Board approves rezoning to R‑3 for 72‑unit Journey Church development on Reed Mountain Road

The Botetourt County Board of Supervisors approved Item 17, a rezoning request by Journey Church and Journey Church Inc. to rezone approximately 12.37 acres from agricultural (A‑1) and residential (R‑1) to residential R‑3 to allow construction of 72 residential units, new streets and sidewalks, and supporting site improvements along Reed Mountain Road.

Planning staff (Mr. Lindsey) described the request and the parcel configuration (five parcels) and said the comprehensive plan designates the area as medium density. The applicant’s concept plan shows roughly 72 residences (density about 5.8 units per acre), a 10‑foot vegetative buffer with a mix of evergreen and deciduous trees along Reed Mountain Road and adjacent property lines, privacy fencing near Lot 60 to screen Bonny View Lane from vehicle headlights, turnarounds including a bus turnaround in cul‑de‑sacs, and additional stormwater management features added since the initial hearing.

Staff noted that, unlike the short‑term rental item earlier, this site has public utilities reported in the submittal (staff noted water service by Aqua Virginia and sewer by the authority referenced in the record), and that the proposed density would require R‑3 zoning. Mr. Lindsey also summarized public comments received before the hearing regarding access on Bonny View Lane and buffer concerns; the applicant responded by removing Bonny View Lane as an access point and increasing buffering in revised plans.

Applicant representative Dale Wilkinson said the proposal resulted from outreach and revisions made in response to neighbors, that the development seeks to provide smaller, owner‑occupied homes (what the applicant described as one‑story “villas” as the primary plan) aimed at downsizing buyers, retirees and empty nesters and some workforce buyers. On unit characteristics he said the planned square footage range is about 1,500–2,000 sq ft and offered a price benchmark, saying they expect units to be “probably in the $350,000 range.” When asked about height, Wilkinson said, “We plan for them all to be 1 story villas as shown in this plan, but we wanted to provide ourselves the opportunity to undulate these homes and should the market be for 2 story that we have that option.” He also said a homeowners association would maintain common open spaces and that he did not expect rental units.

No members of the public offered comment during the public hearing portion for Item 17. The board first approved the required commission permit (finding the proposed streets substantially in accordance with the comprehensive plan) and then approved the rezoning to R‑3 with the applicant’s proffers (concept plan conformance, the height restriction/proffer, the vegetative buffer and the privacy fence). Both motions carried by board vote.