Review of Montgomery County Plan Documents
Draft - Prepared by Herd Planning & Design, Ltd. - March 25, 2002
INTRODUCTION
As Montgomery County moves into the 21st century, it is seeking ways to enhance
its planning tools to promote sound decision making and investment by both the public
and private sector. Since 1977, with the adoption of its first comprehensive plan,
Montgomery County has recognized the need to plan its future.
A comprehensive plan is especially useful and important in a growing community
where new development creates demands for new services and facilities that are typically
the responsibility of the local government and that are usually funded by tax payers.
The comprehensive plan can help a community anticipate the need for public investment
based on planned land uses. It also guides development to appropriate areas that
will have the services and utilities required to support a particular land use,
and away from areas where other land uses, such as agriculture, are most appropriate.
For private landowners, the comprehensive plan provides some certainty about how
adjoining land will be used. A good comprehensive plan also provides for a balance
of land uses designed to achieve community goals and objectives in a fiscally responsible
manner.
To help Montgomery Country revise its comprehensive plan, Herd Planning & Design,
Ltd. evaluated the following County documents for consistency with the County's existing
Comprehensive Plan:
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2002-2003 Capital Budget,
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Public Services Authority Six Year Capital Forecast,
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Library System Plan (2001-2006),
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Strategic Plan for Economic Development Plan,
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School Enrollment projections (November 2001) and
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School Facility Master Plan (July 2000).
Since these documents help guide public investment, they should be coordinated
with the comprehensive plan to assure that the County is approaching public service
delivery and facility expansions in a manner consistent with the County's planned
growth. The following is a summary of how these documents currently relate to the
comprehensive plan and where there are opportunities to strengthen the coordination
between the new comprehensive plan and other County documents.
FINDINGS
This document is primarily an operational plan for the delivery of library services.
Of the seven categories included in the plan (Facilities, Public Relations, Customer
Service, Technology, Collection, Outreach/Partnerships, Programs), only the Facilities
section of the Plan contains references to the construction of a new library facility
in Eastern Montgomery County, known as the proposed Alleghany Branch library.
There are no real conflicts between the existing Comprehensive Plan and the Library
System Plan since there is very little detail about the land use and fiscal implications
of future library needs in either document. There are opportunities to better
integrate this document with the Comprehensive Plan and to assure the fiscal and
physical needs of the library system are met proactively as growth occurs.
A. Relevant Goals/Policies/Strategies from Comprehensive Plan, Community Facilities
Element, p. 31-32:
1. GOAL CF 1.0.0: Provide adequate public facilities necessary to meet
the needs of an increasing county population.
2. POLICY CF 1.1.0: Develop effective management tools to balance the
need for public facilities with the supply of available funding.
3. STRATEGY CF 1.1.1: Prepare annually a Capital Improvements Program
(CIP) in order to schedule and finance necessary public improvements over a five-year
period.
4. POLICY CF 1.2.0: Continue to explore cooperative arrangements with
neighboring governmental units that would provide necessary public services more
efficiently and more effectively.
5. POLICY CF 1.3.0: New county facilities (schools, libraries, etc) should
be designed to accommodate several functions such as gyms and meeting rooms. Additional
acreage at these sites could also provide recreational open space. These multi-use
facilities could be utilized during the evenings and weekends.
B. Related Goals/Policies from the Library Plan, Facilities Section, p. 6
1. GOAL 3: To build a library for eastern Montgomery County which will enhance
the growth and economic development potential by serving the needs of a growing
community.
2. GOAL 4: To continuously evaluate and adjust space needs relative to service
requirements of the community.
3. OBJECTIVE 5, GOAL 1: To establish a community gathering place within each
facility, by September 2003.
4. OBJECTIVE 3, GOAL 4: To search for new sources for funding for an Alleghany
Branch, beginning January 2002.
C. Comments
1. Assessment: There are no real conflicts between the Library Plan and
the goals and policies of the Comprehensive Plan. However, the Alleghany Branch
library is not identified or specifically anticipated in the current Comprehensive
Plan. The facility is generally supported by Goal CF 1.0 which seeks to provide
adequate facilities for a growing population. The project is identified in the County's
CIP in accordance with Strategy CF 1.1.1 and as, a regional facility supported by
Montgomery and Floyd Counties, is implementing Policy CF 1.2.0.
2. Opportunities for Improved Coordination: The Montgomery-Floyd Library
plan is an example of what is known in some jurisdictions as a service or operational
plan. In some communities, all agencies that deliver public services, such as Parks
and Recreation, Fire and Rescue, and the Sheriffs Office, have these types of plans.
The best of these plans provide clear standards for service delivery that can be
used to measure how well a community is meeting existing needs and what improvements
need to be provided to address service deficits and anticipate future needs. Sometimes
such service plans are formally adopted as elements of the jurisdictions comprehensive
plan. The County should consider this option.
