Belview Village PlanBelview Village
Plan
Montgomery
County,
2025
Adopted: 11 June 2007
Montgomery County, 2025: Belview Village Plan Adopted: 11 June 2007 239
Introduction
The purpose of the village plans is to guide
development in each of the villages, while
maintaining each villages distinct identity. The
village planning process provides citizens in
each of the seven villages (six plans) with a say
in how their respective villages develop over
the next twenty years. This additional input is
important because of the County’s focused
growth approach, which will focus 80% of the
County’s growth between now and 2025 into
the villages, village expansion areas, residential
transition areas, and the urban expansion areas.
Under the guidelines established in
Montgomery County, 2025, villages are defined
as “ larger rural communities where limited
mixed-use development activity has historically
occurred and public utilities are available;...are
separate and distinct from each other and from
nearby towns;... and have served as and will
continue to serve as focal points for surrounding
rural areas.” The village expansion area, on the
other hand, is defined as the areas “adjacent to
existing villages where appropriate new
development can be accommodated while
retaining the viability and character of the historic
village core. It is assumed that the villages and
village expansion areas are either currently
served by public water and sewer and other
public facilities (schools, parks, or fire and rescue
stations) or where public water and sewer is
likely to be provided in the future.
Planning Process and Community Input
Results
Public Input and Community Visioning
The Belview Village Plan was a collaborative
effort by Belview residents, property owners
and other interested citizens, County officials
and staff, and students from Virginia Tech. The
public input process for the Belview Village
Plan can be divided into three phases: a door-
to-door household survey, two community
visioning sessions, and finally, review by the
Montgomery County Planning Commission and
the Montgomery County Board of Supervisors
and adoption.
Household Survey.
On February 3, 2007, undergraduate students
from the Virginia Tech Department of Urban
Affairs and Planning distributed approximately
400 surveys to the households in Belview. Each
household was asked what they liked/disliked
about Belview and what they would change, as
well as several general demographic questions.
Those who responded to the survey said
they like Belview's rural character, its location
and its convenience to Blacksburg,
Christiansburg and Radford. They worry about
the high speed traffic on Peppers Ferry Road,
e.g., not being able to turn onto the road, the
number of accidents, and the safety of the
children in the community. This could be
improved by widening the road, installing street
lighting and sidewalks, lowering the speed limit,
and adding shoulders to improve turn-offs.
Residents would also like improved services,
such as increased traffic enforcement, a fire/EMS
station, local recreational sports teams and a
community park, after school programs and
regulations to clean up and fix homes.
Community Visioning Sessions.
Belview residents were invited to two public
workshops on the village plan. The first meeting
was held at Belview Elementary School on
February 17, 2007. This meeting included (a)
an overview of the County comprehensive plan
and the role of the seven villages in that plan;
(b) a review of the household survey results;
(c) group discussions on local needs and
concerns; and (d) a vision and goals for the
future of Belview. Participants identified several
areas of interest:
• Village boundary locations,
• Future development opportunities and
constraints,
• Community identity and rural character,
The Village of Belview
Photo by Chris Valluzzo
Photo by Chris Valluzzo
• Safe and convenient travel for automobiles
and pedestrians,
• Belview Elementary Schools role in the
community, and
• Adequate public facilities and services,
e.g., water and sewer service, recreation
facilities, emergency services, public
transit.
At the second community meeting on March
24, 2007, held in the cafeteria at Belview
Elementary School, participants reviewed and
finalized the goals, the strategies, and the future
land use map.
Public Hearing & Adoption
The Montgomery County Planning
Commission a public hearing for the Belview
Village Plan at the Meadowbrook Center and
recommended adoption on May 9, 2007,. The
Board of Supervisors held a public hearing on
May 29 2007 and adopted the Belview Village
Plan on June 11, 2007.
Historical Development Patterns
Belview is a small rural community nestled
between Blacksburg, Christiansburg, and
Radford, at the intersection of Peppers Ferry
Road (Route 114) and Prices Fork Road (Route
). The area takes its name from the Belview
Elementary School, which is located at its core.
Opened in September 1953, the schools name
combined the names of the three smaller schools
it replaced: Belmont, Vicker, and Walton.
Much of Belview's history is tied to the
Radford Army Ammunition Plant (RAAP), built
in 1940 in anticipation of World War II, and
located just a few miles away. RAAP at its peak
provided job opportunities to more than 9,000
workers in the region.
Current Conditions and Trends
Population
According to the 2000 U.S. Census, Belview
had a total population of 1,232 persons, of which
50% were male and 50% were female. The
median age in Belview is 37 years. Children and
young adults (17 and younger) represent 23%
of the population and seniors (65 and older)
represent 9% of the population. Although
Belview is predominantly white (95%), 3% of
residents are African American and 2% identified
themselves as being of Hispanic origin.
In 2000, there were 514 households in
Belview, with an average household and family
size of 2.9. Family households accounted for
70% of all households in Belview. This included
families with single mothers (7%) and with
single fathers (3%). Of the remaining 30% of
households, nearly all were single person
households (25%).
