to cause an unsafe and unpleasant pedestrian environment. (44)
e. Stormwater management plans for new development should consider the impact of the
development’s storm water on the Village and Village Expansion Area as a whole and
provide adequate storm water management facilities which work with the Village’s
overall stormwater management plan and requirements. (45)
PLU 1.8 Urban Expansion Areas: These are areas adjacent to the Town of Blacksburg, the Town
of Christiansburg and the City of Radford that are planned for a broad range and mix of uses at
urban development densities and intensities. Urban Expansion areas are served by or planned for
central sewer and water service and will serve as natural expansion areas for uses occurring within
town and city boundaries.
PLU 1.8.1 Industrial and Business Location Study: The County Planning Department
should work with the Department of Economic Development to identify locations for new
industrial and businesses parks and/or the expansion of existing parks in Urban Expansion
Areas. (46)
PLU 1.8.2 Corridor Planning: The County should identify major transportation corridors
within Urban Expansion Areas that posses unique potential for residential and non-
residential development and initiate a corridor planning process to develop detailed land use
policies and design guidelines to guide development in these key corridors. (47)
PLU 1.8.3 Urban Expansion Area Land Use:
a. Urban Expansion Areas are the preferred location for new residential and non-
residential development occurring in unincorporated areas of Montgomery County.
b. Urban Expansions Areas will accommodate a full range of residential unit types and
densities.
c. Major employment and commercial uses should be located in Urban Expansion Areas,
in proximity to major transportation corridors. The County’s major industrial parks
located in Urban Expansion Areas should be expanded. (48)
PLU 1.8.4 Urban Expansion Area Community Design: (49)
a. From an area wide or large-scale project perspective, gross densities in Urban Expansion
Areas may range up to 2.5 dwelling units per acre.
b. The County will encourage high quality residential and non-residential design in Urban
Expansion Areas. The County shall evaluate development proposals in Urban
Expansion Areas to ensure that proposed development is compatible with existing
communities and uses and is designed to minimize any negative impact on these existing
neighborhoods. Such new development should be designed to provide a "seamless"
transition from the existing development to the new.
c. The County will encourage development of planned, mixed use, pedestrian and transit
friendly communities in Urban Expansion Areas that would combine office,
commercial, residential, recreational uses into a single development, with strong
connections between all sites and all uses, especially pedestrian access along the public
street network.
d. The County will encourage the use of development options (cluster, compact, mixed-
use, etc. ) that make better use of the land concentrating development away from on-site
scenic, natural, historic or open space resources. In particular, the County will encourage
residential development designs that provide neighborhood scale open space. Such open
space elements should not be "left over" areas, but rather should be key, central focal
points of the neighborhood, designed as true community spaces that are well defined by
the street network and adjacent buildings.
e. Development in Urban Expansion Areas will be compatible with and complimentary to
development within corporate limits.
PLU 1.8.5 Urban Expansion Area Facilities and Utilities:
a. Urban Expansion Areas are or will be served by public sewer and water service provided
by the County or by the towns and the City, by mutual agreement.
b. Urban Expansion Areas will be the primary focus for public facility investments
occurring outside the towns, the City, or the Villages. Urban Expansion Areas will be
the preferred location for new community facilities that cannot be located in towns, the
City, or the Villages. (50)
c. Transportation improvements within the Urban Expansion Area will be designed to tie
into the existing street network serving the City and the towns. (51)
PLU 1.8.6 Municipal Coordination/Cooperation.
The County will work with the municipalities (Blacksburg, Christiansburg, Radford) to
identify areas of existing development that are accessed by municipal roads, served by
municipal utilities and that can best be served by municipal services (law enforcement, trash
collection, etc. ). Additionally, the County and the municipalities will identify undeveloped
areas within the Urban Expansion Area that are likely to have similar characteristics once
they are developed. The County will promote the orderly inclusion of such areas into the
municipalities through utility agreements and mutually acceptable boundary line adjustments.
