1990 Comprehensive Plan

COMPREHENSIVE PLAN MAP

The Comprehensive Plan Map is found inside the front cover. It identifies four general types of development that are anticipated for the county over the next 5-10 years. These are:

• Urban Expansion & Rural Expansion Areas;
• Rural Areas;
• Agricultural Areas; and,
• Conservation Areas.

URBAN EXPANSION & RURAL EXPANSION AREAS:

Urban Expansion Areas are intended to encourage the development of medium density residential communities at selected locations within the County. They may also support community-oriented businesses and small industry. Higher density residential development and most major businesses and industries are anticipated to locate in or near the towns of Blacksburg and Christiansburg and nearby urban centers such as Radford-Fairlawn and Roanoke-Salem. Urban Expansion Areas are closely interrelated to these nearby towns and urban centers.

Rural Expansion Areas are intended to encourage low density residential communities at selected locations within the County. They may support community-oriented businesses and agriculturally related small industry. Rural Expansion Areas differ from Urban Expansion Areas in principally two ways. First, the size and scale of anticipated development is smaller and will require less in the way of public utilities and services. Secondly, Rural Expansion Areas are located out in agricultural areas. Their primary ties are with the surrounding agricultural community rather than with nearby towns and urban centers.

Criteria for the designation of Urban Expansion Areas and Rural Expansion Areas:

• Areas with a natural slope less than 25%
• Located on major roads that provide linkages with the Towns, nearby urban centers and other Expansion Areas.
• Having public water and sewer or scheduled to have such utilities within the next five years.
• Having a distinct community focus as evicenced by local businesses, churches, schools, and other community organizations or activities.

RURAL AREAS:

Rural Areas maintain the diverse rural atmosphere of the County. These areas include the small communities and crossroads, which are a unique and valuable asset. The character of these rural villages should be retained as they serve as the focus of agricultural and rural community life. Rural areas also consist of scattered pockets of agricultural lands or open space that are not easily placed in the categories of Agricultural Areas or Conservation Areas. Examples of Rural Areas are Mt. Tabor, Luster’s Gate, Ellett, Wake Forest, Longshop, McCoy, Vickers, Childress, Rogers, and Pilot.

Criteria for designation:

• Areas with a natural slope less than 25%

• Communities that are difficult to develop because they are too small to support efficient public utilities and services.

• Farmlands that are difficult to farm because they are not of sufficient size and productivity to continue as agricultural operations. In many cases, scattered development has already reduced their value for agricultural purposes.

AGRICULTURAL AREAS:

Historically, agricultural land has been viewed as a category for which no better use has been proposed. However, expanding urban centers and leap-frog development have consumed much productive acreage and people are awakening to the loss of prime farmland. Agriculture is an important industry in Montgomery County. In addition to contributing to a balanced local economy through the production of food, agricultural land aids in the protection of groundwater by filtering precipitation, provides wildlife habitation and open space, and maintains the rural character of the County. Local initiative is especially important in protecting farmland and it is the primary intent of this section to encourage the preservation and proper use of Agricultural Areas for the long-term benefit of all the citizens of Montgomery County.

Criteria for designation:

• Agriculturally important farmlands whose soils have been identified as having specific physical/chemical characteristics. (See Appendix.) These soils cover approximately 17% of the county’s land area.

CONSERVATION AREAS:

Conservation Areas are designated to the end that the people of Montgomery County, both present and future, shall have clean air, pure water and the use and enjoyment of adequate recreational lands. Development is encouraged only when adequate consideration is given to the maintenance of the natural environment. Development, which would significantly pollute the air, surface water, groundwater, or soil fertility, is discouraged.

Criteria for designation:

• Areas with a natural slope in excess of 35%. Such steep slopes cover approximately 48% of the County’s land area.
• Areas owned by public or private organizations primarily for conservation, historic or recreational purposes such as the Jefferson National Forest and the Nature Conservancy’s Falls Ridge Preserve.