INFORM FREDERICKSBURG

 

NEIGHBORHOOD CONSERVATION DISTRICT—What to Know and Council Reaction

 Over the past few months city staff have been gathering feedback from neighborhood associations on establishing Neighborhood Conservation Districts. However, based on recent comments, members of the City Council look to be out of tune with neighborhood planning discussions on the subject.

 Meetings between city staff and neighborhood associations is an effort to meet the goals currently outlined in the city’s Comprehensive Plan. As stated in the Preservation chapter— “Work with neighborhoods that may not be appropriate for historic designation, but whose character is worth preserving through overlay zoning or other conservation measures.” 

 This effort is to achieve the Comp Plan goals for residential neighborhoods, which include “Preserve the character of the City’s neighborhoods, by respecting and maintaining their functional design,” and “Respect the integrity and character of the city’s neighborhoods.”  It should also be pointed out that Neighborhood Conservation Districts have been discussed as part of the city’s Small Area Planning process. So, what is a Neighborhood Conservation District?

The focus of discussion has been on the Neighborhood Conservation District ordinance adopted by Charlottesville. The goal of the ordinance is to “focus on preventing demolitions of historic buildings and preventing construction of inappropriate new buildings and additions. Modern and sustainable, energy-efficient construction is encouraged when done thoughtfully in concert with older structures.”

The ordinance calls for identifying the unique character-defining aspects of individual neighborhoods and puts in place a review process to ensure new construction and additions are compatible with those characteristics. It also discourages the demolition of character-defining features. 

                              Historic Home along the river demolished.

If adopted, neighborhoods would ask for a district to be established, and the Architectural Review Board would review and approve new construction, additions, and alterations based on agreed guidelines for that neighborhood.

  The Charlottesville model notes, “guidelines are intended to provide a general design framework for new construction. Designers can take cues from the traditional architecture of the area and have the freedom to design appropriate new architecture…” We have included a link to the Charlottesville guidelines for more detailed information on the goals and process.

 One housing goal for Fredericksburg is affordability. Maintaining the city’s diverse housing stock, including preserving smaller homes, is part of the solution in achieving that goal.

                            Smaller affordable housing stock demolished to 

                               make way for large more exceptive homes.

 Per a recent presentation to the Planning Commission, staff has acknowledged that infill and demolition in neighborhoods have resulted in bigger and more expensive housing at the expense of smaller more affordable homes. Neighborhood Conservation Districts can help in slowing the gentrification of the city. So how is this effort being viewed by City Council?

 During a recent City Council’s work session, the issue of neighborhood Conservation Districts was broad up by Councilor Jason Graham during a discussion on the Council Priorities. Regarding Priority 22, goal #3—“amending the UDO to create conservation overlay districts and work with individual neighborhoods to apply these districts through rezonings.” 

Councilor Graham stated that the council had not had a conversation about Neighborhood Conservation Districts and, as there was no draft ordinance to consider, he asked that this goal be removed. He was not opposed to having a discussion about them but took issue with the statement that they should be adopted.

Councilor Holmes stated that she didn’t remember discussing this issue during the council retreat and echoed Councilor Graham’s concerns.  Councilor Duffy stated he would support a council discussion  but more information was needed before considering adopting conservation districts. Councilor Mackintosh and Mayor Devine also favored discussion but made it clear that this did not mean an ordinance would be adopted. Councilor Mackintosh stated that if after a discussion the council decided against adopting such an ordinance that goal #3 would be considered met.

Councilor Gerlach was the only one to speak in favor of Neighborhood Conservation Districts citing the Comp Plan and the efforts to date by staff to engage the neighborhoods. He referenced the support of residents of the College Terrace neighborhood to begin the process. He accepted the need for further discussion but asked that they be expedited.

Councilor Mackintosh took issue with this position stating that as a resident of College Terrace he didn’t believe there was majority support in the neighborhood and questioned the impact of adopting Neighborhood Conservation Districts on housing affordability stating that historic/preservation districts cause housing values to go up.  He also had issues with the focus on single family homes defining neighborhood character.

So at this point the council is stepping back from a goal that is already part of the city’s Comprehensive Plan to protect city character and ensure diverse housing options to help deal with affordability. Based on prior comments, and actions from council, supporting increased density and building heights throughout the city the odds are not good for adopting an effective Neighborhood Conservation District ordinance.

                               Council priority is now density and height.

It will take a community effort to ensure that this issue gets a full hearing and if not Neighborhood Conservation Districts, then the community should expect alternatives to meet the housing goals that have been adopted. The first step is getting information out the public for review and comment. We have included links to information on Neighborhood Conservation issues below.

We would also encourage residents to attend a community discussion on Neighborhood Conservation Districts hosted by Historic Fredericksburg Foundation at the theater of the Wallace Library on Monday, October 14^th from 5:30 to 6:30PM. If you cannot make it please drop us a line with any questions you have and we will get you the answers.

Links:

HFFI Preserving Neighborhood Character

Charlottesville Ordinance

City Council Priorities