In turn, the municipalities will use cash proffers or other revenue sharing agreements to
insure that new development in such areas pays its “fair share” of the cost of providing
county facilities and services associated with new growth. Presently the County cooperates
with each municipality in the review of proposed developments located close to municipal
boundaries. The County will work with the municipalities to coordinate comprehensive
planning for areas located close to municipal boundaries. The County will coordinate with
the City of Radford, the Town of Blacksburg, the Town of Christiansburg and the
NRVPDC on establishing Urban Development Areas (UDAs) and identifying opportunities
for regional cooperation on infrastructure improvements, transit and transportation
improvements to support development in UDAs as focal points for regional growth. (52)
PLU 1.9 Urban Development Areas: Urban Development Areas are designated areas within the Mid-
County and 177 Urban Expansion Areas adjacent to the Town of Blacksburg, the Town of
Christiansburg and the City of Radford that are planned for compact, mixed use development at
urban development densities and intensities. They are intended to serve as a focal point for growth
over the next 10-20 years. Development within the UDA must be compact, using Traditional
Neighborhood Design principles, and designed to accommodate pedestrian and vehicular traffic with
a full complement of services and amenities. Development in the UDA should also provide for
transit facilities or stops. Urban Development Areas are served by or planned for central sewer and
water service, and transportation infrastructure.
PLU 1.9.1 Urban Development Area Land Use:
a. Development within the UDA should function as a mixed use activity center with
medium scale office, retail, service and civic uses, with higher density housing in the
core. Development within the UDA should consist of 2-3 story buildings with minimal
views of parking areas from the street.
b. Overall densities in the UDA should be village-like in terms of scale and intensity, with a
mixture of high density and intensity ranging from 8.0-12.0 du/ac and 0.4 FAR at the
core of the development, and 4.0-8.0 du/ac and 0.25 FAR at the edges. The sought-after
effect being one of a transition away from the taller, denser core area to compact,
predominantly residential areas. The built form should be compatible with surrounding
lower density development at the edges.
c. Development within the Urban Development Area is intended to be efficient, compact,
mixed-use and pedestrian-oriented with a range of residential densities that support
transit. It should further provide active, passive, and natural open space that is fully
integrated into the County’s rural areas through a network of connected trails and
walkways.
d. The Urban Development Area will provide for a mix of land uses including dwellings,
commercial and office uses, personal and household service establishments, institutional
uses, public facilities, parks, playgrounds and other similar uses meeting the needs of the
adjoining neighborhoods.
PLU 1.9.2 Urban Development Area Community Design:
a. Areas designated as UDAs are expected to accommodate a range of development
densities and intensities including: 4 single-family residences, 6 townhouses, or 12
apartments, condominium units, or cooperative units per developable acre, and a floor
area ratio of 0.40 per developable acre for commercial development or any proportional
combination thereof
b. The County will encourage traditional neighborhood design in Urban Development
Areas. The County shall evaluate development proposals in Urban Development Areas
to ensure that proposed development is compatible with existing communities and uses
and is designed to minimize any negative impact on these existing neighborhoods. Such
Comment [m1]: Is it appropriate that the mid
county area will always provide a mix of uses?
new development should be designed to provide a "seamless" transition from the
existing development to the new.
c. The County will encourage development of planned, mixed use, pedestrian and transit
friendly communities in Urban Development Areas that would combine office,
commercial, residential, recreational uses into a single development, with strong
connections between all sites and all uses, especially pedestrian access along the public
street network.
d. The County will encourage the use of development options (cluster, compact, mixed-
use, etc.) that make better use of the land concentrating development away from on-site
scenic, natural, historic or open space resources. In particular, the County will encourage
residential development designs that provide neighborhood scale open space. Such open
space elements should not be "left over" areas, but rather should be key, central focal
points of the neighborhood, designed as true community spaces that are well defined by
the street network and adjacent buildings.
e. Development in Urban Development Areas will be compatible with and complimentary
to development within corporate limits.
f. Development in Urban Development Areas should be phased to ensure that an
acceptable levels of transportation service is maintained using all available transportation
modes. New development projects in UDAs should be required to submit an overall
concept plan so that the interrelationship of proposed uses (residential, commercial,
office, civic, public open space, and transportation network) can be evaluated.
