Get the new 60-page Alleghany Living magazine. It is available at the Alleghany Highlands Chamber of Commerce and Tourism office and Visitors Center. Located just off I-64 at Exit 16 at 110 Mall Road in Covington VA. Stop by or call (540) 962-2178.
The 4.87 acre Karnes Creek site offers the perfect launch site for your business. This is a prime commercial location in the center of the Alleghany Highlands. The site is diagonally across I64 from the newly opened Love’s Travel Stop at Exit 21. We invite your calls and emails and encourage you to contact us with any questions.
Email karnescreekland4sale@gmail.com or call 540-960-1135.
Visit us on facebook at#karnescreekllc
Alleghany County officials are exploring the possibility of spending $1.5 to $4.5 million to develop a pad-ready site in the Alleghany Regional Commerce Center according to the front page story in the September 8, 2018 Virginian Review. According to the article, County officials have identified 15 acres in Low Moor VA directly north of Balchem for development. The approach being considered by the County can enable a business to be up and running within months after signing to locate on a property.
A feasi
bility study by Spurrier Consulting recommends a 62-room Sleep Inn & Suites (a Choice Hotels franchise) at the Exit 21 I64 interchange in the Alleghany Highlands.
“We have reviewed the lodging market in Low Moor which included the nearby communities of Covington and Clifton Forge. There is a lack of franchised hotels along this stretch of I64.”
The need for new lodging accommodations in the Alleghany Highlands is further confirmed by a 2017 assessment by VTKnowledgeWorks. This assessment concludes that there is currently a need for an additional 230 rooms of above average or better quality in the region.
The Spurrier Consulting study dates back to 2008-2009.
The robust spring on the 4.87 acre Karnes Creek site was once part of the Lipsey & Meade Water System serving Low Moor VA and the surrounding area.
The Lipsey & Meade Water System was sold to Alleghany County VA in September 1974 by Virginia Meade and Martha B. Lipsey for $5,000 cash in hand. Reference Deed Book 211 page 612 and Plat Book 24 Page 290 in the Alleghany County VA Courthouse.
The sellers did grant and convey any franchise or exclusive right to serve any water customer located in what is commonly known at the Low Moor (Lowmoor) area in Alleghany County. By this conveyance it was intended that the sellers, their heirs, personal representatives and assigns would not engage in the sale of water for residential purposes within a radius of five miles from the then existing Central School located within the village of Low Moor. The sellers, however, did reserve the right to sell water to any individual or corporation where said water would be used for non-residential purposes.
The parties to the sale further agreed that the spring and spring house situated on what is today the 4.87 acre Karnes Creek property were expressly excluded from the sale of the water system.
The robust spring on the Karnes Creek property in Low Moor VA runs cold and clear. The spring (actually 3 springs) forms a pool approximately 30 feet wide by 100 feet long which overflows as a perennial stream to join Karnes Creek. The abandoned brick pump house may still be found on the eastern side of the spring pond.
The Karnes Creek site consists of 4.87 acres and has approximately 556 feet of frontage on the Selma-Low Moor Road (State Route 696) and 339 feet on Karnes Road (State Route 1312). The site is situated at Exit 21 on I-64 in Low Moor VA and is visible from the interstate. This commercial site is zoned B-1.
Karnes Creek Investment Company, LLC
P. O. Box 635, Clifton Forge, VA 24422
Email: karnescreekland4sale@gmail.com
Tel: 540-960-1135
Cleared site with approximately 556 feet of frontage on Virginia State Route 696, Selma-Low Moor Road and 339 feet on Route 1312, Karnes Road. The Karnes Creek site in Low Moor VA is at east bound ramp at the Exit 21 I64 interchange across the highway from the new Loves Travel Center now under construction. Site is zoned for business.
Lewisburg, WV; Lexington and Roanoke, VA are 35 minutes to under an hour away. Interstates 64 and 81, Virginia State Routes 60 and 220 offer corridors in and out of the area.
Karnes Creek Land for Sale
For More Information Contact:
Karnes Creek Investment Company, LLC
P. O. Box 635, Clifton Forge, VA 24422
Email: karnescreekland4sale@gmail.com
Tel: (540) 960-1135
Is it big enough? It comes down to what you are building.
