Roanoke Times
Copyright (c) 1995, Landmark Communications, Inc.
DATE: SUNDAY, February 3, 1991 TAG: 9102010171
SECTION: CURRENT PAGE: NRV2 EDITION: NEW RIVER VALLEY
SOURCE: Warren Stutzman, Tom Sherman George Flick and Tom Hunt
DATELINE: LENGTH: Long
We believe some private developers and government bodies have acted irresponsibly lately. New retail spaces, offices, apartments and condominiums have been built in the New River Valley at an alarming rate. Meanwhile, neither Virginia Tech nor Radford has increased the size of its student body, and both have reduced their staffs and faculties as budgets have been cut.
There have been no major gains in employment, and corporations such as AT&T and Volvo-White have closed or reduced their operations. Thus a large inventory of surplus but expensive commercial, retail and residential space already exists and is growing in Blacksburg and at the Market Place and New River Mall sites.
The incentive for developers to begin new projects is clear. A new apartment complex or store is more likely to rent than an old one. But the consequences of new construction with no new supply of customers is to shift existing occupants from the old space to the new, creating an economic loss for owners of older structures. Then, we must all look at vacant and decaying buildings that are no longer rented or maintained. What has been gained in Blacksburg when a new fast-food restaurant contributes to the failure of an old family establishment? What has been gained when movie theaters in downtown Blacksburg close because new ones have opened in New River Valley Mall?
All too often the new construction is also cheap and unattractive. Apartment complexes are built that barely meet minimum zoning requirements and have inadequate recreation facilities, insufficient parking and green space. They often crowd residential neighbors. While a few may profit from such ventures, many others are likely to suffer.
A current example of a project in which a developer has put his personal welfare ahead of the community's is the large apartment complex proposed on the property of the historic Thomas-Conner house in downtown Blacksburg. Citizen protests have not dissuaded developer and local attorney Don Irons from his construction plans. His apparent objective is maximum profit regardless of the consequences to the surrounding area and to the town as a whole.
It is apparent from the increased number of "for rent" signs that vacancy rates for apartments are high. The building, however, has continued.
Last month, Harry Hunt, another local developer, agreed that there is a rental glut in Blacksburg. Additional construction means existing apartment complexes could fail. This economic environment also encourages cost cutting and marginal construction. These short-term profits are likely to hurt more people than they help in the long run.
What is the solution? Obviously, the best answer is for the private sector to police itself. But recent scandals in the S&L industry show clearly that this type of responsibility is unlikely. It would be nice if Mr. Irons would consider the long-term impact of his ill-advised project on our community. But this, too, seems unlikely. Unfortunately, there is no way ordinances can or should control all aspects of development. However, when faced with a project that has such far-reaching negative impact, government can and should become involved to protect the common good.
Information is the most important ingredient to a long-term solution. The Blacksburg Federation of Neighborhoods has claimed for several years that vacancy rate data for apartments is essential for effective planning in a community that relies heavily on rental income.
The Chamber of Commerce, owners and the Town of Blacksburg should gather and make data on occupancy rates in commercial and residential real estate available routinely. With such information, town officials, developers and citizens would have a much better basis for planning and decision making.
Finally, we need to provide more comprehensive regulation of large projects in Blacksburg. We live in a special place, and we must prevent unsuitable building designs and projects when these are incompatible with our values. Some believe that no one has a right to interfere with landowners' development of their properties. But if developers do not act responsibly or propose projects that threaten public rights and welfare, then these projects must be stopped.
Blacksburg is much more than an opportunity to be exploited for the benefit of a few individuals. We must demand from all those who live and work in Blacksburg that they respect our community. We must make sure that the personal profit of a few individuals does not compromise the history, public safety and beauty of Blacksburg, which belongs to us all.
Memo: correction