Roanoke Times
Copyright (c) 1995, Landmark Communications, Inc.
DATE: MONDAY, January 23, 1995 TAG: 9501280016
SECTION: EDITORIAL PAGE: A-4 EDITION: METRO
SOURCE:
DATELINE: LENGTH: Medium
It has generated heated controversy, adding political weight to whatever decision is reached.
Approval would be contrary to Montgomery's comprehensive plan, challenging the county's ability to map out and guide how and where it will grow.
And underlying the dispute is a broader and enduring conflict in land use, between individual freedom and community interest.
Radford Price is asking to rezone about 700 feet of frontage along U.S. 460 between Brush and Gap mountains for a service station and convenience store. His piece of land sits in a scenic valley amid the Jefferson National Forest, directly across 460 from the entrance to the Pandapas Pond recreation area.
A stunning mountain landscape has been preserved along this stretch of highway, free of any commercial intrusion, and it stands out as a jewel next to the mishmash of development from Christiansburg through Blacksburg.
The natural beauty of this area is a valued community asset. Supervisors should shouldn't rezone one tract to allow development that will mar its attractiveness.
Price, commendably, has offered assurances that if he is allowed to build on the land, the development would be designed to blend with the surrounding woods. Architectural requirements and open-space proffers can be a useful tool for compromise in disputes between development and preservation interests. But they don't sound promising in this case.
Price wants to use the site not only for a service station and convenience store - offering towing and repair services as well as gas and food sales - but also for temporary storage of damaged vehicles, occasional used-car sales and, later, farm-equipment sales. Not especially woodsy.
The county planning commission's considered recommendation - to reject Price's rezoning request - ought to be respected by the supervisors today. While extending their sympathies to the landowner, they should keep in mind that no one has a right to have his property rezoned.
It is particularly important that the board protect the public's interest in this case because the decision likely will have an impact on the county's development pattern.
Montgomery's 1990 comprehensive plan puts the tract in question in an agricultural district, reflecting a decision to preserve the rural character of the land along 460 from Blacksburg to Giles County.
To allow an exception in this gateway to Montgomery County would be to set a precedent crippling that vision and throwing into doubt all efforts to gain control of haphazard development.
The controversy exposes familiar fault lines in the county, mostly dividing natives from newer residents. But the factions are beside the point. Zoning allows communities to protect property values overall and to shape the face that citizens want for the future only if the laws are enforced in a sustained, consistent manner.
The county's administrator has offered an alternative to outright approval or rejection of the rezoning: Table Price's request and amend the comprehensive plan to conform with the conditions he offers. But it isn't clear how changing the long-range plan to fit an exception would do less harm than simply ignoring it at will. Either course would render the plan virtually meaningless.
by CNB