Conditional Use Permits

Zoning is a police power granted to government, and one of its most important functions.  Some consider this to be a locality's most essential task, and it is also a political responsibility where a locality mediates between developers, citizens, landowners and business interests.

In Christiansburg, land issues take up the majority of Town Council's time.  Council is to be assisted by the Planning Department and Zoning Administrator as regards to providing support, such as an analysis of each request and related issues or outcomes.  Council is further assisted by its appointed Planning Commission.

This commission has specific duties as regards the State required Comprehensive Plans and administration of zoning ordinances.  Final decisions remain the responsibility of elected officials, and failure to comply with statutory requirements may render an action void.

Conditional Use Permits (CUPs) are a type of zoning, and may be separate items or considered at the same time a rezoning request is made for the same piece of property.  CUPs sometimes appear to be "spot zoning" -- however, providing  for more intensive use of land which is different than that of surrounding properties is not allowed by State Code.

The process for CUPs in Christiansburg is for an application to first go before the Planning Commission (PC) for review and staff input.  Concurrently, a Joint Public Hearing with both the Council and PC is then held, providing residents an opportunity to comment in support or opposition of the request.  The application then goes back to the PC for a recommendation to approve or deny it, and conditions may be added to make the request acceptable. 

This recommendation is then presented at the next Council meeting, where a motion to accept or reject the PC's suggestion is voted up or down.

For an example of the type of information provided to the public on these requests, see the town's website (either PC agendas or Council agendas).  Readers will see these requests sometimes show the applicant and property, yet provide little more information.

Now, we know some in Christiansburg dislike any comparisons with Blacksburg, yet note how this same type of request is handled quite differently.  Our neighbors seem to provide more opportunity for the community to find out much more about these requests. 

Who, what, why, where are all included in the public notices, in addition to the extra step of inviting citizens to a public neighborhood meeting to learn more about the request and pose questions to the applicant before a PC recommendation or Public Hearing.  Each application is also numbered, allowing residents to ensure they are talking about the same issue and when it came up (example 10-0002 is the second application received in 2010).  This process is fairly typical in other localities similar in size to Christiansburg, too.

Use the "search" feature on this blog page -- look up "conditional use permit" or "CUP" to see just how frequently these items appear on our Council's agenda.  Then step back and consider whether public education and input is the intent of Christiansburg's process, or if expediency is instead the objective. 

If it's the latter, does the process serve as the best means of fully addressing the public safety, public health, and general welfare of the community -- and demonstrate good zoning practice? 

Think about this and how Christiansburg's process has changed the town-- and will continue to change it (especially if the rate of growth continues as is has over the last 10 years or more).  Recognize how these decisions can define the quality of life for residents -- services, tax rates, community amenities, property values and even job opportunities. 

If you get a chance and see an elected official (or candidate) around town, talk to them about their opinion about zoning processes or past votes.  Council will be considering a CUP at tonight's meeting, which begins at 7:30 pm in the Town Hall.