Natural Environment
The natural landforms in Belview define and
constrain the areas available for development in
the Village. Belview sits in a rolling plateau
between ridgelines with steep slopes. These
ridgelines run east-west, and are located to the
north along Prices Fork Road and to the south
along the intersection of Walton Road and
Caboose Road. Significant karst features
(sinkholes) northwest and southeast of the village
create additional constraints to development.
Existing Land Use
At present land use in Belview is best
characterized as rural. Existing development
patterns are, in large part, shaped by the
availability of public water and sewer service.
Much of the area remains in agricultural or open
space uses, with scattered low-density residential
development. Higher densities and village-scale
commercial development are found along the
Peppers Ferry (Route 114) corridor. This includes
Massie's Mobile Home Park and the gas
station/convenience store at the Prices Fork
intersection. Civic land uses in the Village
include the Public Service Authority Station
and Belview Elementary School.
Housing
Belview includes 556 dwelling units, of
which only a few (8%) are vacant.
Approximately two-thirds of all houses are
owner-occupied, though many of these are
mobile homes on leased lots. Rental units
account for the remaining one-third.
Photo by Chris Valluzzo
Photo by Chris Valluzzo
Montgomery County, 2025: Belview Village Plan Adopted: 11 June 2007 240
According to the 2000 Census, most houses
in Belview (60%) are single family detached
units and 35% are mobile homes. The remaining
5% are duplexes or multifamily dwellings with
no more than 4 units. More than 70% of the
houses in Belview were built after 1970 and
11% were built before 1930.
The median value of owner-occupied
housing in Belview (not including mobile
homes) is approximately $88,000 and the median
value of mobile homes is approximately $25,000.
Over 50% of owner-occupied housing and 40%
of renter-occupied units in Belview have
householders between the ages of 25-54. Five
percent of owner-occupied housing have
householders aged 15-24, but a much larger
percentage of rental householders (40%) are
between the ages of 15 and 24.
Transportation
The Village of Belview is bisected by Route
114, which carries between 12,000 and 18,000
cars per day. Approximately 9,000 of these trips
involve travelers on Prices Fork Road, which
means a significant portion of the traffic is
generated by commuters moving between
Radford and Blacksburg. Residents noted the
lack of turning lanes at the Peppers Ferry Prices
Fork intersection, where traffic frequently backs
up during rush hours.
The high volume of traffic along Route 114
and Prices Fork Road in the Village means that
traffic safety is an on-going issue for local
residents. In particular they are concerned about
children traveling to and from Belview
Elementary for school or recreation.
Public Facilities and Services
Belview Elementary School the most
important public facility located in the village.
The school is sited on the south side of Route
114, just east of the Prices Fork Road/Walton
Road intersection. The building was originally
constructed in 1953, and expanded to
accommodate growth in 1973. Currently the
school enrolls 259 students in grades K-5.
The school serves as the focal point for
community activities, including recreational
sports, student events and shows, and village
meetings. Limited parking is an issue during
larger events, and visitors must park along
Peppers Ferry Road.
The Public Service Authority currently
provides public water and sewer service to
portions of Belview. Half of the Village has
access to public sewer, but public water only
serves properties along Peppers Ferry Road.
The Montgomery County Sheriff’s
department provides policing services for
Belview out of the main office in Christiansburg.
Fire and rescue services are provided out of a
station located between Longshop and McCoy,
on McCoy Road.
Community Organizations
Though the village includes no local
community organizations, residents are
supported by several churches located in the
Village, including New Hope Baptist Church,
Belview United Methodist, and Church of Jesus
Christ of the Apostles Doctrine.
Planning Assumptions and Land Use
During the village planning process,
participants relied on five key planning
assumptions:
• Population growth will continue during
the next 25 years, in general accord with
the County’s Comprehensive Plan. (At
slightly more than 1% average annual
growth; up to about 25,000 more people
in the County as a whole by 2030, with
6,000- 8,000 in the unincorporated areas
and the remainder in the two towns;
• Residential development will be
concentrated mainly in the County’s
designated growth areas, including the
Urban Expansion Areas, the Residential
Transition Areas, and the seven Villages
and six Village Expansion Areas;
• Residential development densities in
the Belview area will occur in general
accord with the County’s Comprehensive
Plan;
• Small amounts of job growth will occur
in the immediate vicinity of Belview
mainly village-scale businesses and
telecommuting jobs; and
• Public water and sewer service will be
limited to those areas designated in the
Belview Village Plan.
Photo by Chris Valluzzo
Photo by Chris Valluzzo
Montgomery County, 2025: Belview Village Plan Adopted: 11 June 2007 241
There are a number of assumptions specific to
Belview that contributed to the overall future
land use scheme:
1) Belview, historically, has been a bedroom
community, first for the Radford Arsenal and
later for the two universities, the commercial
core of the County in Christiansburg, and for
the Corporate Research Center.;
2) the presence of a major highway (Rt 114),
which bisects Belview east to west, poses limits
on potential growth in Belview, especially in
terms of providing alternative transportation
access between the north and south portions of
the village and may hamper efforts to strengthen
the sense of community in Belview in the future.
