Roanoke Times
                 Copyright (c) 1995, Landmark Communications, Inc.

DATE: TUESDAY, April 24, 1990                   TAG: 9004240473
SECTION: VIRGINIA                    PAGE: B1   EDITION: BEDFORD/FRANKLIN 
SOURCE: MONICA DAVEY STAFF WRITER
DATELINE: BEDFORD                                LENGTH: Medium

COUNTY LOOKS AT ZONING

In February, Wandrei jokingly threatened to raise a batch of hogs on a lot in Goode when he was barred from building what he really wanted there: an auto body shop.

The proposed shop along Virginia 221 had failed Bedford County's new zoning ordinance on two counts: it racked up a puny 68.3 points in the county's scoring system and it made the neighbors unhappy. Wandrei's project was the first ever considered by the county and the only one - out of about a dozen so far - that has failed.

But if the Board of Supervisors passes a set of proposed changes to the county's Comprehensive Plan, Wandrei's proposal and other plans in some sections of the county will receive higher scores. The set of changes are to be considered in a public hearing tonight.

Under the county's unusual zoning ordinance, a project is scored based on a number of its qualities, including closeness to other development, public water and sewer, and fire and rescue stations.

Another category that weighs into the final score is whether the land is within a designated "growth area" or a "rural service center" in the county's comprehensive plan. Being in a growth area can win a project up to 27 points, while a rural service center can win about half that.

The purpose of the system is to encourage development in areas with a similar level of growth and discourage it where there is little or none.

If a project earns 100 points or more, it is considered in "close compliance" with the county's comprehensive plan.

As it stands, few county areas are categorized as growth or rural service centers. Under the plan designed in 1987, growth areas are near Smith Mountain Lake, Stewartsville, Chamblissburg, the outskirts of the City of Bedford and near Forest. Rural Service Centers include Huddleston, Moneta, Montvale and Big Island.

The proposed changes to the plan, as recommended by the county Planning Commission, would:

Designate as a growth area a section from Bedford County's western line to east of Montvale along U.S. 460.

Substantially expand the growth area designation around Chamblissburg and on the western edge of the city of Bedford.

Change Moneta and its surroundings into a growth area all the way to Graves Store, as well as an area around Big Island.

Designate as rural service centers Body Camp, the crossroads at Virginia 122 and 24, Thaxton, Kelso Mill and Goode.

The last one, of course, is what Wandrei cares about. But development proposals in all of those areas would earn higher scores and stand a better chance of passing if the new designations succeed.

Bedford County Planner Jeff Burdett said that the proposed changes were not being made just to solve Wandrei's problem. "That project brought up some problems, . . . but a lot has changed since the map was made in 1987," Burdett said.

Even with the change, though, Wandrei's project would not make it over 100 points. It will only gain about 15 points if Goode becomes a rural service center, Burdett said.

Wandrei would not say Monday whether he will resubmit his proposal if the changes are made to the county's map. He did say he would be at Tuesday's public hearing. "They ought to change it," he said.