PLU 1.9.3 Urban Development Area Utilities and Public Facilities:
a. Urban Development Areas are or will be served by public sewer and water service
provided by the County, the Montgomery County Public Service Authority, or by the
towns and the City, by mutual agreement.
b. Urban Development Areas will be the primary focus for public infrastructure facility
investments occurring outside the towns, the City, or the Villages. Urban Development
Areas will be the preferred location for new community facilities that cannot be located
in towns, the City, or the Villages.
c. Transportation improvements within the Urban Development Area will be designed to
tie into the existing street network serving the City and the towns.
PLU 1.9.4 Urban Development Area Incentives: Various incentives are available in the
Urban Development Areas to encourage and facilitate compact, mixed use development.
a. Development applications that employ TND concepts will be eligible for expedited
review.
b. The zoning code will be revised to provide flexibility and encourage innovative mixed-
use developments.
c. Increased density, height allowances, narrower streets, limited parking and smaller
setbacks.
PLU 1.9.5 Municipal Coordination/Cooperation. The County will coordinate with the
City of Radford, the Town of Blacksburg, the Town of Christiansburg and the NRVPDC on
establishing Urban Development Areas (UDAs) and identifying opportunities for regional
cooperation on infrastructure improvements, transit and transportation improvements to
support development in UDAs as focal points for regional growth.
1.9 1.10 Focused Growth Targets: In order to maintain a balance between urban and rural areas,
the County targets 80% or more of future development within the unincorporated areas to occur
within the Urban Development Areas, Urban Expansion Areas, Villages, Village Expansion Areas,
and the Residential Transition Areas. Conversely, the County targets 20% or less of future
development within the unincorporated areas to occur within the Rural Communities, Rural Areas,
and the Resource Stewardship Area.
PLU 2.0 New Development: The County will promote sound fiscal planning and good design principles by
applying consistent standards to evaluate the design and impact of proposed development.
PLU 2.1 Criteria for Evaluating Rezoning Applications: All residential rezoning requests will be
evaluated using the following minimum criteria:
1. Location. The property must be located within a Village, Village Expansion Area or Urban
Expansion Area, with the exception of Rural Residential zoning.
2. Public Utilities. The applicant must demonstrate that the proposed development will be served
by public sewer (preferably both public water and public sewer), and that such service is either
currently available or is planned and approved by the County and scheduled for construction to
the site within a defined time period consistent with the other provisions of the Comprehensive
Plan; with any necessary extensions to be funded by the applicant.
3. Road Access. The property must have adequate and safe road access, with any necessary
improvements provided by the applicant. Entrances onto existing public roads must be
adequately spaced to provide safe access and maintain adequate capacity of the existing roadway.
The applicant must dedicate any right-of-way necessary for future widening of such existing
road.
4. Public Facilities and Amenities. The applicant must provide a concept development plan of the
entire property, showing future land uses, roads, walkways and trails, open spaces, public facility
sites and the like.
5. Interparcel Access. The concept plan must show one or more street connections to all adjoining
properties that are not blocked by natural barriers. The applicant must construct these
connections at the time such portion of the concept plan is developed. Interparcel access will not
be required if the adjacent property is located in a Rural Area or a Rural
Stewardship/Conservation area unless such a connection is identified on a Countywide or
regional transportation plan.
6. Pedestrian Access. The rezoning proposal must include provisions for pedestrian mobility within
the site and safe and convenient connections for pedestrian traffic to adjacent sites and adjacent
public roadways and trails.
7. Buffers. Landscaped buffers must be provided at all edges of the site that abut existing or
planned uses of lower intensities.
PLU 2.2. Proffer Guidelines: The County will work with the development community to develop a
framework for proffer guidelines to be used in the evaluation of rezoning applications.