3) growth pressure in Belview is driven by its
central location between the Towns of
Blacksburg and Christiansburg and the City of
Radford and locational appeal to bicommuter
households.
Neighborhood Types and Land Uses
Mixed Use Development
Mixed use development has been the rule
rather than the exception in the majority of the
Villages in Montgomery County. Part of this
is due to the nature of small, contained, and
constrained spaces. Unlike their larger
counterparts, which have the luxury of land and
expansive public works and may more clearly
separate uses, villages and village expansion
areas are constrained by limited public facilities,
especially the possible extent and capacity of
public water and sewer. Given the limitations,
all of the land use designations are based on the
assumption of mixed use development.
Mixed use development means that while
certain uses may be deemed most appropriate
for a specific area of the village, the primary
use designation does not preclude other types
of development in, near, or in lieu of the primary
designation. In a sense, this approach means
that portions of the villages and village
expansion areas are treated, in essence, as large
planned unit developments. Indeed, the mixed
use approach to village development encourages
the creation and strengthening of the sense of
community with the village by making goods,
services, and jobs more readily available and
accessible to residents. The approach also
assumes that future development, rather than
destroying or overpowering the historic core,
will be designed to strengthen the historic
development patterns, add to the quality of life
of residents, and provide appropriate levels and
scale of development.
Residential Neighborhoods
The Belview Village Plan designates three
residential neighborhood types: Low, Medium,
and High Density. The designations do not
mean that there will be two, three, four, or
more dwelling units on every acre of land, but
they do provide a guide to the number of
dwelling units, overall, that can be developed
on a specific parcel (gross acreage). The
designations were used to match the village
plan to the existing ordinance. Residential
development in the low density neighborhoods
is intended to be stickbuilt or modular single-
family housing. The Medium Density
neighborhoods may include a wider variety of
housing types, including: single-family
dwellings, accessory dwellings, duplexes,
triplexes, and quadplexes as infill. Currently,
high density residential is defined primarily as
manufactured housing parks, but may also
include larger scale multifamily developments
and redevelopments. As with the Medium
Density neighborhoods, the Mixed Use
neighborhoods are appropriate locations for a
wider variety of housing types, including
residential and commercial uses within the
same structure or development.
Photo by Chris Valluzzo
Photo by Chris Valluzzo
Montgomery County, 2025: Belview Village Plan Adopted: 11 June 2007 242
Montgomery County, 2025: Belview Village Plan Adopted: 11 June 2007 243
Assumptions:
1) The Montgomery County Public Service Authority does not have current capacity figures; however, according to the PSA Director,
Bob Fronk, the public sewer treatment capacity is quite high, but future development is limited by the capacity of the pump station
in Belview. For the PSA to serve more than the current customer basis and some limited growth, the pump station will need to be
expanded or replaced with a larger capacity system. It is assumed that any expansion of the system will be funded, in part, through
the development process.
2) Development is likely to be limited due to traffic concerns on Rt 114, although, according to the VDoT Traffic Engineering
Division reports from 1975 to 2005, traffic east of the intersection of Rt. 114 and
Prices Fork Road has, in 2005, decreased to slightly below the 1990 AADT numbers.
AADT rose steadily between 1975 (7,510 AADT) and 2000 (12,000 AADT), an
increase of 59.8% in the 25 year period. In 2005, the AADT between Prices Fork
and the intersection of Peppers Ferry dropped to 11,000, just slightly below the
numbers in 1990. The AADT numbers for the Belview portion of 114 are similar to
the through traffic in the County’s other villages.
Belview Village Land Use Summary
Overall Assumptions for Total Expansion Area: 1067 acres, approx.; Current Infrastructure Capacity: TBD (1); Projected Gross Density: .2
d.u./ac. approx.
Photo by Chris Valluzzo
Settlement Existing New Max. Dwelling Density
Types Acreage Dwelling Units Dwelling Units Units @ Buildout Range
Low Density Residential 530 94 436 530 0-2 du/acre
Medium Density Residential 420 279 981 1260 2-4 du/acre
High Density Residential 57 154 74 228 4+ du/acre
Mixed Use 60 51 129 180 2-4 du/acre
Total 1067 578 1620 2198 2 du/acre
The following statement of the preferred future of Belview was created
by the citizens at the first meeting and evaluated and refined at the
second meeting. This Vision Statement essentially summarizes the
key goals for the future of the village.
Belview remains a rural village with an active community core. Despite
growth pressures from Blacksburg, Christiansburg, and Radford,
Belview has retained the rural charm and distinct character that make
it a special place in Montgomery County.
Belview Elementary School is the heart of the Village of Belview, a
place where the community gathers for events and programs, and where
Belview's children receive a quality education. Through a cooperative
arrangement with the Montgomery County Department of Parks and
Recreation, the school continues to provide active recreational spaces
ideal for team sports for children and adults as well as playgrounds for
the children in the Village of Belview. It is connected to the rest of the
village by a system of trails and walking paths, which lessens the need
for increased parking for village residents.
