INFORM FREDERICKSBURG

THE RAILROAD OVERLAY DISTRICT—What is in the Future? - Part 1

What will be the future of development around the downtown historic train station?

The City Council has begun the process to remove the Railroad Overlay District (ROD) because they believe it’s too restrictive for, “projects deemed consistent with the goals of the base Commercial Downtown Zoning District.” What were the goals of the ROD that became too restrictive? What are the new goals and how were they arrived at?

The ROD was established in 1991 to be a transition between downtown and the adjoining residential areas and, as noted by staff, with an economic development focus recognizing the future improvements coming to the train station. So, what happened?

One point made was the lack of success in meeting the economic development goal of the district. But how was lack of success measured? From its inception, residents have not been made aware of any efforts to market the area. So, we blame zoning?

Staff also referenced the rehabilitation of the Janney Marshall Building and Old Coffee Warehouse, and adjoining development, which required their removal from the ROD. Both these projects met the city’s goal of maintaining downtown’s historic fabric. So, what are the goals now if not economic or maintaining historic character?

In July 2021, the council increased residential density in the commercial downtown area for both rehabilitation and infill. The council has taken steps to increase residential density throughout the city. And as recently reported in Hyperbole the city is now looking at providing “density bonuses” for affordability. This council’s focus is just residential development.

So, what does this mean for future development around the train station? What happened with the 400 Princess Anne Street townhouse project, located within the ROD, provides some insight into what is to come.

A five-unit, three-story townhouse project, its approval was predicated on a Certificate of Appropriateness (COA) from the Architectural Review Board (ARB) removal of the project from the ROD.

The townhomes would have been a story above the corner coffee shop. One of the townhomes would have been built between the coffee shop and the building to the right.

Mostly 2-story structures along this portion of historic Princess Anne Street

The ARB using commercial buildings, including the Purina Tower, and new construction, to establish that the project fit in with the surrounding historic residential neighborhood was a reason why the decision to grant a COA was appealed to the City Council by residents. The council upheld the ARB decision on a 6-1 vote with the only comment from the majority being Councilor Gerlach who pointed out that he reviewed the ARB decisions and didn’t see any issues with it.

The buildings across the street on Fredericks Street. The new condo building behind the restored coffee warehouse was judged to be an example of comparable historic structure height in the area.

The townhomes would have been located in the parking lot behind the coffee house located at the far right. The Purina Tower was used to determine the average height of this historic residential neighborhood.

This is what the Architectural Review Board viewed as compatible with the surrounding historic neighborhood.

When voting on the project and whether to remove it from the ROD, Councilors Graham, Duffy, Gerlach, and Devine expressed support for higher residential density around the train station. At one point Councilor Graham wanted to know the feasibility of multifamily use and the impact of the height restriction.

Councilor Devine joined the majority in voting against the project on the grounds it didn’t match the character of the neighborhood. Two of the other majority votes are no longer on the council. Comments from the current council would indicate a different outcome.

While staff point out that the 400 Princess Anne Street project would still require a Special Use permit without the ROD the underlying Commercial Downtown zoning would allow for a building height of 50 feet as opposed to 40 feet.

Based on the buildings used by the ARB to evaluate this project approving a 50-foot structure in the future is a distinct possibility. And the council’s drive for more residential density throughout the city doesn’t mean increased density is off the table.

For these reasons, we have submitted questions to council members on their views about future development around the train station, the importance of historic character, and whether there are adequate safeguards in place to ensure its protection. We hope to post their answers in the next week or so.

Staff Report on Eliminating Railroad Overlay District:

Railroad Overlay District Defined

Area 7 Plans

ARB Appeal on 400 Princess Anne St. Project