PLU 2.2.1 Proffer Guideline Principles: The County will consider the following principles
in evaluating and developing capital facility proffer guidelines to be used in conjunction with
conditional zoning (rezoning) applications:
a. Percentage of Capital Costs: Proffers for public facilities and amenities will be
encouraged for each residential rezoning, and are expected to have a total value that is
sufficient to represent a significant "down payment" on the cost of the various capital
facilities that will be constructed to serve the new residents.
b. Calculation of Capital Costs: At the County's discretion, residential capital facility costs
may be estimated on the basis of capital costs for the average unit overall, or on the
basis of costs per unit type, differentiating between detached, attached, manufactured
("mobile") and multi-family units. School costs may also be estimated separately.
c. Direct Public Benefit: To qualify as a capital facility proffer the land, facility or fund
must be dedicated or deeded to the County or to another regional, state or federal
agency which will ensure that it is used for the benefit of County citizens at large and
must have a measurable value that can be quantified.
d. Capital Facilities Proffer Principles: To ensure that the proffer process is reasonable,
effective and manageable, any proffer guidelines development by the County should be
based on the following principles:
i. Consistency of content. Proffers should be negotiated and accepted on a
consistent basis from one project to another. Uniform standards for capital
facilities, based upon the Comprehensive Plan and CIP should be followed in
determining appropriate proffers for a particular project.
ii. Consistency of format. The County should develop a consistent format for
proffer statements with consistent style and terminology so that proffers are
comparable.
iii. Rational Nexus. All proffers should have a direct and rational relationship to
needs created by the project itself. To the maximum extent feasible, proffers
should be built or otherwise allocated so as to directly benefit the particular
project.
iv. Coordination. Proffers from neighboring or adjacent developments should be
coordinated to the maximum extent possible in order to ensure compatibility
and consistency, and to avoid redundancy and conflict.
e. Transportation Proffers: Proffers for roads and road improvements are considered a
separate item, not included within the guideline due to the States responsibility for
public roads. Road proffers should be based upon the specific needs of the site and its
surrounding road network.
f. Types of Capital Facilities Proffers: The County's proffer guidelines should be
comprehensive and may include the following types of proffers as appropriate and as
permitted by State law:
i. Dedication of land for public facilities;
ii. Cash contributions for capital facilities; and
iii. Construction of public facilities.
g. Other Types of Proffers: The County proffer guidelines should also allow for a variety
of other types of proffers that will enhance the quality of development in the County
including:
i. Reservation of sites for private, non-profit community facilities;
ii. Phasing of development;
iii. Impact mitigation;
iv. Preservation of special environmental, natural, open space or historic features;
and
v. design criteria and features.
PLU 2.3 Critical Features: All development requests will be evaluated with respect to their impact
on the critical, sensitive, special, and historical resources delineated on the Critical Features Map.
PLU 2.4 2232 Review Policy: Develop a policy for the review by the county, in accordance with
Section 15.2-2232 of the Code of Virginia, of proposed new community facilities and expansion of
existing community facilities. Such construction and expansions require careful consideration by local
decision makers to assure that the needs and interests of the community are fulfilled in the most
appropriate manner. The policy should include (1) a definition of public facility, (2) a list of what
types of facilities are exempt from 2232 review, (3) application requirements for agencies and
individuals submitting projects/proposals subject to 2232 applications, and (4) an outline of how the
County will process 2232 applications, including how administrative determinations will be made
regarding features shown.
PLU Goal 3.0 Community Design: To maintain and enhance quality of life, the County will promote
design principles for new development that are based on the traditional development patterns that created
many treasured communities in Montgomery County.
PLU 3.1 Traditional Neighborhood Design: The County will develop traditional residential
development options to be included in the County's Zoning Ordinance.