While a few village-scale businesses have developed, Belview remains
a predominantly residential community. Because of its location at the
center of the Blacksburg-Christiansburg-Radford triangle and its
proximity to the Radford Arsenal, Belview has become an important
residential center for bi-commuter households. The village offers a
wide variety of housing opportunities serving the full range of income
levels. The residents pride in Belview is evident in how well the
properties, from neighborhoods with single-family housing to townhome
and apartment complexes to mobile home parks, are maintained. The
developments, including the mobile home parks, are landscaped and
provide residents with a wide variety of amenities, including parks,
trail, and tot lots.
Route 114 still bisects the Village of Belview, but it no longer is seen
as a thru-traffic route; rather, Rt. 114 has become Belview's "Main
Street." Landscaping and "Welcome to the Village of Belview" signs
grace the eastern and western entrances to Belview, and the northern
entrance on Prices Fork Road. The speed limit has been lowered to 35
miles per hour through the core of the Village of Belview. Vegetative
islands have been added as part of a safe crosswalk system, which
calmed the traffic on Rt. 114 and have enhanced and improved the
safety of the village-wide trail and walkway system. An additional
east-west road has been constructed to help disperse traffic within
Belview and has lowered the traffic count on Rt. 114. A countywide
trail system, linking Belview with Blacksburg, Christiansburg, and
Radford, provides residents with safe alternative transportation routes,
as does the expanded public transit system, which provides Belview
residents with access to bus service to the two towns and the City of
Radford.
Residents in Belview continue to benefit from public utilities, including
public water and sewer. The Public Service Authority (PSA) has joined
the regional water authority and continues to provide excellent service
while expanded its service area to accommodate the expansion areas
in Belview. A combined fire department and rescue squad has been
built to respond to the emergency needs of Belview residents.
While Belview has grown, it has retained much of its rural surroundings.
Residents choose to move to Belview and to remain in Belview because
the rural vistas are still visible from much of the Village. New
developments have been based on the traditional neighborhood design
approaches and have used clustering to help maintain the rural feel and
the lovely views.
Belview Village Plan: Statement of Preferred Future
Montgomery County, 2025: Belview Village Plan Adopted: 11 June 2007 246
(Photo by Chris Valluzzo)
The following policies were developed in meetings with village citizens.
These policies are to guide the actions of the County, State Agencies,
and private landowners to achieve the preservation and development of
Belview in accord with the Vision of this Plan.
BVW 1.0 Land Use Policies
BVW 1.1 General Policies
BVW 1.1.1 Overall Gross Density for the Village
Planning Area. The overall density of the village planning
area should never exceed two (2) dwellings per gross acre
at full build-out (expected to occur beyond the horizon of
this plan).
BVW 1.1.2 Compatibility is Fundamental. The density,
type and character of new development must be compatible
with the existing village, the vision of the village’s future,
and be generally consistent with the Belview Village Plan
Map. New development must be compatible with the
traditional forms and architectural character of the village.
BVW 1.1.3 Guidelines Are Firm But Flexible. The
policies of this plan are firm guidelines for the County
and for developers. While there is flexibility in how to
achieve these policies, all new development should follow
them in spirit and in action.
BVW 1.1.4 A Variety of Housing Types Should be Built.
The County will encourage a variety of housing types,
costs and net densities, in order to provide high quality
housing for a range of ages and income levels. Most
housing will be single-family detached units (stickbuilt,
modular, or manufactured),, but may include accessory
units, small single-family detached or attached dwellings,
apartments on the second floor levels of employment or
civic buildings, and housing for elderly citizens.
BVW 1.1.5 Village Gateways. Establish clear gateways
at the major road entrances to the Village. Landscaping,
signage, grading and pavement design should be used to
create a sense of transition into the village on Peppers
Ferry Road from the east and west. These gateways should
be understated, with a traditional, rural village character,
with street design, landscaping and architecture that will
naturally slow traffic as it approaches the village.
BVW 1.1.6 Proffers Are Expected to Mitigate Impacts.
Any rezoning to a higher intensity of land use, particularly
residential land uses, will be expected to provide proffers
of land, infrastructure and/or funding to off set the impacts
of the development, particularly on capital facilities such
as roads, parks, schools and public safety.
BVW 1.1.7 Incorporate Universal Design Features. A
portion of dwelling units within any given residential
project should feature "universal design" in order to provide
for all age groups and to allow people to "age in place"
within the village.
BVW 1.2 Future Land Use Map. Achieve the Vision for future
development as defined in the Future Land Use Map
BVW 1.3 Rural Character. Maintain the rural character of the
Village of Belview.
BVW 1.3.1 Traditional Neighborhood Design. Use
innovative neighborhood best practices, including
traditional neighborhood design, planned unit development
approaches, or clustering techniques to strengthen the
sense of community within Belview while maintaining
the rural character of the area surrounding Belview.
