ROANOKE TIMES
Copyright (c) 1996, Roanoke Times
DATE: Wednesday, October 16, 1996 TAG: 9610160045
SECTION: VIRGINIA PAGE: C-1 EDITION: NEW RIVER VALLEY
DATELINE: BEDFORD
SOURCE: RICHARD FOSTER STAFF WRITER
MEMO: NOTE: Shorter version ran in Metro edition.
After almost eight years, Bedford County's controversial and much-maligned Land Use Guidance zoning system appears to be on its way out.
The Bedford County Board of Supervisors had been expected Tuesday night to ask the county Planning Commission to draft a traditional zoning plan that could replace LUGS, the county's current zoning system.
But the board delayed voting on the matter until its next meeting because of the absence of Supervisor Calvin Updike, whose 3-year-old grandson Wesley Kyle Updike was killed after he was hit by a car last week.
County Administrator Bill Rolfe said there's no question in his mind that the Board of Supervisors will decide to replace LUGS with a more conventional form of zoning.
"The question is whether it's in all the county or not," he said, adding that the board may consider keeping LUGS in some rural areas of the county and establishing traditional zoning in other more developed areas.
Before Tuesday's meeting, some supervisors said the change in zoning would mean a more industry-friendly county.
"I am constantly asked, 'When is something going to be done about LUGS?''' said Supervisor Bob Crouch. "I feel that LUGS, this type of zoning, is hurting us to attract industry."
He said traditional zoning in Botetourt County has put its industrial development efforts ahead of Bedford County's.
Supervisor Lucille Boggess complained that LUGS is too time-consuming for most projects. She told a story about a storekeeper on U.S. 460 who wanted to set up a small produce stand but had to go through the LUGS process first. "The fruit was all gone before LUGS went through. It takes too long and it costs too much," she said.
"I kind of lean towards going to traditional zoning," she said. "But I'm not sure if it should go into the whole county. If LUGS is good for the more rural areas, I'm willing to look at that. I'm not willing to do without any kind of land-use control."
Supervisor Tony Ware said, "Basically, the reason we're looking toward traditional zoning is sometimes it takes longer to go through LUGS and we would like to meet a need of someone who wanted to move into the county, mostly industry. If you got somebody who needs to come in quick, it might make it easier to market a piece of property to someone if it's already zoned for what they want to use it for."
Bedford County, the fastest-growing Virginia locality west of Interstate 95, had no zoning before LUGS was enacted in 1989. A key complaint of most LUGS opponents ever since has been that it discourages good development because the application process is too lengthy and costly.
Under traditional zoning, properties are divided into categories such as agricultural, residential and commercial. If someone wants to open a business on a property that's zoned for that business, they fill out the paperwork, pay the fees, and they're done.
However, under LUGS, which has no land-use designations, a developer must go through a process of hearings similar to rezoning every time a new business use is proposed for a property or a new structure is to be built. Compatibility hearings must then be held to give neighboring property owners a chance to voice their opinions on the project.
The average LUGS application costs more than $250, and sometimes, because of all the hearings, it can take up to two or three months before a developer or business owner can get a decision.
"There is a certainty involved in traditional zoning that LUGS doesn't have, from an economic development standpoint," said chief county planner Jeff Burdett. Nevertheless, LUGS has its good points, he said. Under LUGS, there is a mix of zoning uses in the same area, encouraging a village atmosphere with homes and compatible businesses close together.
You don't often get that with traditional zoning, Burdett said. "You have business in one area, homes in another, recreation in another. It encourages the automobile age where you have to drive everywhere.''
If the Board of Supervisors does ask the Planning Commission to create an alternate zoning system for Bedford County, the Planning Commission will likely hold several meetings across the county, soliciting input from county residents on what they want, Burdett said.
Then, by state law, the Board of Supervisors and the Planning Commission would have to hold public hearings before they vote on a plan. If the Board of Supervisors approves a new zoning system, new land-use designations would be assigned to those areas under traditional zoning.
Landmark News Service contributed to this story.
LENGTH: Medium: 85 linesby CNB