(The videos of the Aug. 3, 2010 Planning Commission and Town Council are available online.)
If you have been to any of the Town meetings or listened to the videos, you will have heard reference to the “Future Land Use Map” for decision-making on rezoning issues.
One thing seems to keep getting missed in all of those discussions. The simple word “Future”. As a tool, the future land use map represents future growth for the town as it is needed. IT DOES NOT MEAN THE LAND HAS TO BE DEVELOPED TODAY. The Comprehensive Plan and this map, that is a piece of it, are a way of preparing for the future.
When faced with a decision on whether or not to rezone those areas designated for change in the future land use map, the Planning Commission and Town Council should perhaps look to the future as well as the present. Just because a piece of land is set for residential in the future does NOT mean that it is ‘right’ for that use today.
Some of the questions that I would like to see answered before such rezoning decisions are made are:
- Is more development currently needed?
- Is the infrastructure in place to support development at the proposed area?
In number 1, some additional things to look at would be what type of housing if proposed and what is the demand for that housing now? Simply building a bunch of homes that sit empty or become rentals just doesn’t meet with my understanding of residential development. If you want to put up student rental housing, then do that but do it openly and honestly. Say that is your intention. Otherwise, if there are tons of homes in the proposed price range sitting empty in town already, then why push to build more?
Number 2 above brings us to many of the issues and complaints that have been brought forth in recent years. Making decisions based upon what VDoT or any other group may do in the near future is pure gambling. Development decision have previously been made with the understanding that ‘X & such’ road would be widened or extended in the near future. Well, 10 years later many people are still waiting for those improvements but the developments have progressed and problems have arisen.
Number 2 also points to the area of making sure that sufficient services (water, sewer, garbage, etc.) already exist OR the funding for improvements are available and earmarked specifically for that use. Making plans to add or enhance services is pretty meaningless if the money required is either not available or is redirected to some other project and the projects needed to support new development are pushed aside for some future date when resources MAY be available.
Let me reiterate that fact that FUTURE LAND USE does not mean that the changes have to occur today, tomorrow, or next week. It must be carefully balanced against the needs of the Town to accommodate growth AND the ability of the Town to support such growth.
I think it is time for the question to change from “Does the rezoning match the Future Land Use Map?” to add to that “Does the need exist today to warrant making the change and can the town effectively respond to the needs generated by such a change. While the change in zoning may be right, it may not be right for today.