BVW 1.3.2 Commercial Development. New commercial
development should be at a scale that is appropriate for
the rural community character of Belview. Village-scale
commercial development provide opportunities for locally
owned businesses. Commercial developments should not
be in the form of “strip malls" Mixed use development
should focus on a combination of live-work,
commercial/residential units, professional offices, and
single commercial units.
BVW 1.3.3 Impact on Significant Environmental
Features. To the maximum extent possible, new
development should minimize the impact on ridgelines,
Belview Village Plan: Policies
Montgomery County, 2025: Belview Village Plan Adopted: 11 June 2007 247
tree canopies, scenic views, steep slopes, and stormwater
runoff.
BVW 1.4 Community Identity. Strengthen the community
identity of Belview.
BVW 1.4.1 Gateways. Establish clear gateways at the
major road entrances to Belview. Landscaping, signage,
grading, and pavement design should be used to create a
sense of transition into the village on Peppers Ferry
Road/114 from the east and west, and Prices Fork Road
to the north.
BVW 1.4.2 Landscaping. Use landscaping as a tool to
create a "sense of place" along the main roads in Belview,
including on pedestrian islands and median strips on
Peppers Ferry Road/114.
BVW 1.5 Revitalization and Property Maintenance. Encourage
upkeep and/or revitalization of existing properties where desirable
and redevelopment of properties which have fallen into disrepair
and revitalization is either not possible or financially prohibitive.
BVW 1.5.1 Property Maintenance Codes. Create and
enforce age, property maintenance, and community facility
codes for mobile home parks.
BVW 1.5.2 Revitalization/Redevelopment. Identify
dilapidated buildings and work with property owners to
either rehabilitate or redevelop these properties.
BVW 1.5.3 Public Information: Property Maintenance.
Provide public information on property maintenance and
rehabilitation grants and programs from state and federal
agencies.
BVW 1.5.4 Public Information: Landscaping. Work
with County Extension to provide landscaping information
to Belview Residents.
BVW 1.6 Low Density Residential Neighborhoods: Land Use
and Urban Design
BVW 1.6.1 Density. Density in Low Density Residential
Neighborhoods should not exceed two (2) dwelling units
per gross acre.
BVW 1.6.2 Uses. Land uses in Low Density Residential
Neighborhoods should be limited to single-family dwelling,
secondary accessory dwellings, and home occupations.
BVW 1.5.3 Infill Development. Infill development should
complement and be consistent with existing neighborhood
development styles and patterns.
BVW 1.6.4 New Development. New development should
complement and be consistent with existing neighborhood
development styles and patterns; should have a street
pattern and pedestrian facilities which interconnect with
the existing transportation system within the village; and
should follow traditional neighborhood design (TND)
guidelines established by the County.
BVW 1.7 Medium Density Resident Neighborhoods: Land
Use and Urban Design
BVW 1.7.1 Density. Density in Medium Density
Residential Neighborhoods should not exceed four (4)
dwelling units per gross acre.
BVW 1.7.2 Uses. Land uses in Medium Density
Residential Neighborhoods should be limited to single-
family dwelling, secondary accessory dwellings, limited
multifamily dwelling units (duplexes, triplexes, and
quadplexes) which fit with the character of the
neighborhood, home occupations, and appropriate home
businesses.
BVW 1.7.3 Infill Development. Infill development should
complement and be consistent with existing neighborhood
development styles and patterns.
BVW 1.7.4 Redevelopment. Redevelopment should
complement and be consistent with village-scale
development styles and patterns and should fit within the
existing transportation framework for the village.
BVW 1.7.5 New Development. New development should
complement and be consistent with existing neighborhood
development styles and patterns; should have a street
pattern and pedestrian facilities which interconnect with
the existing transportation system within the village; and
should follow traditional neighborhood design (TND)
Montgomery County, 2025: Belview Village Plan Adopted: 11 June 2007 248
guidelines established by the County.
BVW 1.8 High Density
BVW 1.8.1 Density. Density in High Density Residential
Neighborhoods should not exceed eight (8) dwelling units
per gross acre.
BVW 1.8.2 Uses. Land uses in High Density Residential
Neighborhoods should be limited to multifamily and
manufactured housing developments, which fit with the
character of the neighborhood, home occupations, and
appropriate home businesses.
BVW 1.8.3 Infill Development. Infill development should
complement and be consistent with existing neighborhood
development styles and patterns.
BVW 1.8.4 Redevelopment. Redevelopment should
complement and be consistent with village-scale
development styles and patterns.
BVW 1.8.5 New Development. New development should
complement and be consistent with existing neighborhood
development styles and patterns; should have a street
pattern and pedestrian facilities which interconnect with
the existing transportation system within the village; and
should follow traditional neighborhood design (TND)
guidelines established by the County.
BVW 1.9 Mixed Use Neighborhoods
BVW 1.9.1 Encourage Infill Development. Most of
future growth in the mixed use neighborhood area should
be infill and redevelopment of existing sites. Ensure that
new infill development is compatible with the existing
rural, historic character of the architectural fabric and
siting of structures, especially along Peppers Ferry Road.
