Two years ago, Christiansburg's Planning Commission recommended denial of a Conditional Use Permit (CUP) for rental townhomes in one of the three small historic districts in town.
Town Council rejected that recommendation after receiving conditions amended by the applicant and approved Concept Plan #5 as prepared by Gay & Neel Engineering, allowing this project to move forward. While project participants were allowed to provide additional information, further public comment in response to these changes was absent -- because it was prohibited by the Mayor. Please do note that conditions are within the jurisdiction for Council to demand, whereas proffers are voluntary (not applicable for special Conditional Use Permits).
Town Council did consider the possible loss of historic designations, negative impacts to significant financial investments already made to historic structures by private individuals, the legal ability for changing the CUP after the commission's voted rejection of it, a persistent degradation of historic properties and districts, and potential negative impacts to an antiques corridor and tourism initiatives.
So in March 2008 -- two years ago -- Town Council instructed the Planning Commission to research historic district overlays. Two years later, 655 Depot Street has seen the demolition of a building, land disturbed and a lot of erosion and sediment washing onto the roadway. But no construction of the rental units Council approved, and an unfinished assignment still being treated like a hot potato in the Planning Commission.
One definition for what this designation means is: Historic Overlay Districts are created for the purpose of promoting the general welfare, education, economic prosperity, and recreational pleasure of the public, through the identification, preservation, and enhancement of those buildings, structures, neighborhoods, landscapes, places, and areas that have special historical, cultural, architectural, or archaeological significance.
During the past 24 months, the Planning Commission tried to appear as if it was seeking strategic partnerships and possible approaches, from having a presentation about the economic incentives to engaging Virginia Tech resources.
Has an inventory of existing structures, their conditions and ownership or occupancy been completed? No. Older neighborhood attributes documented? No. Has an inventory of structures situated between the three existing historic districts been started? No. Is the general public now more aware of these districts? Hardly.
Has anyone defined the difference between historic districts and historic district overlays? No. The difference between preservation and renovation? No. Has the Town determined public sentiment relative to economic benefits or possible types of regulations which may be under consideration? No, not even close.
Will the paper based Historic District Questionnaire put on the town's website January 19, 2010 with submissions due within 6 weeks provide a statistically significant response rate -- one representing the wider community's input?
It is likely this sudden push to "do something!" is relative to the current campaign season in Christiansburg -- itself historic, because it marks the end of May elections. Was this change because of Council action? No, it was determined by citizens when Council failed to act.
And this subject may now possibly get confused with Blacksburg forming a task force to review whether their long established Historic Design Review Board will act in an advisory or mandatory capacity.
As some wring their hands and warn about "more regulation" or telling a property owner what they can or cannot do -- remember the scope of these guidelines is within the community's and council's hands to define. This is not hugely different from home owner or property association regulations which often encumber communities (and possibly free speech) today.
Note too that the boundaries of an "overlay" do not have to be constrained to the three small existing historic districts. Remember the implication about "higher taxes" for everyone due to possible rehabilitation incentives doesn't factor the availability of grants, job creation or higher property values.
Just as with any land use issue which comes before Town Council -- residential or commercial developments included -- there should be an analysis of whether a proposal will provide a net annual deficit or net annual return. Any construction in Christiansburg should recognize there is a tangible market value when a community's history is reflected in the types of buildings going up, or disappearing.
So stay tuned and see how this is packaged. Take a stroll or drive through older neighborhoods or the downtown area -- you'll find many distinctive buildings which are in various conditions and hugely different zoning classifications. Council is scheduling a very rare public forum after it complies all the responses to this survey -- before the elections.
Perhaps attendees should bring a birthday cake with two candles; one for each year this task -- provide a report on historic district overlays -- has been bouncing around the Planning Commission's agenda.