HFFI comments to Planning Commission on Railroad Station Overlay (RSO)

The area immediately south of the railroad is featured in some of the most famous photographs of Fredericksburg during the Civil War. What do you think new construction in this area look like?

6 December 2024

Dear Planning Commissioners and City staff:

Historic Fredericksburg Foundation, Inc. (HFFI) respectfully asks that the Planning Commission defer action on removing the Railroad Station Overlay District (RSO).

The recent staff presentation did not provide much context for the establishment of the RSO, the factual basis on which it was created, nor why its “failure” seems solely predicated on recent adaptive re-use projects of existing historic buildings. The primary point made was that parcels were removed from the district for past projects and should therefore, be removed from the entire covered area. Staff’s presentation did not discuss that these projects involved the rehabilitation of historic properties—the driving factor in the removal of these parcels from the RSO. The historic preservation component of these projects was used to justify their exemption.

The city’s preservation goals have long supported the adaptive re-use of existing historic buildings. State and federal governments along with the universal building code also enable special exemptions and greater flexibility in support of the adaptive re-use and preservation of the built environment. Thus, it is unsurprising that these particular projects were “grandfathered” out of current zoning.

Before changing zoning, a substantive and thorough explanation of why such an alteration is needed, why the existing zoning is having undesirable effects or failing to meet city goals, and how the proposed changes is expected to meet stated new goals should be clearly presented to the public.

During works sessions and meetings, a majority of City Council members have indicated that density and height restrictions throughout the city needed to be increased. It was made clear that this included the Old and Historic Fredericksburg Overlay District (OHFD). The area around the train station has been specifically mentioned by council members for more intensive residential development. Discussions have also occurred among some on council who are not prepared to support the city’s goal of establishing Neighborhood Conservation Districts (NCD) to preserve the distinct features of our city unique as it runs contrary to their height and density goals.

These discussions represent significant changes in the city’s goals to maintain Fredericksburg’s unique and historic character. And these discussions have occurred without any community engagement at work sessions and retreats.

Before considering any further changes affecting the OHFD, City Council needs to clearly articulate their height and density goals across the community and engage directly with the public to better understand the level of community support for those changes. This is especially pertinent around the train station after the recent derailment. Residents in the immediate vicinity of the rail line have voiced concerns with the City’s position that the OHFD will, “ensure an appropriate transition is maintained in the Train Station District.”

Staff presentation at your November 13th meeting referenced the proposed 400 Princess Anne Street project as a successful example of the OHFD’s protections, yet failed to mention City Council’s vote to deny a special permit to this project because it did not meet OHFD goals and design guidelines. Has any internal review of this project or process been conducted following the council’s vote? Might such a review be completed before further zoning changes are made to clarify potential impacts and expectations for future development in the immediate area and OHFD?

HFFI strongly recommends that the Planning Commission delay any action on the RSO until the “failure” of the RSO is clearly articulated. While the guiding principles of the RSO seem at odds with current thinking of City Council, the concerns of impacted area residents, members of the public, members of the Architectural Review Board, and council’s voting record provide sufficient cause for further review of this matter to ensure community support going forward for increased density and building height in the city and especially in the OHFD.

We sincerely thank you for your consideration of this issue, and for all you do to ensure the stewardship of Fredericksburg’s cultural historic landscape for residents and property owners–past, present, and future.

Sincerely,

David James, President
Historic Fredericksburg Foundation, Inc.