Such development should be a small-scale mix of shop
fronts and civic buildings interspersed with residential
properties.
BVW 1.9.2 Encourage Mixed-Uses. Land uses along
Mixed Use Neighborhood should be a mix of residential,
commercial, office and institutional uses. Limit new
commercial and employment uses to village -scale,
individual or stand-alone buildings with small building
footprints that are architecturally compatible with the
existing commercial and institutional uses.
BVW 1.9.3 Encourage Live/Work Units. Encourage
“live/work” units, which feature a shop or small-scale
office use on the ground floor and a residential dwelling
above or behind the shop, not more than two stories above
the street.
BVW 1.9.4 Minimize the Impacts of Road
Improvements. Evaluate and minimize the impact on
historic structures from any publicly or privately funded
road or streetscape improvements within the planning
area.
BVW 1.9.5 Design Details. The County and the Belview
community will strive to maintain the rural, informal
character of the historic mixed use village neighborhoods
by:
(a) Locating new or expanded parking areas behind or
to the side of the buildings; screening parking
from adjacent uses with landscape buffers and
using alley access where feasible.
(b) Providing a strong pedestrian orientation along
the street frontage, with parking located mainly at
the rear of the buildings
(c) Prohibiting auto-oriented functions like drive-
through windows
(d) Encouraging new buildings to generally match the
setbacks of adjacent buildings while also
maintaining a variety of setbacks and orientations.
(e) Orient building fronts toward main streets, and
service backs of buildings through alleyways,
wherever feasible
(f) Encouraging porches, street trees, street furniture,
sitting areas and other pedestrian-friendly design
elements.
(g) Encouraging adaptive reuse of historic structures.
Montgomery County, 2025: Belview Village Plan Adopted: 11 June 2007 249
BVW 2.0 Government and Planning
BVW 2.1 Communications and Collaboration. Promote
communications and collaboration between County agencies and
the village residents they serve.
BVW 2.1.1 Improve Local Relations and Service
Opportunities. Improve local relations and expand service
opportunities with the Montgomery County Sheriff'’s
Office, the Public Service Authority, and other County
departments and agencies. Where possible, this should
include satellite offices or regular staff office hours at the
Meadowbrook Center.
BVW 2.1.2 County Outreach and Education. Expand
County outreach and development programs so that
community organizations are included in identifying and
responding to community problems and needs. As part of
this process the County should provide technical and staff
support, funding, and opportunities for collaboration on
program development and operations.
BVW 2.1.3 Web Presence and Community Information.
Create a Belview village web page and/or link on the
Montgomery County government site, with data specific
to the village and surrounding community, (e.g., statistics
on population, schools, income and poverty), postings on
programs and events; information about possible grants
or other funding opportunities, etc.
BVW 2.1.4 Public Information and the Schools. Take
advantage of the communities organized around Belview
Elementary School and the local churches as a means for
communicating information on new development and
other activities in the Village.
BVW 2.1.5 Public Information Mailings. Identify
opportunities to use utility or tax bills, etc., to disseminate
flyers, newsletters, or postcards with community
information.
BVW 2.2 Collaboration is Key. The County will collaborate
with other government entities to ensure that the policies of this
plan are implemented and the Vision is achieved.
BVW 2.3 Work Closely with VDOT to Achieve the People’s
Vision. The County will work closely VDOT to ensure that the
urban design, mobility, and public safety policies of this plan are
implemented. Cooperation between the County, VDOT, and
private developers will be critical to the success of this plan.
BVW 2.4 Encourage a Unified Community. The County will
encourage the people of Belview to act as a single, unified
community when working with the County, Town and State in
implementing this Plan. The citizens committee appointed for
this Plan is one step toward that unified approach. The County
encourages the citizens to take a leadership role in implementing
this Plan once it is adopted.
BVW 2.4.1 Citizen Advisors. Continue to work with
civic and community groups and citizens in Belview on
finalizing and implementing the Belview Village Plan.
BVW 2.4.2 2030 Vision. Village residents, businesses
and public officials will keep our eye on the Vision for
2030 to make the long term Vision an "embedded" element
in the collective minds of the community.
BVW 3.0 Community Facilities, Resources, and Services
BVW 3.1 Adequate Community Resources. Ensure that Belview
residents receive the quality services they deserve, including but
not limited to education, public safety, parks and recreation, social
services, and water and sewer.
BVW 3.1.1 Community/Government Relations.
Improve local relations and expand service opportunities
with the Montgomery County Sheriff's Office, the Public
Service Authority, and other County departments and
agencies.
BVW 3.1.2 Emergency Services: Funding & Training.
Promote emergency services in Belview by ensuring
appropriate funding and training for the volunteer rescue
squad , the volunteer fire department, and the Montgomery
County Sheriff's Department.
BVW 3.1.3 Neighborhood Watch. Work with the
Montgomery County Sheriffs Office to develop a
Montgomery County, 2025: Belview Village Plan Adopted: 11 June 2007 250
neighborhood watch program.