The Comprehensive Plan and agency service plans overlap in three key areas: (i)
identifying future service needs (what new facilities are needed), (ii) determining
how these needs will be met (where should facilities be constructed, how much space/land
is needed) and (iii) determining how new facilities will be funded. More detail
is needed in both types of documents to fully address these issues and the related
goals and policies. Such detail might include the following.
a. Projections of future need: The Montgomery County Comprehensive Plan
can provide important information about future growth to agencies that provide services
to the public. Since the Comprehensive Plan identifies future growth areas, service
agencies can determine where service improvements or modifications will most likely
be needed. The more detailed the Comprehensive Plan, the more useful it becomes
as a planning tool for agencies delivering services. In turn, the service or agency
plans become valuable tools for budgeting.
To further link the Comprehensive Plan to the provision of services, Montgomery
County could evaluate the feasibility of using the four geographic planning areas
for service agency planning. The four planning areas may be useful as a common basis
for forecasting future needs and sharing data between agencies. This would be particularly
useful if the planning area boundaries coincide with census tracts or other data
sets that may be used to project population growth. The Planning Department could
provide area specific population forecasts based on projected build-out or population
estimates that could be used to estimate facility or programming needs for a particular
area of the County. (At the least, geographic service areas should be defined for
each type of service and then these areas should be made to coincide as much as
is practical).
b. Service and Facility Standards: Plans developed by public service agencies
often include a measurable service standard to assess how well a community is meeting
existing needs and how the service will need to be expanded or modified for future
growth. For example, a library board may adopt a goal of providing 1.0 square feet
of library space per resident. Using population estimates and forecasts, as well
as the location of expected growth and the location and size of existing facilities,
a community can project how much additional library space is needed to meet its
service goals and where it should be located. Information about projected needs
and existing deficits can be included in a comprehensive plan and considered both
during the CIP process and as private development applications are considered. Library
space standards are defined by the state as a guide for localities, but may be tailored
to fit the particular needs of each community.
Additionally, as a land use document, the comprehensive plan should address how
public facilities are to be physically located in the community. For example, if
the County wants libraries to be multi-purpose community based facilities, located
primarily in residential areas, both the Library Plan and the Comprehensive Plan
should include this information. A service agency plan may provide even more detail,
describing desirable site and facility sizes and characteristics.
c. Funding: Many public agencies are seeking new or additional funding sources
for public improvements. Counties in Virginia frequently receive voluntary proffers
of cash or land for public facilities when a property is rezoned. These proffers
are intended to help offset the demand for services generated by the new development.
To successfully evaluate development proffers, the County must have a clear picture
of projected needs. The comprehensive plan and agency service plans can provide
this information. Similarly, these plans can be used during the CIP process to set
budgeting priorities.
This four year strategic plan for Economic Development Activities in Montgomery
County includes four major elements: Workforce Development, Product Development,
Business Development and Recruitment Development. It provides an overview of the
forces shaping economic development nationally and regionally and how these forces
affect the local economy, work force and business development opportunities. The
report emphasizes how technology and the global economy have changed the work
place and how Montgomery County can best position and market itself with respect
to emerging industries. It also provides strategies for protecting, retaining
and growing existing local businesses and industries. While the majority of the
document is focused on marketing, recruitment and training initiatives, there
are recommendations that have implications for land use and development that should
be addressed as the Comprehensive Plan is reviewed.
A. Relevant Goals/Policies/Strategies from Comprehensive Plan, Economy Element,
p. 27-29:
1. GOAL EC 1.0.0: Promote and develop the economy of the New River Valley
to its fullest potential while diligently preserving our high environmental quality
and unique cultural environment.
2. POLICY EC 1.1.0: The County, Blacksburg and Christiansburg should continue as
a major force of economic development for the New River Valley. The projected regional
population growth for the years 1990-2000 is +10,000 for the region of which +7,500
is for Montgomery County.
3. STRATEGY EC 1.1.2: Encourage economic diversification in order to help accommodate
the projected population growth for the County and to help provide employment for
all county citizens.
4. POLICY EC 1.2.0: Provide economic opportunity in quality industry for all county
residents.
5. STRATEGY EC 1.2.1: Attract new industrial development that can both utilize
initial labor force skills and upgrade those skills with job experience and training.
In this way employees can develop breadth and flexibility in their skills and also
acquire a willingness to learn new skills over the long term.
6. STRATEGY EC 1.2.2: Work with existing industry and educational institutions
to upgrade literacy and labor force skills in order to raise job productivity. Continual
training is an essential ingredient for greater worker responsibility and commitment.
7. POLICY EC 1.3.0: Encourage the development of start-up companies, entrepreneurial
activities, small firms, corporate laboratories, or groups, and various specialized
firms, which benefit residents of the County by cooperating with other existing
resources and encouraging regional economic development.
8. POLICY EC 1.4.0: Encourage positive trends in commercial and industrial development.
9. STRATEGY EC 1.4.1: Support the redevelopment and diversification of existing
commercial areas throughout the County by encouraging additional parking, landscaping,
benches, etc.
10. STRATEGY EC 1.4.2: Encourage the planned commercial and industrial development
of the 460 Corridor Area in order to provide compatible growth, retain important
environmental qualities, and meet the needs of residents.
11. POLICY EC 1.5.0: Work to retain high quality of life. A good balance between
urban and rural areas should be continued.
12. STRATEGY EC 1.5.1: Designate land for both urban expansion and open space.
Water and sewer should be extended to those areas designated for urban expansion.
13. STRATEGY EC 1.5.2: Develop and promote local and regional industrial parks
and coordinate recreational opportunities with facility development.
