Most people don't seem to pay much attention to "government" until something affects them personally. At a local level this is frequently tied to land use issues, which can be perceived to have a +/- impact on individual financial circumstances, or tied to potential tax revenue sources, services and rates or fees for a community.
Such is often the case in Christiansburg, as most recently seen at Town Council's Feb. 3rd meeting relative to one rezoning request which will directly affect homeowners living on Sage Lane.
One definition of sage is "having wisdom that comes with age and experience" so there is some inherent irony embedded here. In the public dialog about this particular land use issue, some have been chastised for being ignorant, trusting or inexperienced.
In discussing "definitions" or how something is interpreted, there will never be a single or universal perspective. Two people witnessing the same traffic accident may report widely different accounts of the event. Such is the case in reading the Christiansburg Town Code, Zoning Ordinance, or Comprehensive Plan, which are meant to define and guide the vision for managing and directing growth. Some may see Christiansburg's growth over the past decade as smooth flowing and aligned to these documents, others may perceive heavy, unsustainable tax burdens as a consequence of poor interpretation of these policies. Most are probably somewhere in the middle -- until it directly affects them.
R1-Residential (single unit detached structures) zoning is stated to provide "moderately low density" housing providing a suitable environment for family life. Chapter 30 - Zoning of the town's code talks about low density, cluster development and "relatively low concentration". What does this mean to you? Chapter 30's "definitions" don't define these terms, but does provide that minimum lot requirements may be further reduced for cul-de-sac locations.
Do the two pictures above convey low density to you? Cluster development? Look like what you think of when you read "cul-de-sac" location in marketing materials provided to buyers? Affordable?
R1-Residential allows reduction of lot areas when the rezoning or subdivision application shows proposed "site outlines" with average areas or a clustered development, and when public water and sewer are utilized.
Christiansburg R1-Residential provides for up to four units per acre, with an average lot size of 10,000 square feet (SF) or minimum of 8,500 SF. Other minimums are 75' wide, the structure at least 10' from side property lines and 30' from rear line, and with lots 100' deep overall. The structure is to be 30' from the front property line -- and there are nonconforming allowances for cul-de-sacs and variances are often granted to specific lots, entire projects or phases (see Chapter 30, beginning at page 44 and also page 137).
For perspective of what an acre is, look at a typical American football field.
An acre is basically 90.75 yards long by 53.33 yards wide, or 44,000 SF minus 1%. The shaded area of the graphic, above, represents the area four residential dwellings are allowed by right with R1-Residential zoning. But then you have to throw in room for driveways, public roadways, slope/topography, utility easements and possibly future right-of-ways (permanent or temporary). Maybe even community parks or sidewalks and connecting trails, or for drainage and stormwater retention ponds.
Here's another place reading the Zoning Code can get tricky. From the left "end zone" go to the 30 yard line. That's the approximate distance from one front door to the one directly across the street on Sage Lane. Even though public right-of-ways are stated as being 50' wide, this doesn't mean the entire roadway is paved. In this neighborhood, it looks to be approximately 30' wide, so extends into the front yards. Side yards typically are sloped and unlevel. Most driveways are single (some are not yet paved) and may be short enough to prevent two vehicles from being parked. Then there's the "set-back" requirement and set-back line, and circumstances or procedures which allow variances for this term.
R1-Residential calls for a minimum of two off-street parking spaces per dwelling. Lighting is only required in parking areas of businesses and is restricted to 15' in height if provided in residential areas. Percentages of "greenspace" and requirements for re-planting trees are also detailed in Chapter 30.
One speaker at the Feb. 3rd meeting expressed concern about emergency vehicles getting through these streets when boats or cars (or buses or tractor trailers) are parked along both sides. Driving down the lane at 20 mph, one easily understands the concern -- however, the Town Manager has assured residents that if something is between a first responder and his/her destination, they WILL get there (Dec. 15 Planning Commission audio file).
Zoning and land use is a very complex subject. So much so there are entire professions around urban development including civil engineering, planning and/or zoning administration, and real estate transactions to name a few. Most of these professions require a minimum of a bachelor's degree and then licensure by the state, with ongoing educational requirements.
A citizen's -- or consumer's -- knowledge or experience can vary as widely as how the guiding town documents (or witnessing a traffic accident) may be interpreted. That's why it is critical to have a knowledgable and experienced realtor represent you in land transactions, and why land speculators (developers) have a host of experts on their team guiding them through the entire rezoning and subdivision process. This generally means the greatest density (number of dwellings, sellable units) allowable by right or through variances. These experts typically have the necessary education, certifications, and experience dealing with certain local governments and a deep understanding of local zoning. Consumers can de-select when they feel they haven't been well-served.
This underscores why it is so critical a Comprehensive Plan is developed with extensive and ongoing input by citizens. Doing so also provides government leaders -- the sage wise men of our town (sorry, Councilwoman Carter) -- with the perspective necessary to validate perceived community goals and aspirations. This process in Christiansburg, with a comp plan updated in 2002 and reviewed without changes in 2007, can do better at including all constituents. This means residents, rather than just those whose professions already make them aware (educated, informed) about these issues. Generating increased real property tax revenues or a livelihood for those in the "development" business needn't occur to the exclusion of individual citizens.
It is the town's responsibility to include developing an informed citizenry in its quest for growth.