BVW 4.0 Economic Resources: Provide opportunities for small-scale,
home-based, and locally owned business development in Belview.
BVW 4.1 Mixed Use Development. Where possible, new
commercial development should include opportunities for
residential uses.
BVW 4.2. Improved Technology. Determine the extent of high
speed internet or wireless internet service in Belview, and
investigate opportunities to bring additional services to the Village.
BVW 4.3 Home-based occupations and telecommuting. Modify
the zoning ordinance, as needed, to allow for the development
of home occupations, home-based businesses, and telecommuting
opportunities in Belview.
BVW 5.0 Educational Facilities. Maintain Belview Elementary School
so that it continues to meet the ongoing needs of the community and
remains as an important educational and community institution.
BVW 5.1 Parking. Expand parking at Belview Elementary
School to accommodate community needs.
BVW 5.2 School Expansion. Expand Belview Elementary School,
as needed, to accommodate growth in the community.
BVW 5.3 Before and Afterschool Programs. Provide before
and after school programs, including sports teams, to give the
children of Belview a safe place to spend their entire day.
BVW 5.4 “Home-base” Program. Belview Elementary School
should continue to serve as a “home base” for children from
transient households by providing them with a safe place to learn
and play.
BVW 5.5 Shared Use Agreement. Develop a shared use
agreement with Belview Elementary, so that the school may serve
as a place to hold a yearly community event, such as a carnival,
as well as a location for smaller community meetings and events
throughout the year.
BVW 6.0 Environment Resources. Maintain the agricultural, open
space and scenic resources that are an essential component of the character
of Belview.
BVW 6.1 Agricultural and Scenic Resources. Protect and
enhance the rural agricultural and scenic resources that give
Belview its special character.
BVW 6.2 Impact of Development. To the maximum extent
possible, new development should minimize the impact on
ridgelines, tree canopies, scenic views, steep slopes, and stormwater
runoff.
BVW 6.3 Encourage Pervious Paving Materials. The County
will encourage the use of pervious paving materials for parking
lots and driveways where feasible to maintain groundwater and
surface water quality, and to reduce sheet flows from paved areas.
BVW 6.4 Discourage Development on Steep Slopes. The
County will discourage development on slopes over 15% and
encourage these areas to be maintained as open space to minimize
erosion, downstream flooding and pollution.
BVW 6.5 Manage Development on Moderate Slopes. The
County should ensure that new development on slopes between
10% and 15% incorporates retaining walls, erosion resistant
plantings and careful site planning in order to minimize land
disturbance and erosion potential in these areas.
BVW 6.6 Promote Regional Stormwater Management. The
County will work with the County Engineer to develop a village-
wide stormwater management plan and create guidelines and
regulations for coordinating stormwater management facilities
on a regional and sub-regional basis rather than site by site.
BVW 6.7 Solve Existing Drainage Problems. The County will
work with landowners and VDOT to address existing drainage
problems in existing neighborhoods.
BVW 7.0 Housing
BVW 7.1 Housing Opportunities. Provide rental and owner-
occupied housing opportunities that are affordable to a wide range
of individuals and families, including seniors.
BVW 7.1.1 Affordable Housing. Adopt regulations or
institute incentives for the creation of affordable home
ownership opportunities, including:
•residential clustering, zipper lots, zero lot line
Montgomery County, 2025: Belview Village Plan Adopted: 11 June 2007 251
development, reduced minimum lot sizes, etc.
•construction of townhouses, condominiums,
and accessory residential units
•density bonuses for affordable housing
development
BVW 7.1.2 Homeownership. Investigate opportunities
to transition renters and mobile home owners to
property/home ownership.
BVW 7.1.3 Manufactured Housing Parks. Adopt
development regulations and design guidelines that enhance
the quality and character of mobile home parks, e.g.,
related to landscaping and streetscaping, tot lots and
recreation areas, greenways and paths that connect to
schools and community facilities).
BVW 9.0 Parks and Recreation
BVW 8.1 Greenway Park and Trail System. Create and maintain
a village-wide bikeway, walkway, and trail network that provides
pedestrian access throughout Belview and connects to the
countywide trail network.
.
BVW 8.1.1 VITL Plan. Implement the Village
Transportation Links (VITL) plan, which provides trails
for biking and walking that serve to connect points within
the Village of Belview, provide a safe means for pedestrian
and bicycle travel, and would connect to surrounding
localities via the Huckleberry Trail.
BVW 8.1.2 Safe Routes. Work with Belview Elementary
School and the Montgomery County School Board to
create "Safe Routes to School" facilities, including demand
signals and center island pedestrian safety strips at the
Peppers Ferry Prices Fork intersection.
BVW 8.2 Community-Based Parks at Belview Elementary.
Encourage cooperation between Montgomery County, the
Montgomery County Parks and Recreation Department, Belview
Elementary School, the Montgomery County Public Schools, and
residents of Belview to develop and maintain community-based
recreational facilities at Belview Elementary School.