14. POLICY EC 1.6.0:The County, Blacksburg and Christiansburg should identify and
when appropriate procure additional industrial land.
15. STRATEGY EC 1.6.1: The County, Blacksburg and Christiansburg should provide
necessary infrastructure and the appropriate zoning for future industrial sites
to help in the marketing and development of such areas.
16.POLICY EC 1.7.0: Study and promote non-manufacturing forms of economic development
such as agriculture, tourism, and retirement that take advantage of the County's
scenic beauty and excellent access via Interstate-81.
B. Related Goals/Policies from the Draft Strategic Plan for Economic Development
1. Objective 2 for Product Development, p. 12: To develop new ready to go Industrial
Product in Montgomery County, including shell buildings.
2. Objective 3 for Product Development, p. 12: Increase Broadband Telecommunications
in Montgomery County.
3. Strategy 1 for Product Development, p. 12: To expand the main Industrial Parks
available Industrial property including: Falling Branch Industrial Park, Christiansburg
Industrial Plan, Blacksburg Industrial Plan; and develop a new shell building in
Christiansburg.
4. Strategy 7 for Product Development, p. 13: To encourage the development of industrial
property in the three localities comprehensive plans.
5. Strategy 8 for Product Development, p. 13: To partner with telecommunications
and other utility providers to ensure Montgomery County has available to it the
latest infrastructure.
6. Marketing and Recruitment Objective 1, p. 24: To attract to Montgomery County
those target industries defined earlier. (These include Transportation: aircraft,
automotive, and truck component and development and manufacturing; Biotechnology:
Biotech/Biomed research, pharmaceutical research, development, and manufacturing;
Information Technology: Component research, development and manufacturing, telecommunications,
fiber-optics and electronic sub-components)
7. Marketing and Recruitment Objective 2, p. 24: To focus on those Existing Industry
Clusters, with a high tech component, in order to attract similar firms to the region.
Examples include transportation, rubber and plastics, machinery, except electrical,
and electrical and electronic equipment.
8. Marketing and Recruitment Objective 3, p. 24: To increase the assessed valuation
of Commercial and Industrial Real Estate to 30% from 19% and decrease the assessed
valuation of residential real estate to 70% from 81%
C. Comments
1. Assessment: There are no obvious policy conflicts between the County's
existing Comprehensive Plan and the Economic Development Draft Strategic Plan. However,
many of the goals and strategies listed in the existing Comprehensive Plan would
be more appropriately located in the Economic Development Plan. In fact, several
of these policies are addressed in some form in the draft plan. The Comprehensive
Plan should be updated to reflect the County's desire to attract the types of industries
listed in the draft Economic Development Strategic Plan, to provide upgrades in
the telecommunications network and utilities serving the County that are consistent
with the regions recently adopted policies for telecommunications, and to identify
and designate additional land for non-residential development in appropriate locations.
Vague policies should be deleted or revised to give sufficient guidance for reviewing
development applications for non-residential development. Also, the Zoning Ordinance
should be evaluated to assure that the targeted industrial uses would be permitted
in the County. For the Economic Development Strategy document, it would be useful
to provide a map showing the location of the County and any industrial parks referenced
in the plan. It would also be beneficial to have a map of proposed and existing
commercial areas (retail, office and industrial) in the County.
2. Opportunities for Improved Coordination: The Economic Development Strategy
and the current Comprehensive Plan would be greatly enhanced by updated descriptions
of existing economic centers in the County, particularly if these are to be the
focus of future development activity. A complete marketing and economic development
strategy for the County should include identification of key areas or key corridors,
with a description of the type of development envisioned along corridors or in areas
identified as centers for economic development. To appropriately direct the infrastructure
investment required by high tech industries (such as fiber optic cable extensions
and broadband communications), the County should focus on a few key areas or corridors
that currently meet the needs of these types of industries or that are appropriate
for such uses. Economic Development staff could work with planning staff to identify
the site specific infrastructure needs of the targeted industries as a means of
determining which areas of the County are most suited to these industries. Further,
forecasts can be made of jobs in each industrial sector and an estimate made of
building and land capacity necessary to accommodate forecasted employment growth.
This information will assure that the updated Comprehensive Plan identifies sufficient
acreage for future industrial development. Similarly, the County should determine
if there will be additional demands for commercial retail development, based on
projected growth, that should be accommodated in the land use policies of the Comprehensive
Plan. As with Libraries (and other services as well), it could be beneficial for
the County to formally adopt the EDSP as an element of the Comprehensive Plan.
Montgomery County recently contracted with DeJong & Associates to provide a
Facility Master Plan Report (July 2000) and Enrollment Projections Report (November
2001) for its public schools. The projected enrollment report contains 10-year forecasts
for each school strand: Auburn, Blacksburg, Christiansburg and Shawsville. The school
population forecasts were developed based on the cohort survival method. The consultants
took into account births and historical enrollment figures to age the student population
as it enters and/or moves through each grade over the next 10 years. The consultant
did not use projected students per household to forecast student population since
the number of housing permits issued since 1997 has decreased faster than the student
enrollment has declined. The most likely enrollment projections, suggest that student
population will range over the next 10 years from a low of 9,053 (2005-2006) to
a high of 9,244 (2011-12). Student enrollment is projected to increase steadily
in the Auburn and Christiansburg strands, and decline steadily in the Blacksburg
and Shawsville strands.
