Sustainable Development of Forestlands Project

Model Development: Sustainable Forestland Development for Family and Standard Residential Subdivisions

Two model subdivision designs were prepared for sites near Blacksburg in Montgomery County. These “models” represent the types of residential development that could take place without degrading the inherent natural ecosystems associated with these two properties. Of primary concern was retaining large, intact areas of forestland where low-impact forestry and non-timber functions and values could be sustained. More important than the conceptual designs generated for these two sites is the “model planning process” derived from our work on these site designs.

Location & Context of Properties Considered during the Model Development Process:

Located in the northwest section of Montgomery County; current zoning is A1/Agricultural (sliding-scale rules apply). Both properties are within a 15 to 30-minute drive to the US 460 and I-81 interchange, the New River, the George Washington/Jefferson National Forest, the Appalachian Trail, the Town of Blacksburg, and the City of Radford.

Size of Existing Properties under Consideration*:

Brush Mountain Property – 595 forested acres, with one existing residential home site on 5 acres. The Brush Mountain property provides access to three perennial streams: Tom’s Creek, Poverty Creek, and Lick Run. Direct access to National Forest land is possible. 32 lots are allowed by-right under sliding-scale zoning.

Toms Creek-Sunnyside Property – 420 acres of mixed forest and agricultural land, with one existing farmhouse on approximately 6 acres. The Tom’s Creek-Sunnyside property provides access to Tom’s Creek and one of its tributary streams. 23 lots are allowed by-right under sliding-scale zoning.

* Lot allowances assume that each property is in one parcel, excluding the existing residential lot on each property. Combined, these two properties would allow for approximately 55 single-family lots.

Conceptual Development Features:

Development scenarios provide long-term economic value to landowners through timber harvesting on both properties, livestock production on the Tom’s Creek-Sunnyside property, and rental/lease opportunities on both properties. The sale of residential lots would likewise provide income over the shorter-term.

Accounting for Current Landowner Interests:

Discussions with current landowners associated with each property indicate a very strong interest in conservation.

The current owners of the Brush Mountain property expressed the desire to conserve as much of the site as possible. However, they also wanted to know how homes and/or cabins for family members might be accommodated on the site. With nine children, the minimum number of family lots considered for the Brush Mountain property was 9. Although 32 lots are allowed by-right, the maximum number of lots considered for this family subdivision is 27 given topographic constraints and the desire for conservation by the owners. Two different concept plans show 10-18 lots, but it may be feasible to locate an additional 9 lots on the site, particularly if these were treated as cabins or small vacation homes.

The representative of the Toms Creek-Sunnyside property expressed a strong desire to retain their property as ag-forest land. In order to show how this could be done – while simultaneously accommodating residential homes – a concept plan was derived showing 20, one-acre lots clustered together, with up to three rental cabins also proposed for the property.

Model Subdivision Design Decisions

The first step taken during the conceptual planning/design process was to take a close look at the properties in order to obtain a good sense of topography (slope), landform (geology and aspect), soil types, vegetation, and hydrology (streams and drainageways). Early in the process we sought to delineate “potentially productive forestland” (on both properties) and “quality farmland” (for the Tom’s Creek-Sunnyside property). Sensitive areas including wetlands, floodplains, stream corridors, steep slopes, and sinkholes were also identified. Because soil moisture and soil depth are generally the limiting factors for tree growth, areas having both deep soils (fairly level foot-slopes, floodplains, and ridgelines) and north/north-east aspects were viewed as the most productive forestland settings. If at all possible, productive forestland and quality farmland were to be conserved, particularly large, intact areas of forest, pasture, and hayfields. After ag-forestal resources were delineated, existing and potential roadway access and home sites were carefully considered.