There were two Joint Public Hearing rezoning items before Christiansburg Town Council on Feb. 3, both relative to residential developments being proposed by Robert Fralin of HouseSmart Development. The one for a friendly boundary line adjustment between the town and county on 171 acres brought not a single additional speaker.
The one relative to just less than 22 acres in the New River Village area off Peppers Ferry filled the room and town’s small municipal parking lot.
Supporters of the rezoning sporting “Yes” name labels and a YouTube video clip were matched by adjacent homeowners opposed to the proposed rezoning because it would provide only one access point. Both groups spoke passionately about their fears, which included potential loss of construction related jobs or diminished neighborhood safety. Both groups shared a vision of the “American Dream” yet articulated what this meant differently.
Sage Lane residents pointed out most of them had purchased their homes because it was a cul-de-sac and therefore saw limited traffic. Children and families use the public road way as community recreation space due to it being a rare and relatively flat area, with front doors set back approximately 25 feet from the street. Most homes have single width driveways so second vehicles are parked on the street, pushing young bike riders and pedestrians toward the center of the roadway. Copies of MLS listings marketing a cul-de-sac location were given to council.
Members of the area Homeowner’s Association indicated they had spoken with town staff and learned “unnecessary” stop signs would not help address traffic concerns, and any type of speed bumps wouldn’t be allowed in Christiansburg. Another speaker said he thought the development could come up with a better design and wait for a stronger economy, indicating there were 385 Christiansburg residential properties currently listed with numerous other developments under construction or already approved.
Opponents repeatedly stressed they were not against future growth or this subdivision or the developer; rather they were opposed to 80 additional homes having access only via Sage Lane and therefore to the subdivision plat as presented for rezoning. A petition against the rezoning, stated to represent about 130 area residents, was also given to the Mayor.
Several licensed realtors and local business owners spoke in support of the rezoning, along with a large contingency of construction tradesmen. A resident from another Fralin development, Windmill Hills, spoke about how responsive the builder had been to his concerns when additional phases were being constructed. His property had been in a cul-de-sac until an adjacent right-of-way provided access to the new construction.
Balzer and Associate staff walked through traffic study results, stating the property had been purchased because it was identified as future residential in the town’s Comprehensive Plan. All plats had been designed to town standards and in a manner which kept the homes affordable and attractive to young professionals and families.
Previously, the Christiansburg Planning Commission had recommended approval, but council voted it down Nov. 20, 2007 due to concerns about traffic feeding onto Peppers Ferry Road. Subsequently, several other area developments along Peppers Ferry have been approved by council.
Fralin stated that he had accepted financial risk and proffered to delay his project until VDOT funding was made available, noting if the rezoning is not granted the property’s value is decreased and will not be in conformance with the town’s Comprehensive Plan. This new residential development is not immediately planned, and is currently expected to begin in 2011 contingent upon economic conditions.
Bids were solicited last spring and VDOT was expected to finalize awards for a three-quarter mile segment of Peppers Ferry Road from the town’s corporate limits at Dominion Drive up to the Little Market in January. Completion of this segment is reported for October 2010.
Most of the initial New River Village and Sage Lane properties sold quickly. The quality and price made them attractive to first time and other buyers. Most saw property sales and closings in 2006, and Fralin purchased the additional 22 acre parcel in January 2007. He stated the only other right-of-ways to this property are contractually restricted for construction use only.
Typical development in Christiansburg has required existing roadways to be tied in to new subdivisions, pushing outward in phases with certain streets or cul-de-sacs becoming feeder roads. This has been typical in other communities as well. The town does not require building sidewalks in new residential developments or installing streetlights. The town has also indicated that if VDOT standards do not require traffic lights, but the town required them as part of a development, Christiansburg could be liable for any resulting accidents.
The Planning Commission will make its recommendation to Town Council on Tuesday, February 17 and a vote on this rezoning is expected that evening.