The Facility Master Plan includes a detailed inventory and analysis of existing
school facilities and provides recommendations for upgrading facilities that do
not meet current standards. The Facility Master Plan includes the following standard,
derived from recent construction nationwide, to assess school facilities in Montgomery
County:
Elementary School: 100 to 300 sq. ft. per student
Middle School: 120 to 150 sq. ft. per student
High School: 150 to 200 sq. ft. per student
Suggested Site Size Standards used in the Facility Master Plan are as follows:
Elementary School: 10 useable acres plus one acre for every 100 students
Middle School: 20 useable acres plus one acre for every 100 students
High School: 30 useable acres plus one acre for every 100 students
The information in the School Facility Plan was used to develop the list of school
projects included in the County's 5-year Capital Budget (CIP) document. Only one
new school, Christiansburg Middle School, is proposed for construction in the Capital
Budget. Construction is proposed for FY 02. The CIP also includes 11 other school
renovation/ expansion projects over the next 5 years.
A. Relevant Goals/Policies/Strategies from Comprehensive Plan, Community Facilities
Element, p. 31-32:
1. GOAL CF 1.0.0: Provide adequate public facilities necessary to meet the
needs of an increasing county population.
2. POLICY CF 1.1.0: Develop effective management tools to balance the need
for public facilities with the supply of available funding.
3. STRATEGY CF 1.1.1: Prepare annually a Capital Improvements Program (CIP)
in order to schedule and finance necessary public improvements over a five-year
period.
4. POLICY CF 1.3.0: New county facilities (schools, libraries, etc) should
be designed to accommodate several functions such as gyms and meeting rooms. Additional
acreage at these sites could also provide recreational open space. These multi-use
facilities could be utilized during the evenings and weekends.
B. Related Goals/Policies from the Facility Master Plan, Vision Statement, p.4
1. STATEMENT 2: The MCPS will be adequately and responsibly funded and supported
by the citizens of Montgomery County.
2. STATEMENT 6: All schools will serve as community centers.
C. Comments
1. Assessment: There are no real conflicts between the School Facility Plan
and the goals and policies of the Comprehensive Plan. Specific school improvements
and new school construction are not addressed in the current Comprehensive Plan.
New school facilities and school improvements are generally supported by Goal CF
1.0 which seeks to provide adequate facilities for a growing population. Proposed
school projects are identified in the County's CIP in accordance with Strategy CF
1.1.1. The document should include a map identifying the location of existing and
proposed schools.
2. Opportunities for Improved Coordination: The School facility plan provides
specific site standards and per pupil standards that can be used to measure existing
school deficiencies and to anticipate future needs. It may be appropriate to incorporate
the school site standards into the Comprehensive Plan for use during review of large
scale rezoning applications that might result in a proffer of land for a school
site. Additionally, if the County is to implement the portion of the school vision
statement seeking to have schools act as community centers, the comprehensive plan
should address locational criteria for schools.
The size and function of school facilities can also have community design and land
use implications. A high school serving 2000 students may be too large to fit comfortably
in some residential communities without careful planning. Building design also has
land use implications. For example, a one-story structure requires a larger site
than a multi-story structure. Further, site design characteristics (such as pedestrian
accessibility) will determine whether a school is effectively integrated with its
surrounding neighborhoods.
The four geographic planning areas identified in the Comprehensive Plan should
be evaluated to determine how they relate to the four school strands, based on school
districts. The four planning areas may be useful as a common basis for forecasting
future needs and sharing data with public school officials. In addition to current
funding sources available for public school construction, Counties in Virginia frequently
receive voluntary proffers of cash or land for public schools during the rezoning
process.
The Code of Virginia, Section 15.2-2239 states that a local planning commission
may, and at the direction of the governing body shall, prepare and revise annually
a capital improvement program based on the comprehensive plan of the locality for
a period not to exceed the ensuing five years.… This is one of the most important
budgeting and planning tools available to local government. The capital improvement
program (CIP) is a five year plan identifying how public resources should be allocated
to meet public demands to construct, repair, upgrade or replace public facilities
such as schools, libraries, parks, etc. The CIP includes cost estimates for each
facility, the proposed source of funding and a schedule for completing proposed
improvements. This document is used to develop the annual Capital Budget document.
Montgomery County's CIP for FY 2002-2006 includes 18 projects, totaling $56,483,347.
The 12 projects proposed by the County's school system accounts for approximately
80% of the proposed expenditures. Expenditures for operation and maintenance are
not included in the CIP.
A. Relevant Goals/Policies/Strategies from Comprehensive Plan, Community Facilities
Element, p. 31
1. GOAL CF 1.0.0: Provide adequate public facilities necessary to meet the
needs of an increasing county population.
2. POLICY CF 1.1.0: Develop effective management tools to balance the need
for public facilities with the supply of available funding.
3. STRATEGY CF 1.1.1: Prepare annually a Capital Improvements Program (CIP)
in order to schedule and finance necessary public improvements over a five-year
period.
