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

DATE: WEDNESDAY, December 14, 1994                   TAG: 9412140133
SECTION: VIRGINIA                    PAGE: C-5   EDITION: METRO 
SOURCE: 
DATELINE:                                 LENGTH: Medium

LUGS VS. CONVENTIONAL ZONING

Bedford County is the only county in Virginia that uses the Land Use Guidance System. Before LUGS, it had no zoning at all.

Here's how LUGS compares to conventional zoning:

Under LUGS, if a citizen or developer proposes to change the use of a property, say from a farm to a subdivision, the property is scored on a scale of 1 to 200.

A score of 100 or more means that the project is compatible with the county's comprehensive plan and its surroundings. If the score is less than 100, it still may pass, but changes probably would need to be made.

Under conventional zoning, properties with similar uses are grouped together in categories such as residential, agricultural and commercial. Changing those uses requires a rezoning hearing.

LUGS requires all development of vacant lots to be subject to rezoning hearings.

Conventional zoning has preordained uses for land, which could mean fewer rezoning hearings.

The hearing process for LUGS is similar to rezoning hearings under conventional zoning. Under LUGS, an informal compatibility meeting is held, in which property owners within 1,500 feet of the proposed development are invited to voice concerns about it with community development employees and the developer.

If there is no disagreement at the meeting, the Planning Commission discusses the proposal and forwards its decision to the Board of Zoning Appeals, which decides whether the project should pass or fail.

If there is a disagreement between citizens and the developer, the Board of Supervisors may decide the project's fate.

by CNB