Four acres is plenty big enough for an office building, hotel/motel, or medical center. B-1 zoning in Alleghany County VA lists nearly 30 different acceptable uses. Any of which could be a fit.
So, then it comes down to what you are building…and what you can envision?
174,240 square feet of land. That’s 4 acres. Take 10 percent of that total for setbacks, easements, storm water control, and other factors and that brings the area down to 156,816 square feet of buildable area. Assign 30 percent of that area to access lanes and parking for customers, guests, or employees and the square footage drops to 109,771 or just a bit more than 2 1/2 acres – about the size of your average city block. That’s a good size piece of ground for buildings and green space.
The 4.87 acre Karnes Creek site in Low Moor VA…is it big enough? It comes down to what your are building and what you can envision.
Karnes Creek site at Exit 21 I64 in Low Moor VA
Karnes Creek Investment Company, LLC
P. O. Box 635, Clifton Forge, VA 24422
Email: karnescreekland4sale@gmail.com
Tel: 540-960-1135
A newly completed feasibility study confirms that costs driven by mountainous terrain and distance from existing natural gas service remain the principle challenges to the viability of extending natural gas service to Low Moor, VA. The natural gas line would have to be extended from the Pitzer Ridge area of Covington, VA.
Heath and Associates, a Shelby, N.C.-based engineering firm that conducted the feasibility study for Alleghany County, places the estimated cost for constructing a natural gas system to the Alleghany Regional Commerce Center in Low Moor at $15.6 million. Columbia Gas of Virginia’s latest estimate is $26.5 million.
Due to the limited number of customers in the Low Moor area, the study projects that county would have to provide a subsidy of up to $975,403 per year to offset operating deficits.
The county also evaluated an option that would involve trucking compressed natural gas to the commerce center but the delivered cost exceeds propane and fuel-oil prices.
For more information read the front page story in the October 5, 2017 Virginian Review.
HOW SMALL TOWNS AND CITIES CAN USE LOCAL ASSETS TO REBUILD THEIR ECONOMIES: LESSONS FROM SUCCESSFUL PLACES
Over time, all communities experience changes that affect the industries, technologies, and land use patterns that help form the foundation of their local economies. Economically resilient towns, cities, and regions adapt to changing conditions and even reinvent their economic bases if necessary. Even if the community has lost its original or main economic driver, it has other assets that it can use to spur the local economy. While most economic development strategies involve some effort to recruit major employers, such as manufacturers or large retailers, many successful small towns and cities complement recruitment by emphasizing their existing assets and distinctive resources. This report examines case studies of small towns and cities that have successfully used this approach, including: • Bend, Oregon (population 79,000). • Douglas, Georgia (population 12,000). • Dubuque, Iowa (population 58,000). • Emporia, Kansas (population 25,000). • Mount Morris, New York (population 2,900). • Paducah, Kentucky (population 25,000). • Roanoke, Virginia (population 98,000). While no magic bullet or set process will work everywhere, these case studies illustrate several successful tactics that other communities can use.
EPA 231-R-15-002 May 2015 www.epa.gov/smartgrowth
A new study prepared by VT KnowledgeWorks for the economic development support organizations in the Alleghany Highlands found that the Alleghany Highlands region’s activities could support over 400 hotel and B&B rooms. Further there are no accommodations along the 50+ mile stretch of Interstate 64 in the Alleghany Highlands region other than in the Covington – Clifton Forge area.
After an assessment of five lodging accommodations market segments the study has identified a need for additional 230 rooms at the ABOVE AVERAGE or better quality standard. Visitor comments support the conclusion.
The Strategic Services Division of VT KnowledgeWorks (VTKW) provides one-on-one consulting to business, government agencies and their privately funded support organizations, and entrepreneurs throughout Virginia needing confidential strategic planning and business development assistance.
To access and read the executive summary Click here
For more information contact:
Alleghany Highlands Economic Development Corporation
1000 Dabney Drive, Suite 658
Clifton Forge, VA 24422
info@ahedc.com
tel: (540) 862-0936
www.ahedc.com
Alleghany Highlands Chamber of Commerce & Tourism
110 Mall Road
Covington, VA 24426
info@ahchamber.com
tel: (540) 962-2178
www.ahchamber.com