B. Related Goals/Policies from the CIP
1. CAPITAL IMPROVEMENT BUDGET POLICY 1: The County will consider all capital improvements
in accordance with an adopted capital improvement program.
2. CAPITAL IMPROVEMENT BUDGET POLICY 2: The County will develop a five-year plan
for capital improvements and update each annually.
C. Comments
1. Assessment: The relevant CIP goals and the Comprehensive Plan goals do
not conflict. The County's CIP process requires that all proposed CIP projects be
reviewed for conformity with the Comprehensive Plan. Since the current comprehensive
plan makes very few specific recommendations for capital facilities improvements,
the plans broad Community Facility goals are used to evaluate projects. It would
be very useful to provide a map in the Comprehensive Plan showing the location of
all existing and proposed public facilities. This map can serve as a guide to evaluate
both CIP projects and projects that must be evaluated for conformity with Section
15.2-2232 of the State Code. A map indicating the location of CIP projects would
also be useful.
2. Opportunities for Improved Coordination: The Comprehensive Plan and CIP
are powerful land use and fiscal planning tools. As the County undertakes its Comprehensive
Plan revision, there is an opportunity to increase the level of detail in the Comprehensive
Plan to accurately project future public facility needs. If the County's planning
areas become the basis for service planning, public facilities needs can be identified
and planned on a sub-area basis. The use of cash proffers as a funding option for
new facilities would also require a realistic and defensible assessment of future
public needs. Phasing policies or other mechanisms aimed at guiding development
to the most appropriate areas at the most appropriate time would also allow the
County to grow in an affordable manner. While the CIP document identifies immediate
(5 year) investment priorities for the County, a more detailed comprehensive plan
can be used to develop a longer term (10-20 year) public investment strategy. It
also becomes an important tool for identifying what, if any, facilities may be partially
funded through development proffers.
The Montgomery County Public Service Authority capital forecast identifies the
timing of funding for water and sewer improvements proposed to occur in the five
year period from FY 01-02 to FY 05-06. The five year capital forecast is a budgeting
rather than a planning tool and does not include specific goals and policies for
utility extensions and improvements. The PSA plan includes 12 proposed sewer projects
and 15 proposed water projects. The majority of these projects are maintenance of,
or upgrades to, existing facilities. Six of these projects are major sewer and water
investments.
While these projects are not described in the PSA capital forecast, they are described
in the County's Comprehensive Plan. In 1999 and in January 2002, the County amended
the Comprehensive Plan to include a list of 26 sewer and water projects for informational
purposes. These projects are listed in Appendix A. The descriptions in the Comprehensive
Plan text are technical in nature. The Plan notes that each specific project must
be evaluated for compatibility with the Comprehensive Plan.
A. Relevant Goals/Policies/Strategies from Comprehensive Plan, Water and Sewer
Element, p. 15-16:
1. GOAL WS 1.0.0: Provide public water and sewer systems that are cost effective
and necessary to protect the health and safety of county residents and that promote
economic development of the county.
2. STRATEGY WS 1.1.1: Use the recommendations of the Countywide Study (as revised)
as guidelines in the construction of new public water and sewer systems and the
expansion of existing systems. The objectives of the Countywide Study include:
Provide a planning document to aid in the yearly budget process for capital
expenditures.
Provide plans for developing the infrastructure for orderly economic growth
and industrial development.
Provide a means of supplementing the Comprehensive Plan in order to direct
growth, allow for the economic provision of water, and waste water services
to growth areas.
3. STRATEGY WS 1.2.4: Adopt a mandatory connection policy to require new development
within a reasonable distance of a public water and sewer system to connect to
the public system. Moreover, existing development within a reasonable distance
of a public water and sewer system shall be encouraged to connect to the public
system when such connections will result in a more cost effective system.
4. POLICY WS 1.3.0: Cooperative water and sewer arrangements with neighboring
governmental units are encouraged whenever such arrangements are cost effective,
necessary to protect the health of county residents and consistent with county,
town and city comprehensive plans.
B. Relevant Goals/Policies/Strategies from the PSA Five Year Capital Forecast
There are no specific goals or policies in the PSA Five-Year Capital Forecast.
The major projects proposed in the five year forecast are as follows:
1. Sewer Projects:
a. Lower Slate: The Lower Slate Branch Interceptor extends from the existing Stroubles
Creek Interceptor to the unnamed tributary of Slate Branch that flows from the Corning
Site. The Lower Slate Branch Interceptor will consist of 10,000 L.F. of 18"
sewer and 9,800 L.F. of 21" sewer. Individual service areas that will connect
to the interceptor will require additional facilities and are evaluated separately.
b. Route 177 Improvements: Expansion of sewer service into the Route 177 corridor.
c. Ellett Valley (Sewer): No description except mention of sewer service in Ellett
Valley Water improvement discussions.
2. Water Projects:
a. Prices Fork Water: This would consist of waterline improvements between the
Prices Fork and Longshop communities. A new 350,000 gallon water storage tank would
be constructed on Route 655 and the existing Prices Fork tank would be abandoned.
A waterline extension would be made from Prices Fork to the Blacksburg corporate
limits along Prices Fork Road. A line extension south from the 12 water main on
Prices Fork Road at the Corporate Limits could be made to connect the Merrimac system.
