Montgomery County

Planning Commission Minutes

8 September 1999

AT A REGULAR MEETING OF THE MONTGOMERY COUNTY PLANNING COMMISSION HELD ON SEPTEMBER 8, 1999 IN COURTROOM B, THIRD FLOOR, COUNTY COURTHOUSE, CHRISTIANSBURG, VIRGINIA:

Mr. Wells, Chair, called the meeting to order, Michael Ewing, established the presence of a quorum.

Present: Malvin Wells, Chair

1. Increase in traffic on Route 114. - noise, pollution, and litter. It is already a dangerous highway and increasing traffic would make it worse.
2. The entrance to the park is in a dangerous locations, only feet from a school entrance and yards from a very busy intersection. Heading west on Rt. 114, it is right over a little incline causing traffic to quickly approach turning vehicles. Heading east, it is hard to see traffic coming over the incline making it unsafe to exist the park. She stated that Route 114 has been named "death road". Occupants in the surrounding area of the mobile home park feel expansion would add to the unsafe traffic conditions already existing.
3. Character of neighborhood.

Ms. Gillespie stated that the owners and occupants of the abutting properties and immediately surrounding properties opposed this request because it would tremendously decrease the value of their property, upset family plans for building residential homes and diminish rural living.

Michael Gay, Gay Engineering, Inc., made a presentation to the Commission. He explained the proposed project expansion. He said R&V would like to combine their property with their current holdings to create a new, expanded mobile home park of 62 units. He reviewed the staff analysis and addressed the location, utilities, traffic and public school issues. Mr. Gay said the expansion meets the Comprehensive Plan and Zoning Ordinance requirements. He said there is a need for housing of this type.

Mr. Bud Neely, Attorney, representing James Radford, addressed the Commission. He stated that both R&V Properties and Massie's Mobile Home Park on Route 114 should be approved or disapproved because both criteria are the same. He said expansion of Sheppard's Park would:

1. Provide affordable housing in a location which Montgomery County has deemed convenient for this type development at prices below current market levels for apartments and single family homes.
2. Expansion would not overload adjoining schools.
3. Granting of the permit would represent the expansion of an existing use and not a new use, and thus would not change the character of the area.
4. The park is located in an urban expansion zone which the County has determined suitable for development of an urban character. In recognition of this fact, the County has taken steps to provide this area with public water and sewer.

Mr. Neely stated that concerns such as road widening and school bus pickup, signage and flashing lights could be addressed by the developer. He said many Montgomery County citizens cannot afford a single family home purchase and must rent. Mr. Neely requested approval of this request.

There being no further comments, Mr. Wells closed the public hearing on the R&V Properties/Sheppard Rezoning and Special Use Permit request.

Mr. Wells opened the public hearing on the Billie D. Massie (Agent: Draper-Aden Associates) Rezoning and Special Use Permit Request.

Mr. Scott showed a video of the area.

Randall Hancock, Draper-Aden Associates, made a presentation to the Commission. He stated that the Massie request had originally been submitted in 1995 to allow 40 new mobile home spaces to be added to the park. At that time, the park was served by a lagoon-type sewage treatment system. Questions were raised about the adequacy of the lagoon to serve the proposed expansion so the Board of Supervisors tabled the request, pending expansion of PSA sewer service in the area. Mr. Hancock said Mr. Massie has helped pursue the Belview Sewer Project, and Massie's Mobile Home Park is now connected to the PSA sewer. He reviewed plans for the expansion. He stated that a shelter for school children could be placed in the park that would allow school buses to come off Route 114 to pick up the children. He also addressed issues on the location of the fire hydrants, VDOT requirements on the deceleration lane from the east, soil erosion and surfacing of the roads. He requested approval of this request.

Mr. Kendall Clay, Attorney, representing Massie's Mobile Home Park and owner of the properties, made his presentation to the Commission. He reviewed the request made in 1995 and said that Mr. Massie had helped pursue the Belview Sewer Project. He said Mr. Massie has owned the park for 21 years and resides there. The park is maintained attractive and a good example for affordable housing. Massie's Mobile Home Park does not affect adjoining properties. Mr. Clay requested the Commission to approve the request for the entire 60 units.

