1990 Comprehensive Plan

RINER / BETHEL PLANNING AREA

INTRODUCTION:

The Riner/Bethel Planning Area covers the southwestern quadrant of the county located south of Crab Creek, west and south of Christiansburg, and southwest of Fishers View Mountain. Centered around Riner are found a significant number of active agricultural operations. Other good farms are located around Pilot; along the Little River, Mills Creek, and Meadows Creek in the western portion of the planning area and along Mud Pike (666) and Crab Creek on the north side of Interstate-81. These areas have been designated as Agriculture. Conservation designated areas follow the steeper slopes of Pilot Mountain, Fishers View Mountain, and Barringer Mountain.

Limited residential development is anticipated for the entire planning area with two exceptions. These are the Plum Creek community and the VA 177 Corridor from Radford to Bethel. The availability of public utilities will enable both areas to experience significant growth and development over the next 5-10 years

In 1991, Montgomery County and the City of Radford asked the New River Valley Planning District Commission (NRVPDC) to study the VA 177 Corridor Area. The study area covered 2,700 acres in the city and county located primarily in the upper Connellys Run watershed. The corridor study involved landowners, planners, economic development leaders, utility providers and the general public and was completed in June, 1992. It recognizes the VA 177 Corridor as a growth area driven by the extension of public utilities that can provide important economic opportunities. The corridor study provides a framework for future development that allows existing uses to continue without conflict and allows the expansion of residential and commercial uses without encroachment on one another. It also uses the open and highly visible character of the corridor to its advantage while preserving key features and insuring that buffers are established between incompatible uses.

The corridor area study was completed in June, 1992, and presented to Montgomery County and the City of Radford. A comprehensive agreement was entered into, entitled "Route 177 Corridor Agreement" dated march 1, 1993, which incorporates the corridor area study. The "Route 177 Corridor Agreement" took full force and effect on June 30, 1993. Pursuant to Section 6.3(a) of this Agreement, a Joint Comprehensive Plan for the VA 177/Tyler Avenue Corridor Area was added to the Montgomery County Comprehensive Plan. It is found in Section IV, Neighborhood, & Special Interest Plans.

ENVIRONMENT:

Good soils and productive farmers are the keystone of the Riner/Bethel Planning Area. According to the 1983 Comprehensive Plan, this area encompasses the most active and productive agricultural lands of the County. It states that the strong orientation to active farming is expected to continue in the future and that the retention of prime or important agricultural lands should continue to be encouraged. This orientation to active farming will also hold in the years ahead. Over 16,000 acres in the planning area have been placed in Agricultural & Forestal Districts (AFD’s) by landowner request. This represents almost half of all AFD acreage in the County.

It is the County’s policy to encourage AFD’s as a means by which agricultural and forest land may be protected and enhanced as a viable segment of the County’s economy and as an economic and environmental resource of major importance. Moreover, they represent a contractual agreement among all residents of the County. Participating AFD landowners relinquish development rights in return for increased protection and real estate tax benefits. Nonparticipating landowners assume increased real estate taxes in order to reduce development pressures on significant agricultural and forestlands. All residents benefit from good stewardship of the land and from the reduced demand to extend urban services into rural areas of the County. Agricultural & Forestal Districts in Riner/Bethel include Riner AFD-5 (14,000+ acres) extending out Riner Rd(8), Union Valley Rd(669), Rustic Ridge Rd(616), Fairview Church Rd(669), Meadow Creek Rd(658), and mud Pike (666); Little River AFD-3 (1,400+ acres) along Indian Valley Rd(787) and Christiansburg West AFD-4 (900+ acres) along Silver Lake Rd(661/662).

The area’s agricultural heritage led to the designation of Riner as a historic district (DHL #60-44). Riner was formed sometime between 1827 and 1853 and was first known as "Five Points" because of the intersection of five roads. It began as an unplanned, apparently spontaneous crossroads community. Later known as Auburn and then Riner, the village was a commercial, religious, and milling center for the large rural community of rolling hills in southwestern Montgomery County. It contains an important rural cluster of buildings collectively and individually exhibiting elements of vernacular architectural forms and ornaments characteristic of the region from 1850 to the 1920’s.

Another important feature of the planning area is the Little River. Because of its relatively unspoiled state, the Virginia Outdoors Plan has recommended its designation as a Virginia Scenic River along the twisting segment from Riner Rd(8) to Indian Valley Rd(787). Seeking this designation would necessitate cooperation among Floyd County on the south bank and Montgomery County on the north bank. Potential sites for recreational usage along the Little River have been investigated by the Montgomery County Parks & Recreation Commission.