This would provide the primary feed to Merrimac. Growth along the Route 657 corridor
is not expected to be significant. However, the project will greatly enhance system
reliability for the PSA. Replacement of inadequate 2 lines in the existing system
would boost water pressure and allow fire protection to be provided to existing
and future customers along these roads. This project also includes the interconnection
of the Merrimac and Merrimac/Midway systems for added reliability.
b. Ellett Valley Water: Access from the southeast portion of Blacksburg has been
improved with the extension of Nellies Cave road to Route 723 near Country Club
Estates. The 6" water main could then be extended south along Route 723 to
Ellett and eventual loop back to Town along Route 603 to the industrial park area.
Since the Blacksburg system is much higher in elevation, several pressure reducing
stations would be required. The customer base for this type of expenditure does
not appear to be available in the next 20 years. However, more rapid growth may
be realized if the new "smart highway" is constructed through the area.
Providing water and sewer infrastructure would also enhance the residential growth
in the area.
c. Mudpike to Woodview: An extension of the existing Christiansburg water main
of approximately 500 feet from Heritage Place would permit service to residential
development along Mudpike Road and to the Viewland subdivision, which is currently
served by a private system. Adequate storage is provided by the Christiansburg 1.5
MG tank. Mudpike Road from Viewland to Woodview has scattered residential development.
The PSA operates a small water system serving 13 customers at Woodview. Service
to this area could be provided by an 8" water main extension from Christiansburg
through Viewland.
C. Comments
1. Assessment: Montgomery County has established policies and criteria
for Urban and Rural Expansion Areas, Rural Areas, Agricultural Areas and Conservation
Areas and mapped their locations. It appears that several of the proposed sewer
and water line improvements cross or expand identified urban and rural service areas.
This is inconsistent with the comprehensive plan and weakens the County's ability
to guide development to the most appropriate locations.
2. Opportunities for Improved Coordination: Since growth and development
usually follow sewer and water lines, utility extensions should be carefully controlled
to implement the desired development plan outlined in a communitys comprehensive
plan. The extension of sewer and water facilities is also used as a means of phasing
development to direct public investments to identified areas. Ideally, major sewer
and water improvements should be proposed in areas identified for development and
should occur as development is occurring. Uncoordinated and scattered development
may result if sewer and water improvements occur too far in advance of demand. This
in turn can lead to an inefficient pattern of public investment and service delivery.
It can also preclude development of land for its most valuable and appropriate use.
To guide development to desired locations, utility line extensions, except in the
case of an existing public health hazard, need to stay within defined service boundaries.
Sewer and water lines should not be extended to promote growth in an area unless
that area is planned for levels and types of development that require sewer and
water service. As the new comprehensive plan is developed, the list of proposed
sewer and water improvements needs to be re-evaluated to be sure that the proposed
improvements properly implement plan policies.
APPENDIX A
The following 26 water and sewer projects were incorporated into the 1990 Comprehensive
Plan as an informational resource on the engineering feasibility with the approval
of a plan amendments in August 1999 and January 2002.
MT. TABOR PLANNING AREA (1 project)
Ellett Valley (Water)
Access from the southeast portion of Blacksburg has been improved with the extension
of Nellies Cave road to Route 723 near Country Club Estates. The 6" water main
could then be extended south along Route 723 to Ellett and eventual loop back to
Town along Route 603 to the industrial park area. Since the Blacksburg system is
much higher in elevation, several pressure reducing stations would be required.
The customer base for this type of expenditure does not appear to be available in
the next 20 years. However, more rapid growth may be realized if the new "smart
highway" is constructed through the area. Providing water and sewer infrastructure
would also enhance the residential growth in the area.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
SHAWSVILLE / ELLISTON PLANNING AREA (2 projects)
Lafayette Distribution System (Water)
[No text. See "Water Systems Map 6"]
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
Brake Branch (Sewer)
The Brake Branch sewer service area is located along Secondary Route 631 and Brake
Branch east of Elliston. The facilities required to provide public sewer service
to the area consist of 3,800 L.F. of 4" gravity sewer line. This line will
discharge flow to an existing Elliston gravity sewer along Secondary Route 631.
It will serve an existing trailer park.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
RINER/BETHEL PLANNING AREA (7 Projects)
Riner Expansion (Sewer)
Expand and upgrade as necessary the existing Riner wastewater treatment plant from
35,000 gpd to 100,000 gpd. Major features of the plant expansion and upgrade would
include preliminary treatment, new aeration tank, new clarifiers, new ultra-violet
disinfection system, new aerobic sludge digestion tank, sludge disposal at Elliston-Lafayette
plant, new blowers, existing plant rehabilitation and a standby generator. Expansion
costs for the Riner plant have been included in the total project cost for the construction
of the new elementary school.
Source: "PER Riner Sewer System" Gerald Mabry P.E., Utilities Engineer
April 1, 1996.
Christiansburg to Viewland (Water)
An extension of the existing Christiansburg water main of approximately 500 feet
from Heritage Place would permit service to residential development along Mudpike
Road and to the Viewland subdivision, which is currently served by a private system.
Adequate storage is provided by the Christiansburg 1.5 MG tank.