There being no further comments, Mr. Wells closed the public hearing on the Billie D. Massie Rezoning and Special Use Permit request.

Mr. Wells opened the public hearing on the James W. Radford, Jr. Special Use Permit Amendment.

Mr. Scott showed a video of the area.

Michael Gay, Gay Engineering, representing James Radford, presented proposed plans showing that the additional 20 units are to be placed on the site of the existing sewage lagoon, which is to be filled in. He discussed plans for the school bus loading area, dedicated fire line and fire hydrants and maintaining over 15% for a recreational area.

There being no further comments, Mr. Wells closed the public hearing on the James W. Radford, Jr. Special Use Permit Amendment.

Mr. Scott showed a video of the area off Buffalo Street.

Mr. Jack Murphy, Thompson & Litton, made a presentation on the preliminary site evaluation for the proposed Christiansburg Middle School. He stated that the site under consideration is the R.R. Harkrader, Jr. property, which is located at the west end of Buffalo Drive in Christiansburg, Virginia.

Dan Bernado, Montgomery County School Board, spoke on the proposal to build the school on the site. He stated that a plan has been prepared for an analysis of the site but the final plan layout will be different.

Ms. Biggs asked if there is a formula to determine the size of the sewer line needed by the school? Mr. Murphy stated that he would furnish a copy of the formula. Mr. Neumann expressed concern over the intersection of Route 8. He said he does not feel this is an ideal place for school traffic and interstate traffic.

Ms. Ann Rhudy, 2424 Radford Road, spoke. She stated that she is an adjacent property owner and inquired about additional land being acquired. Mr. Murphy stated that the County would contact property owners about this issue.

There being no further comments, Mr. Wells closed the public hearing on the 2232 Review - Christiansburg Middle School.

Jim Martin and Joe Draper stated that they would not participate in discussion or voting on this request due to a potential conflict of interest.

Mr. Powers clarified the Staff recommendations for the two requests on Route 114. Mr. Daub stated that any increase in traffic on Route 114 would be a safety concern for motorists and for the school. He said he is opposed to this request. Mr. Linkous

stated that the analysis by R&V Properties shows the percentage of increase in the number of cars will be low. He said affordable housing is needed in Montgomery County but concern about school bus stop on Route 114 would be a worthwhile project. Mr. Wells stated that affordable housing is needed, but Route 114 is over burdened and relief may be sometime in the future. Mr. Neumann expressed concern over the safety of everyone on Route 114, not just school buses. Mr. Neumann asked if dead-end cul-de-sacs meet the requirement for homes in the mobile home park would not a loop road be better? Mr. Powers stated that this requirement is only required for subdivision lots.

Mr. Neumann said he has concerns over the traffic. He would like to see a commitment from VDOT for improvement on Route 114 before recommending this request. Mr. Ewing also expressed his concern over the Route 114 traffic. Discussion followed.

Jim Martin and Joe Draper stated that they would not participate in discussion or voting on this request due to a potential conflict of interest.

Mr. Linkous stated that Mr. Massie has done all things necessary to make the park more livable and he will support this request. Mr. Wells stated that he couldn't vote against one mobile home request and approve another because of the traffic on Route 114 so he intends to oppose this request.

Discussion followed concerning the issue of traffic on Route 114.

Jim Martin stated that he would not participate in discussion or voting on this request due to a potential conflict of interest.

Discussion followed. Members suggested bringing attention to the Board of Supervisors their safety concern over the Mudpike/Route 8 intersection and the fact that no one (county, town, schools, VDOT) is certain who will address it..

Mr. Powers reviewed the subdivision variance request and said that Mrs. Freda Conner was present to answer any questions.

1. The right of way easement accessing the new lot shall be a minimum of 20 feet in width, the same as required for a family subdivision.
2. The subdivision variance resolution shall be noted on the plat creating the new lot.

As provided by the Commission By-Laws, Mr. Wells appointed Joe Draper, Vice-Chair of the Planning Commission and Don Linkous, Alternate Liaison, to the Town of Blacksburg Planning Commission.

There being no further business, the meeting was adjourned at 9:00 p.m.

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