PLU 3.1.1 Traditional Neighborhood Design Zoning Ordinance Amendments: The
County will develop zoning districts based on the following key principles of Traditional
Neighborhood Developments:
a. Organization and Structure:
i. The organizing framework of a TND is an area of land that constitutes a five
minute walk, or a circle of about one-quarter mile radius (about 150 acres). The
organizing framework of a TND is to create a walkable community, centered
around a core area encompassing one quarter mile. This is approximately the
distance at which studies have shown that a significant percentage of people will
leave their cars parked and walk between destinations. Commercial and higher
density residential uses should be focused within such a core area with lower
densities radiating out from the center.
ii. The neighborhood has a discernible center, often a square or a green, a busy or
memorable street corner, and/or a prominent civic building (a transit stop can
be located at this center). The center may be surrounded by a mixed-use
retail/office core area.
iii. Most of the dwellings are within a five-minute walk of the neighborhood center,
an average of roughly 1,500 feet, producing a total area of approximately 150
acres.
iv. Small playgrounds or "pocket parks" are located within 500 feet of every
dwelling. accessible to all residents.
v. To the extent possible, an elementary school is close enough so that most
children can walk from their home.
vi. Development is located in environmentally suitable areas, designed to preserve
important environmental and cultural resources reinforced through a system of
parks and public and institutional uses and, a formal neighborhood governance
association to decide and/or advise on matters of maintenance, security and
physical change (taxation remains the responsibility of the County).
b. Streets
i. The neighborhood is served by many transportation modes, including motor
vehicle, pedestrian, bicycle and transit; motor vehicles and parking lots do not
dominate.
ii. The neighborhood’s streets form a connected network, providing a variety of
pedestrian and vehicular routes to any destination, which disperses traffic. (The
streets are laid out generally in a "grid" pattern, forming blocks of about 1,200
feet in perimeter length each). Cul-de-sacs should be avoided; small "eyebrows"
(short road loops with just a few houses) protruding from the main street
should be used instead.
iii. The circulation network includes streets, alleys, sidewalks and paths.
iv. The streets are relatively narrow and shaded by rows of trees, often with on-
street parking, which slows traffic, creating an environment suitable for
pedestrians and bicycles.
v. Buildings in the neighborhood center are placed close to the street, creating a
feeling of "human scale" and a strong sense of place.
vi. vi.Parking lots and garage doors rarely front the street; parking is at the rear of
buildings, usually accessed by alleyways.
vii. Certain prominent sites at the termination of street vistas or in the
neighborhood center are reserved for civic buildings that provide sites for
community meetings, education, religious or cultural activities.
c. Land Uses
i. The neighborhood has a mix of uses so that residents have opportunities to live,
recreate, learn, worship, and even work and shop in their neighborhood
ii. There is a variety of dwelling types, densities and costs - single family houses,
townhouses, apartments and accessory units -- for all kinds of people, including
younger, older, singles, families, lower income, upper income, etc.
iii. There are a variety of shops and offices at the core or the edge of the
neighborhood to supply the weekly needs of a household.
iv. A small ancillary building is permitted within the backyard of each house, which
may be used as a rental unit, an "in-law" suite, or place to work (e.g. office or craft
workshop).
Cross References and Notes: 3. While resource stewardship is a theme which runs throughout this plan, specific references to the
resource stewardship areas are also included in the Environmental Resource Chapter, including: ENV 1.0 Natural Environmental
Resources; ENV 2.0 Open Space and Natural Resources; ENV 2.1.1-11 Approaches to Open Space and Agricultural Preservation ;
ENV 3.0 Streams, Rivers, and Surface Waters; ENV 3.2 Vegetation and Soil; ENV 4.0 Floodplains; and ENV 6.0 Karst. References
to Historic Preservation can be found in CRS 1.1.
Cross References and Notes: 4. For approaches to conservation, see also ENV 2.0 Open Space and Natural Resources; ENV 2.1.1-
11 Approaches to Open Space and Agricultural Preservation; and ENV 6.4 Conservation .
Cross References and Notes: 5. The sliding scale was included in the new zoning ordinance, adopted in 1999. Additional references
to the sliding scale can be found in ENV 2.0 Open Space and Natural Resources and ENV 2.1.4 Sliding Scale Zoning
6. Additional references to cluster development can be found in ENV 2.0 Open Space and Natural Resources and ENV 2.1.5 Rural
Cluster Zoning.
