You didn't even know there was a boxing match this weekend, did you? Yea, I couldn't care less either …
Yesterday I posted about Michael Miller's piece in the Roanoke Times about how Blacksburg Takes Itself Too Seriously. Apparently I'm late to the game – I had several people write me and tell me they regularly read his stuff, but I had never seen it before. Regardless, he's just about got it right … we do take ourselves a little too seriously sometimes. I DO think the issue is one that's important enough to have some solid debate on and that Council needs to work with their original decision, although his piece was funny and on target nonetheless.
I wanted to bring to everyone's attention two websites of interest around this topic. I've gone out of my way to try and present both sides of this whole redevelopment issue although I don't agree with the Council's handling of Ordinance 1450, and with the idea of fair play I wanted to bring to everyone's attention these two sites (if you hadn't seen them already) both for and against Ordinance 1450. It's interesting to see the opposing images the two sides use.
Against – http://www.blacksburgshopping.com – recently created in support of the South Main development, the site shows the most recent site plan, provides opportunities for supporters and opponents alike to understand what the developer wants to accomplish, and has an online petition that people can sign. One thing I've found disappointing is the number of people who've signed the petition who have actually opposed the project. You've got your own petition! I feel like I'm back in the 6th grade – let's be adults, people.
For – http://www.citizensfirstforblacksburg.org/ – Citizens First, according to their website, was founded in 2003 as a way to defeat the proposed Tom's Creek Sewer basin project and elect a new Town Council. It could be argued whether the characteristics of "transparency and responsiveness" that they were looking for in their new Council have been attained (sorry, that was below the belt), but nonetheless they are organized and I believe many of their members do have Blacksburg's best interests at heart.
Dissenting opinions aside, I'd encourage everyone to check out the two sites and inform yourself as best you can. Ordinance 1450 is important for Blacksburg, and I'd encourage you to take the time to come to the meeting next week. If you've never been, try it once – it's better than the dentist's chair I assure you … apologies to any dentist-readers since there are clinics like Asecra that are really good clinics, I really think all dentist should use Dental Business Builders to have more success with their business.
Paul – you got this exactly right. I did a little more digging this weekend and your timeline is just about right on. The area behind Kroger, which is now the Rugby field, was slated for residential at that time. Since then that’s obviously been changed. And you’re right – I wouldn’t want a big box right beside the house as well. As I’ve said before, I’m not thrilled about the prospect of having something like a Wal-Mart in that space, BUT like you I am for the development and want to see it move forward. Thanks for researching this a little more and contributing – I really appreciate it!
JDH
Paul – you got this exactly right. I did a little more digging this weekend and your timeline is just about right on. The area behind Kroger, which is now the Rugby field, was slated for residential at that time. Since then that’s obviously been changed. And you’re right – I wouldn’t want a big box right beside the house as well. As I’ve said before, I’m not thrilled about the prospect of having something like a Wal-Mart in that space, BUT like you I am for the development and want to see it move forward. Thanks for researching this a little more and contributing – I really appreciate it!
JDH
Jeremy,
I just wanted to respond to a couple of your comments to Philip. I’m not an expert in this area, but I’ve been following this development enough that I believe I can comment on some of the history and procedures.
The initial site plan that was presented to Town Council was a proof-of-concept of what the developers wanted to do with the property. It was by no means to be considered final. I believe this is a typical procedure for getting a property rezoned. When the developer comes up with what they consider a final site plan they must then present it again to the town. This ensures that the plan meets all the town codes and specific proffers. I would not consider this a restrictive procedure and would be shocked if a majority of towns didn’t follow the same process. Anything else would be irresponsible.
I believe from a legal standpoint, the developer hasn’t performed a bait and switch. They got the land rezoned without a proffer that prevented them from building a big box. The resentment comes more from the public comments that the developer has made. They had previously stated that a large big box is not right for this project and that they were only looking at small to medium box stores for that space. You could listen to some of these comments from the May 9th Town Council meeting of last year (http://blacksburg.granicus.com/ViewPublisher.php?view_id=11). The plan that was presented to the public was very nice and it definitely had majority support. There was even one plan that showed a community center in the area of the rugby field (http://www.entasis.com/projects/mixed/university.html). People were very excited and they let the Town Council know about it, and I imagine this is the reason it was rezoned. There is no way the property behind Margaret Beeks is rezoned with an initial plan that showed a 180,000 sq ft store.