WATER & SEWER:

With the exception of the Plum Creek community, the provision of public water and sewer service is limited. Plum Creek enjoys a public water system interconnected to Radford and a public sewer system flowing to the Peppers Ferry regional sewage treatment plant. They are operated by the Montgomery County Public Service Authority (PSA). Riner and Bethel communities have PSA water systems utilizing well water as a source. Viewland (private) and Woodview (PSA) subdivisions along the Mud Pike (666) have small water systems served by wells. The schools in Riner and a number of nearby residences are tied to a small sewage treatment plant operated by the PSA.

Major plans have been developed to extend water and sewer service along the 177 Corridor (Tyler Rd) from Radford to the Bethel interchange on Interstate-81 as part of the Route 177 Corridor Agreement between Montgomery County, Radford and the PSA. The PSA extended a large sewer interceptor along this corridor from Radford to Bethel in 1990. In cooperation with the city, sewage flows to the Peppers Ferry regional plant for treatment. In 1994, the PSA plans to extend a large water main along the corridor. It would interconnect the existing Bethel water system to Radford. The combined result of both projects will be significant future development along the 177 Corridor.

Other PSA plans include expanding sewer service in the Riner community within 5 years and extending a water main out the Mud Pike (666) from Christiansburg within 5-10 years.

TRANSPORTATION:

A number of road projects from Riner/Bethel are in the VDOT 6-Year Secondary Road Plan. Future road projects in approximate order, include:

Smith Creek Rd(675) from Riner Rd(8) to Pilot Rd(615)

• Reconstruct and replace 2 drainage structures

Graysontown Rd(693)

• Replace bridge over Little River

Chrisman Mill Rd(661) from Silver Lake Rd(662) north

• Reconstruct

Sidney Church Rd(606) from Fairview Church Rd(669) to Camp Carysbrook Rd(673)

• Reconstruct

Craigs Mountain Rd(674) east of Rosemary Rd(676)

• Reconstruct

Camp Carysbrook Rd(672/691) from Big Branch Rd(672) to end

• Reconstruct

Meadow Creek Rd(658)

• Reconstruct curve west of Currin Ln(677)

Poff School Rd(601)

• Reconstruct

HOUSING:

By and large it is anticipated that the planning area will continue to experience scattered, low density residential development. The two exceptions are the Plum Creek community along Radford Rd(11) and the 177 Corridor from Radford to Bethel. The key to their development is the provision of public utilities. Plum Creek currently has ample public water and sewer service. The 177 Corridor will have both within 2-3 years. Therefore, it is anticipated that higher density residential development such as apartments, townhouses, mobile home parks, and small-lot subdivisions could occur in both locations. It is important that land use decisions be guided by proper planning. This is especially true for the 177 Corridor.

Limited residential development could occur in Riner once the sewer service is expanded. This community, like Prices Fork, has been designated a Rural Expansion Area. High-density residential development is considered inappropriate for Riner given the size and scale of the community and its historical significance.

Concern over scattered, low density residential development is of importance in the Riner/Bethel Planning Area. Housing goals call for the discouragement of negative development practices that lead to future problems for both homeowners and the County (HO 5.0.0). These practices include "linear subdivisions" formed by the chopping up of continuous lots along a secondary road. Linear subdivisions limit the usefulness of land located behind the row of lots and create a traffic safety problem due to multiple driveways. Because of the planning area’s agricultural significance, such practices have an adverse impact upon environmental goals of retaining prime and important agricultural land in active production and discouraging its conversion to other land uses (EN 2.0.0). Competition between residential and agricultural land uses will escalate in the years ahead.

ECONOMY:

Significant development is projected for the 177 Corridor over the next 5-10 years as a direct result of the provision of ample public water and sewer service. Land within the Corridor is now undeveloped and in the form of a few relatively large landholdings. Few options have been foreclosed. An efficient transportation and utility network can be developed. Compatible land use can be considered. Stormwater can be handled in a comprehensive fashion. With forethought and cooperation, the Corridor can become a future asset to both the County and Radford rather than a liability.

There is the potential for small industry and commercial development to locate in the designated Plum Creek Expansion Area although existing uses and floodplains limit the amount of available land. The gradual upgrading of the area may see existing parcels combined and structures demolished and replaced.

It is anticipated that commercial development through the Riner/Bethel Planning Area will be in the form of neighborhood-oriented or community-oriented businesses grouped at selected locations such as Riner and Pilot.

COMMUNITY FACILITIES:

The Montgomery County Parks & Recreation Commission is working with a residential subdivider on the development of a neighborhood park for the Plum Creek community. They have also investigated the recreational suitability of several sites along the Little River.