7. References to Agriculture can be found in ENV 1.2 Resource Management; ENV 2.5 Agriculture; ENV 2.1.3 Agricultural/Forestal
Districts; ENV 2.1.7 Rural Development Initiatives; and ENV 2.1.8 Use Value Assessment.
Cross References and Notes: 8. Limits on the expansion of utilities into the resource stewardship areas are addressed in UTL 1.2.5
Growth Boundary.
Cross References and Notes: 9. Farmland retention is also addressed in ENV 2.0: Open Space and Natural Resources; ENV 2.5:
Agriculture; and ENV 2.1.3: Agricultural and Forestal Districts.
10. Rural residential cluster development is addressed in ENV 2.1.5: Rural Cluster Development.
11. Controlling rural density is addressed in ENV 2.1.9: Urban Growth Boundaries--Urban and Village Expansion.
Cross References and Notes: 12. Development and growth of sustainable agriculture is addressed in ENV 2.1.7: Rural
Development Initiatives.
13. The preservation of open space, agricultural lands, and the rural character are discussed in CRS 1.0 Historic Preservation; ENV
1.4: Wildlife Corridors; ENV 2.0 Open Space and Natural Resources; ENV 2.1: Private Open Space; ENV 2.3 Viewsheds; ENV 2.4
Forest Lands; ENV 2.5 Agriculture; ENV 2.1.5: Rural Cluster Zoning; ENV 3.1.3: Environmental Quality Corridors; ENV 3.2.6:
Preservation of Natural Landscapes; ENV 3.2.7 Protection of Riparian Features; and ENV 5.4 Wellhead Protection.
14. Additional references on utilities in rural areas can be found in ENV 2.1.9 Urban Growth Boundaries--Urban and Village
Expansion Areas, UTL 1.2.5 Growth Boundaries; and UTL 1.3 Private Systems.
Cross References and Notes: 14. Additional references on utilities in rural areas can be found in ENV 2.1.9 Urban Growth
Boundaries--Urban and Village Expansion Areas, UTL 1.2.5 Growth Boundaries; and UTL 1.3 Private Systems.
15. Issues connected to subdivision road systems can be found in TRN 1.3 Subdivisions and TRN 1.3.2 Street Continuation and
Connectivity .
Cross References and Notes: 16. Currently, Montgomery County has 18 rural communities: Alleghany Springs, Ironto, Denhill,
Piedmont, Otey, Reesedale, Ellett, Lusters Gate, McCoy, Wake Forest, Longshop, Vicker, Walton, Graysontown, Childress, Rogers,
Pilot, and Sugar Grove. Although some of these communities are primarily crossroads, most have had, at one time a commercial
district, many have existing historical structures included in the Montgomery County Survey of Historical Sites, and all have been
places people identify themselves as “being from.” A few places already have access to limited public water or sewer, such as
Alleghany Springs. However, most are not currently served by either.
17. Rural community development is addressed in ENV 2.1.5 Rural Cluster Zoning; PNG 4.0 Village and Rural Communities; and
PNG 4.1.3 Planning for Rural Communities.
Cross References and Notes:18. Private and individual sewerage systems are addressed in UTL 1.3 Private Systems and UTL1.4
Individual Systems.
19. The placement of park and recreational facilities are discussed in PRC 2.5 Plan Review.
20. See TRN 1.3.2 Street Continuation and Connectivity for a discussion of transportation considerations in subdivisions and
developments.
Cross References and Notes: 21. As with rural communities, new development will be evaluated on a case-by-case basis.
Manufactured Housing developments are addressed in HSG 1.2: Manufactured Housing and Housing Parks. Subdivision
development is addressed in HSG 1.0 Livable Neighborhoods; HSG 1.3 Safe Neighborhoods; and TRN 1.3 Subdivisions.
Cross References and Notes: 22. The preservation of open space, agricultural lands, and the rural character are discussed in CRS 1.0
Historic Preservation; ENV 2.0 Open Space and Natural Resources; ENV 3.1.3: Environmental Quality Corridors (pg.141); ENV
3.2.6: Preservation of Natural Landscapes; and ENV 3.2.7 Protection of Riparian Features.