Source: "Comprehensive Water and Wastewater Study" Anderson & Associates
Nov. 24, 1993; "Mud Pike Area Water Agreement" Sep. 24, 1994".
Route 666/658 (Sewer)
A proposed pump station on Route 658 in the vicinity of Sowers Mobile Home would
connect by force main to the existing force main under Interstate-81.
Source: "Comprehensive Water & Wastewater Study "Anderson & Associates
Nov. 24, 1993; "Per Route 177/Radford Community Hospital Utility Extensions"
Anderson & Associates Feb. 17, 1995.
Bethel-Plumb Creek (Water)
Construct of an 8" water line from the Bethel system along Route 600 to the
Plum Creek system. Potential for residential or commercial development along this
route is not considered high. However, the interconnection would increase overall
system reliability.
Source: "Comprehensive Water and Wastewater Study" Anderson & Associates
Nov. 24, 1993.
Viewland-Woodview (Water)
Mudpike Road from Viewland to Woodview has scattered residential development. The
PSA operates a small water system serving 13 customers at Woodview. Service to this
area could be provided by an 8" water main extension from Christiansburg through
Viewland.
Source: "Comprehensive Water and Wastewater Study" Anderson & Associates
Nov. 24, 1993; "Mud Pike Area Water Agreement" Sep. 24, 1994".
Mudpike-Alternative 1 (Sewer)
Provide service to the Mudpike corridor and Viewland subdivision. The facilities
required to provide public sewer service to the area for Alternative 1 consist of
9,000 L.F. of 8" sewer, a 160 gpm pump station located south of Route 666,
and an 80 gpm pump station serving the Viewland Subdivision. The Viewland pump station
would discharge through 2,700 L.F. of 4" force main to the Mudpike sewer. The
Mudpike pump station would discharge through 2,800 feet of 6" force main to
a new 8" gravity sewer connecting to the Route 661/11 Alternative 2 sewer near
Route 11. The existing wastewater agreement between the Town and County requires
construction of the Alternative 2 sewer in order to serve the Mudpike area.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
Plum Creek-Route 11 (Sewer)
The U.S. 11 service area begins at the intersection of U.S. 11 and Route 604. It
extends approximately 2,200 L.F. east along U.S. 11 and 1,000 L.F. east along Route
604. Portions of the service area are located within the area designated for urban
expansion. The facilities that will be required to provide public sewer service
to the area consist of 3,200 L.F. of 8" gravity sewer. The sewer will discharge
flow to the existing 8" gravity sewer at the intersection of U.S. 11 and Route
604. The existing system flow is nearing the currently allocated treatment capacity
of 73,000 gallons per day. Additional treatment capacity may need to be purchased
prior to implementation of this alternative.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
PRICES FORK/BELVIEW PLANNING AREA (11 projects)
Prices Fork/Longshop/McCoy Water System Phase 1 (Water)
Upgrade consists of a pump station at RAAP, connecting line to Prices Fork, and
improvements to the existing Prices Fork distribution system. Approximately $290,000
would be associated with improvements within the RAAP compound. Adding $250,000
to the budget will allow for construction of a new 200,000 gallon water storage
tank at Prices Fork, thus providing additional fire flow capabilities.
Sources: "PER Prices Fork/Longshop/McCoy Water System Improvements" Anderson
& Associates Nov. 10, 1995; "Addendum to PER Prices Fork/Longshop/McCoy
Water System Improvements; Radford Army Ammunition Plant Drinking Water System Hydraulic
Study" Anderson & Associates July 28, 1998.
Route 737 (Sewer)
The Route 737 service area is located along Route 737 in the southwestern portion
of the Prices Fork Community. The area drains to a depression west of Route 737.
The facilities required to provide public sewer service to the area consist of 9,000
L.F. of 8" sewer and an 80 gpm pump station located west of Secondary Route
737. The pump station will discharge flow through 1,700 L.F. of 4" force main
to a new 8" gravity sewer that will connect to the existing collection system
that services the Montgomery Farms Subdivision.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
Route 685 (Sewer)
The Route 685 service area includes the area around Prices Fork Elementary School
and the area along Route 685 from the school west to Route 652. The area drains
to Stroubles Creek. An 8" gravity sewer was recently constructed to serve the
school. Additional facilities required to provide public sewer service to the area
consists of 4,400 L.F. of 8" sewer. The sewer will discharge flow to the existing
collection system serving the Montgomery Farms Subdivision.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
Route 654 (Sewer)
The Route 654 service area includes the area along Route 654 north of its intersection
with Route 685. The are4a drains to an unnamed tributary of Big Run, which is a
tributary of Toms Creek. The facilities required to provide public sewer service
to the area consist of 1,200 L.F. of 8" sewer and an 80gpm pump station located
west of Route 654 and north of Route 685. The pump station will discharge flow through
800 L.F. of 4" force main to the Prices Fork School sewer line. Providing service
to the area is dependent on installation of public sewer service to the Prices Fork
Route 685 service area.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
Route 653 (Sewer)
The Route 652 service area is located along Route 652 in the northwestern portion
of the Prices Fork Community. The area drains to an unnamed tributary of Big Run,
which is a tributary of Toms Creek. The facilities required to provide public sewer
service to the area consist of 1,700 L.F. of 8" sewer and an 80 gpm pump station
located east of Route 718 and north of Route 652. The pump station will discharge
flow through 1,700 L.F. of 4" force main to the prices Fork School sewer line.