BVW 8.2.1 Shared Use Agreement. Maintain a shared-
use/shared-maintenance agreement between the
Montgomery County Parks and Recreation Department,
Belview Elementary School, and the Montgomery County
Public Schools.
BVW 8.2.2 Upgrade and Expand Facilities. Update
existing and add additional playing fields, playgrounds,
and other recreational facilities at Belview Elementary
School.
BVW 8.2.3 Organized Sports. Create organized sports
teams for all ages for the residents of Belview.
BVW 8.3 Village Parks and Recreational Opportunities.
Develop a system of neighborhood pocket parks to provide
recreational opportunities throughout the Village of Belview.
BVW 8.3.1 Neighborhood Playgrounds. Incorporate
safe playgrounds into all neighborhoods that are easily
accessible for residents.
BVW 8.3.2 Recreational Facilities in New Developments.
Work with developers to create age appropriate active
recreation areas.
BVW 8.3.3 Recreational Area Requirements for
Manufactured Housing Developments. Create and
maintain recreational area requirements for all mobile
home parks.
BVW 10.0 Transportation Resources
BVW10. 1. Peppers Ferry Road/ Rt. 114. The use of traffic
calming devices is a priority for the major roadways through the
village, especially on Peppers Ferry Road/114.
BVW 10.1.1 Streetscape Plan. Design a detailed
streetscape plan for the Peppers Ferry Road/114 corridor
and seek funding for streetscape enhancements and traffic
calming measures, such as parking islands, streetlights,
and landscaping.
BVW 10.1.2 Traffic Calming. Coordinate with the County
and the Virginia Department of Transportation to implement
"traffic calming" elements within and around the village,
especially along Peppers Ferry Road/114.
Montgomery County, 2025: Belview Village Plan Adopted: 11 June 2007 252
BVW 10.1.3 Speed Limit. Work with Virginia Department
of Transportation to lower the speed limit on Peppers Ferry
Road/114 to 35 miles per hour within the village.
BVW 10.1.4 Future Improvements Traffic Study.
Request a traffic study for Peppers Ferry Road/114 to
determine whether a 4 lane road will benefit the Village
of Belview. Request a regional study of traffic patterns
from the MPO.
BVW 10.1.5 Bus Transit. Evaluate the feasibility of bus
transit from the Village (and possibly a location for a
commuter parking lot) as a way to reduce traffic volumes
and increase safety on Peppers Ferry Road.
BVW 10.1.6 Grid System for Roads. Create a grid system
of local road to disperse traffic in and around the Village,
and encourage the development of interconnecting street
networks between new development.
BVW 10.2 Pedestrian and Bicycle Mobility and Safety. Work
with Virginia Department of Transportation to ensure that pedestrian
and bicycle mobility and safety have equal priority with motor
vehicle mobility and safety on all public roadways.
BVW 10.2.1 Sidewalks and Walkway Facilities. Add
sidewalks and other walkway facilities throughout the
community to provide for safer pedestrian travel.
BVW 10.2.2 Crosswalk Signal. Add a pedestrian
crosswalk signal in the village core.
BVW 10.3 Recognize that Roadways Are Public Spaces. This
plan recognizes that public roadways are not just conduits for
transporting people and vehicles. Rather, they are public spaces
with important social and cultural functions, including viewing
the community and meeting neighbors.
BVW 10.4 Make All Travel Modes Safe. Work with VDOT to
ensure that pedestrian and bicycle mobility and safety have equal
priority with motor vehicle mobility and safety on all public
roadways.
BVW 10.5 Manage Access. Limit new access points on the
major through-roads designated in this Plan.
BVW 10.6 Construct Roads in Conjunction with Rezoning
Approvals. Require development applicants to dedicate right-
of-way and build their portion of new roads, in conjunction with
receiving zoning approvals for higher densities.
BVW 11.0 Utilities. The County should continue to provide quality
public facilities and services to the residents of Belview.
BVW 11.1 Extent Public Water and Sewer Service. The County
will provide and manage public water and sewer service for
Belview. The County will require that new development connect
to these systems and will prohibit new private wells and septic
systems.
BVW 11.2 Limit of Public Water and Sewer Expansion. The
County will limit water and sewer service to the designated
Service Area set forth in this Plan. Providing public utility service
only to the designated area will ensure that new development is
compatible with the villages historic character, is affordable for
the County to serve, and enhances rather than degrades the quality
of life for local residents.
BVW 11.2.1 System Expansion for Morning Glory and
Southern Belview. Study the feasibility of providing
public water to the Belview residents along Morning Glory
Drive and other areas along the southern edge of the
Village of Belview.
BVW 11.3 Underground & Buried Utilities. Require developers
to place utilities underground in all new developments.
BVW 11.4 Public Information. Continue to provide the residents
of the Village of Belview with information concerning water
quality and availability as well as providing other public outreach
mechanisms to address citizen concerns.
BVW 11.5 Techno-Infrastructure. Study the feasibility of
providing high speed and wireless internet to the Village of
Belview to allow residents to telecommute.
Montgomery County, 2025: Belview Village Plan Adopted: 11 June 2007 253