23. Information on the location public facilities are included in PRC 2.5 Planning Review, SFY 1.4 New Development, UTL 1.2
Public Systems; and UTL 3.2.1 Consolidated Collection Sites.
Cross References and Notes: 24. Village Planning is addressed in PNG 4.0: Villages and Rural Communities; PNG 4.1.1: Livable
Communities; PNG 4.1.2 Planning for Villages; and PNG 4.2: Public Facilities.
25. Mixed use and traditional neighborhood design (TND) options are addressed in PLU 3.0 Community Design; PNG 4.1.1 Livable
Communities; HHS 1.0 Livable Communities; HSG 1.0 Livable Neighborhoods; and HSG 1.3 HSG Safe Neighborhoods.
Cross References and Notes: 26. Compact development and Traditional Neighborhood Designs are addressed in PLU 3.0:
Community Design; PNG 4.1.1 Livable Communities; HHS 2.1: Affordable Housing; HSG 1.1: Affordable Housing.
Cross References and Notes:27. Historic preservation is addressed in CRS 1.1: Historic Villages, Districts, and Corridors.
28. Environmental and open space preservation is addressed, more specifically, in ENV 2.0: Open Space and Natural Resources;
ENV 2.2 Public Open Space; ENV 3.1.3 Environmental Quality Corridors; ENV 3.2.6 Preservation of Natural Landscapes; ENV
3.2.7: Protection of Riparian Features; and ENV 4.2: Floodplain Programs and Policies.
29. Growth boundaries are addressed in ENV 2.1.9: Urban Growth Boundaries--Urban and Village Expansion Areas; and UTL 1.2.5:
Growth Boundaries.
Cross References and Notes: 30. The location of public and community facilities is addressed in PNG 3.1.4 Community-Based
Schools and Public Facilities; PNG 4.0: Villages and Small Communities; CRS 2.1.4 Library-Based Community Space; CRS 3.1:
Cultural Facilities, Programs, and Events; EDU 1.2.1: Local and Neighborhood Facilities; HHS 2.5 Community Facilities; PRC 2.5:
Planning Review; SFY 1.3 Future Capital Facilities; and UTL 3.2.1 Consolidated Collection Sites.
31. Transportation is addressed in TRN 1.3 Subdivisions and TRN 1.4 Connectivity and Access Management.
Cross References and Notes: 32. Maintaining current community assets (schools, fire and rescue stations, parks, and collections
facilities) and developing new community assets helps maintain both the sense of community within the Villages and strengthens the
Villages’ role as a focal point for surrounding communities. The importance of community assets is also addressed in PLU 3.0:
Community Design; PNG 3.1.1 Multi-use of Facilities; PNG 3.1.4 Community-Based Schools and Public Facilities; PNG 4.0 Villages
and Rural Communities; PNG 4.2: Public Facilities; EDU 1.2.1 Local and Neighborhood Facilities; HHS 1.0 Livable Communities;
HHS 4.2 Emergency Care Facilities; HHS 4.3 Emergency Response Facilities and Staff ; HHS 5.0 Human Services and Facilities; PRC
2.1.4 Village Plans; SFY 1.3 Future Capital Facilities; TRN 3.3 Villages and Transportation Needs; and UTL 2.3: Broadband/Fiber-
optic Networks.
33. In the focused growth approach, Villages and Village Expansion Areas (PLU 1.6), Urban Expansion Areas (PLU 1.7), and
Municipalities (Blacksburg and Christiansburg) represent the primary targeted areas for future development. It should be noted,
however, that not all types of growth and development are appropriate for all focused growth areas and projects will continue to be
evaluated on a case by case basis in accord with the stated land use policies and subsequent village plans.
34. The Village planning process is also addressed in PNG 4.0: Villages and Rural Communities.
Cross References and Notes: 35. Additional information and guidelines for community design and traditional neighborhood
designs (TND) are addressed in PLU 3.0: Community Design.