Again, I must restate that 1450 doesn’t limit the size of retail to 80,000 square feet. It just requires that you need to get a special use permit to build it. So if the building in question meets the requirements stated in 1450 and the town council approves the project, the developer will be granted a special use permit. The town manager explains the ordinance in detail in the May 1st Planning Commission meeting (http://blacksburg.granicus.com/ViewPublisher.php?view_id=5). Currently, there are numerous buildings that require a special use permit in the general commercial zone (http://www.municode.com/resources/gateway.asp?pid=10159&sid;=46 Appendix A -> Article III -> Division 15). Take a look at that list and you’ll see that most are there because of the impact they have on the surrounding community. A retail building over 80,000 sq ft will definitely have a large impact on the community, so I believe requiring a special use permit is justified. Ordinance 1450 is a good tool for the town to have regardless if you are for or against the South Main development. Personally, I’m for the development, but I want it to be done right. I’m sure if there was ever a plan to build a giant store next to your house, you’ll be glad they have 1450. The store may be built, but at least it will have less negative impact on your community.
– Paul
Philip – good question, and one I’m not certain I’m 100% qualified to answer but I’ll try. Last year (in May, I think) the Town Council voted to rezone the property, paving the way (sorry, bad choice of words) for the development. The developer then went to the International Council of Shopping Centers conference two weeks later and began signing tenants, many of which you can find on the Fairmount Properties site. In order to get the project approved, the site plan and related documents had to be approved by the Town Council. But since that approval and present day, the site plan has changed. Once the footprint of the site changed to include a big box, people started screaming bait and switch. BUT, Blacksburg’s planning and zoning procedures are so restrictive that any changes to previously submitted documents require resubmission and approval, so I fail to see the bait and switch. The developer knew the change would have to be approved, and upon resubmission members of the Town Council began fast-tracking Ordinance 1450 which limits the size of retail inside a building to 80000 square feet or less.
That’s my understanding of the issue at hand – a foot print of 80000 square feet is the benchmark they’re supposedly shooting for, but I don’t know if that’s all on one level, multiple levels, consisting of different types of retail … I admittedly haven’t taken the time to dig into it that much, I’ve been too busy with other things. But no – the recruitment of tenants is not the problem, the problem is the Ordinance being proposed.
Anyone have anything further they can offer up?
Philip – good question, and one I’m not certain I’m 100% qualified to answer but I’ll try. Last year (in May, I think) the Town Council voted to rezone the property, paving the way (sorry, bad choice of words) for the development. The developer then went to the International Council of Shopping Centers conference two weeks later and began signing tenants, many of which you can find on the Fairmount Properties site. In order to get the project approved, the site plan and related documents had to be approved by the Town Council. But since that approval and present day, the site plan has changed. Once the footprint of the site changed to include a big box, people started screaming bait and switch. BUT, Blacksburg’s planning and zoning procedures are so restrictive that any changes to previously submitted documents require resubmission and approval, so I fail to see the bait and switch. The developer knew the change would have to be approved, and upon resubmission members of the Town Council began fast-tracking Ordinance 1450 which limits the size of retail inside a building to 80000 square feet or less.
That’s my understanding of the issue at hand – a foot print of 80000 square feet is the benchmark they’re supposedly shooting for, but I don’t know if that’s all on one level, multiple levels, consisting of different types of retail … I admittedly haven’t taken the time to dig into it that much, I’ve been too busy with other things. But no – the recruitment of tenants is not the problem, the problem is the Ordinance being proposed.
Anyone have anything further they can offer up?
Can you post a summary of where the development plans stand? My understanding is the property has been rezoned, and no further town approvals would be needed. (Other than building permits). The only thing stopping construction is enough committments from tenants, right?
Can you post a summary of where the development plans stand? My understanding is the property has been rezoned, and no further town approvals would be needed. (Other than building permits). The only thing stopping construction is enough committments from tenants, right?
Jeremy,
I am pretty sure that there will not be a meeting next week. At least a public TC meeting. I think it is getting rescheduled to May 29th.
J.
(No word on this yet, John, but thanks for the heads-up. I’ll keep checking with the Town)
Jeremy,
I am pretty sure that there will not be a meeting next week. At least a public TC meeting. I think it is getting rescheduled to May 29th.
J.
(No word on this yet, John, but thanks for the heads-up. I’ll keep checking with the Town)