Providing service to this area is dependent on the installation of public sewer
service to the Prices Fork Route 685 alternative service area.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993
Mountain View (Sewer)
This area is physically located within the Prices Fork Planning Area. However,
it would be served by the Lower Slate Branch Interceptor and a discussion of the
area was included with the Slate Branch Interceptor serving Mid-County.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
Price Mountain/Oilwell Rd Waterline (Blacksburg Agreement) (Water)
Blacksburg agrees to provide to the PSA a maximum of:
216,000 gpd for Merrimac Community
57,900 gpd for Prices Mountain Northeastern Slope
46,500 gpd for Prices Mountain Foothills
18,000 gpd for Prices Mountain Middle Slope
1,500 gpd for Prices Mountain Northwestern Slope
Source: "Amendment to Water Purchase Contract Merrimac Area" July 1,
1998.
Prices Fork/Longshop/McCoy Water System Phase II (Water)
Phase II would consist of waterline improvements between the Prices Fork and Longshop
communities. A new 350,000 gallon water storage tank would be constructed on Route
655 and the existing Prices Fork tank would be abandoned. A waterline extension
would be made from Prices Fork to the Blacksburg corporate limits along Prices Fork
Road.
Source: "PER Prices Fork/Longshop/McCoy Water System Improvements" Anderson
& Associates Nov. 10, 1995.
Price's Mountain Sewer Line (Blacksburg Agreement) (Sewer)
Blacksburg agrees to accept from the PSA a maximum of:
77,200 gpd from Prices Mountain Northeastern Slope
62,000 gpd from Prices Mountain Foothills
24,000 gpd from Prices Mountain Middle Slope
2,000 gpd from Prices Mountain Northwestern Slope
Source: "Prices Mountain Sewer Service Agreement" July 1, 1998
Merrimac - Prices Fork (Water)
A line extension south from the 12 water main on Prices Fork Road at the Corporate
Limits could be made to connect the Merrimac system. This would provide the primary
feed to Merrimac. Growth along the Route 657 corridor is not expected to be significant.
However, the project will greatly enhance system reliability for the PSA.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
Merrimac Looping (Water)
Replacement of inadequate 2 lines in the existing system would boost water pressure
and allow fire protection to be provided to existing and future customers along
these roads. This project also includes the interconnection of the Merrimac and
Merrimac/Midway systems for added reliability.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
MID-COUNTY PLANNING AREA (5 projects)
Slate Branch (Sewer)
The Lower Slate Branch Interceptor extends from the existing Stroubles Creek Interceptor
to the unnamed tributary of Slate Branch that flows from the Corning Site. The Lower
Slate Branch Interceptor will consist of 10,000 L.F. of 18" sewer and 9,800
L.F. of 21" sewer. Individual service areas that will connect to the interceptor
will require additional facilities and are evaluated separately.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
Rolling Hills (Sewer)
The Rolling Hills sewer service area contains the Rolling Hills Subdivision. It
is located on Route 114 west of the Belmont Farms Subdivision. The facilities that
required to provide public sewer service to the area consist of 5,200 L.F. of 8"
sewer. The sewer will discharge flow directly to the existing Crab Creek wastewater
treatment plant.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
Belmont Estates (Sewer)
The Belmont sewer service area is located north of Route 114 adjacent to the Christiansburg
Corporate Limits. The area contains the Belmont Trailer Park. The facilities required
to provide public sewer service to the area consists of 4,800 L.F. of 8" sewer.
The sewer will discharge flow to the Lower Slate Branch Interceptor. This system
could allow the Belmont Pump Station in Christiansburg to be abandoned in the future.
Source: "Comprehensive Water & Wastewater Study" Anderson & Associates
Nov. 24, 1993.
Rolling Hills West (Sewer)
The Rolling Hills West sewer service area consists of the western portion of the
Rolling Hills Subdivision which will not flow by gravity to the Crab Creek treatment
plant. The facilities required to provide public sewer service to the area consist
of 3,200 L.F. of 8" sewer and an 80 gpm pump station located on an unnamed
tributary of Crab Creek. The pump station will discharge flow through 3,000 L.F.
of 4" force main to the collection system installed for the main portion of
the Rolling Hills Subdivision. Providing service to this area is dependent on installation
of the facilities for the Rolling Hills sewer service area.
Source: "Comprehensive Water and Wastewater Study" Anderson & Associates
Nov. 24, 1993
Smart Road/Jennelle Road Waterline (Blacksburg Agreement) (Water)
Blacksburg agrees to provide to the PSA a maximum of 100,000 gpd for customers
within the Jennelle Rd and Yellow Sulphur Rd service area. Blacksburg also agrees
to provide to the PSA all the water required by the Virginia Department of Transportation
(VDOT) to be used by VDOT in its smart highway test bed.
Source: "Jennelle Road and Yellow Sulphur Road Water and Sewer Agreement"
July 1, 1998.
©Montgomery County Department of Planning
Last Updated: 5 January, 2003
Comments and suggestions should be sent to the Planning Department
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