36.Small business development is addressed in CRS 1.3: Historic Preservation and Tourism; ECD 4.1.1 Entrepreneurial Economy;
and ENV 2.1.7 Rural Development Initiatives.
37. Village planning is also addressed in PNG 4.0. Villages and Rural Communities.
Cross References and Notes: 38. Historic Preservation is also addressed in CRS 1.1: Historic Villages, Districts, and Corridors and
CRS 1.1.3: Villages and Rural Communities.
39. Compact design and other forms of traditional neighborhood design are addressed in PLU 3.0 Community Design.
Cross References and Notes: 40. Context-sensitive street designs and standards is addressed in TRN1.3.4.
41. The provision of utilities is also discussed in UTL 1.0 Water and Sewer.
42. See footnote 30 for specific community facility references.
43. Street design standards are discussed in PLU 3.1.1(b). See, also, TRN 1.3.4: Context-Sensitive Street Design.
Cross References and Notes: 44. Street design standards are discussed in PLU 3.1.1(b).See HSG 1.3: Safe Neighborhoods; TRN
1.3.4: Context-Sensitive Street Design; and TRN 1.3.5 Pedestrian Transportation Facilities.
45. Stormwater Management is addressed in ENV 6.5: Stormwater Management; ENV 7.0 Stormwater and Erosion Control; and
UTL 4.0 Stormwater Management.
Cross References and Notes: 46. Economic development siting and facility requirements are addressed in ECD 1.3 Future Land
Use Requirements (pg.99); ECD 3.0: Location and Land Use .
47. The majority of major corridors, in Montgomery County pass through Villages and/or other jurisdictions: 1) US 460/Rt 11 passes
through the Villages of Elliston/Lafayette and Shawsville before entering the eastern end of Christiansburg; 2) US 460. passes through
Christiansburg, Blacksburg, and Montgomery County; 3) Rt. 114 passes through Belview; 4) Rt. 11 passes through Plum Creek; and
Rt.8 passes through Riner. Corridor plans are meant to address development along the stretches of road between the two towns and
villages and to work, in tandem, with the comprehensive plans of the two towns and the Village Plans. They are not meant to
supersede existing town or village plans.
Cross References and Notes: 48. Economic development siting and land use requirements are addressed in ECD 3.0: Location and
Land Use.
49. Additional policies governing new development are addressed in PLU 2.0: New Development; and guidelines for community
design are addressed in PLU 3.0: Community Design . See, also, footnote #46.
Cross References and Notes: 50. Public facilities include parks and other recreational facilities; schools; solid waste collection
facilities; health and human service facilities; fire, rescue, and law enforcement facilities; public water and sewer facilities, and other
facilities related to the provision of utilities.
51. See, also, TRN 1.3.2 Street Continuation and Connectivity.
52. Opportunities for cooperation between Montgomery County, Blacksburg, Christiansburg, and the City of Radford are built into
many of the subject specific chapters, including: PNG 1.0 Local and Regional Cooperation; CRS 1.1 Historic Villages, Districts, and
Corridors; ECD 1.1 Montgomery County Regional Indicators Program; ECD 2.1.1 Community Technical Education/ Knowledge
Capital Task Force; ECD 3.3 Downtown Revitalization ; ENV3.5: Government Cooperation; ENV 4.1 Floodplains: Partnership and
Regional Cooperation; ENV 7.0 Stormwater and Erosion Control; HHS 3.0 Regional Cooperation and Collaboration; HSG 1.1
Affordable Housing; PRC 1.0 Regional Cooperation and Collaboration; SFY 1.5 Regional Opportunities; TRN 1.2 Metropolitan
Planning Organization TRN 3.0 Mass Transit; TRN 4.0 Alternative Transportation; UTL 1.1 Water and Sewer: Regional Cooperation
; UTL 2.2: Telecommunications Towers; UTL 2.3: Broadband/Fiber-optic Networks; UTL 3.1.1 Solid Waste Management: Regional
Cooperation; and UTL 4.0: Stormwater Management.