Reflecting on the recent stormwater damage, urban flooding and sewage backups -- which lead one to consider water and sewage capacities and infiltration concerns -- take another look at the Christiansburg Comprehensive Plan. This plan was adopted in 2003 and reviewed without change in 2007, and one should remember that a major annexation occurred in 1998. Remember to also ask yourself when you've had an opportunity to comment on the vision of what our town should look like in the future.
SUMMARY OF PLANNING FACTORS - Some excerpts on residential uses:
"The future land use pattern in the Town of Christiansburg will be influenced by several physical and economic factors. Floodplains, steep slopes, and sinkholes are among the major natural factors that guide land use decisions."
Future land use patterns seem to be influenced more by conditional use permit applications or granting variances than cohesive or complementary zoning practices. Development seems to be contributing to ongoing problems of urban flooding -- there's certainly been a flurry of activity in stabilizing slopes and evidence of new stormwater management and erosion control techniques being put in place around town.
"Christiansburg's topography is typical of the New River and Roanoke River drainage basins; the divide separating these basin runs roughly north south through the center of Town. Slopes exceeding 25% are typical of the Roanoke River basin and fringe the Town to the east. The New River basin, to the west, is characterized by gently rolling land surfaces. As shown by the Future Land Use Map, slopes to the west of the Town are not as severe as those to the east; at approximately 16-25%, these slopes have proven to be manageable for low-intensity development."
Do you consider four homes per acre or more to be "low-intensity" development? Especially when on steep slopes? Once built, where is the stormwater run off going? Topographical characteristics of a parcel of land are rarely discussed by the Planning Commission or asked about by Town Council. These details, and others, certainly are not mentioned in any presentations to government officials by the Planning Department. Here's what just a ten-degree slope looks like -- now imagine development on 16-25% degree slopes and think how that's been managed (tip of the hat to Wiki):
As the Town's population ages, though, there is a concern that the housing needs of the elderly may not be provided for by the existing housing stock. Such factors as the restricted mobility and limited incomes of this population sector should be taken into account and multi-family housing should be provided in close proximity to existing (northern and downtown areas) and developing (Falling Branch area) service centers....Promotion of the location of nursing homes and eldercare facilities in these areas wold be appropriate due in part to accessibility to services.
A focus on maximizing density (and therefore potential profit), seems to have provided an abundance of multi-storied, multi-family, high density dwellings. This may help as regards initial affordability, yet misses meeting the needs of a growing population with restricted mobility and doesn't factor costs associated with flooded homes. Seen any efforts by town to promote eldercare facilities?
Even the expanded bus service, which could serve this population as well as others, is being contested and debated -- but not in the public eye. Since a presentation by BT before adopting the new fiscal year budget, this subject hasn't been seen on council's agenda.
So a question for citizens when they head to the polling booths next May should be answered. Has Town Council -- and its appointed Planning Commission -- shown due consideration of these excerpts from the Christiansburg Comprehensive Plan? As stated by a citizen at a recent council meeting, what's allowed by the town is paid for by residents.