End Rezoning and Rebuild Homes

There are 4,000 derelict houses in Roanoke, according to The Roanoke Times.

The proposed city-wide rezoning ordinance before city Council does not provide an immediate nor measurable improvement on that number.   In fact, city planners readily admit minimal impact of about 45 units a year.  That doesn’t address the 4,000 problem.   In my opinion, this proposal is the worst city Council legislation since the 1960’s and should be defeated.

There are two things the city is not telling us about the new proposal.

First, this new ordinance does not protect single-family homes and does not preserve the character of our residential neighborhoods.  People live in a certain house because they like and can afford it, but also because they like the neighborhood the “way it is.”  If your next-door neighbors can quickly transform their home into a chopped up 4–8-unit apartment dwelling, which will be automatic under the new rezoning proposal, then “THERE GOES THE NEIGHBORHOOD!”  Your single-family home and quiet neighborhood are threatened. 

Secondly, the city is not telling you that your neighbors already have the right to try to “chop” up their home into multi-family housing, but under the current law must petition for a rezoning VARIANCE.  Legal notice of the variance is given to all the neighbors and, at a public hearing, the neighbors can oppose the “chopped up” plan.  The Board of Zoning Appeals would likely turn down the proposal and deny your neighbor’s renovation.  Their house would remain single family and the character of your neighborhood would be preserved, “the way it is.” 

Currently, neighbors have a say in the preservation of their residence before any “chopping up”.   The new proposal would end that requirement of public notice and public hearing. 

City Council should reject the new proposal.  

Is there an alternative solution to Roanoke’s 4,000 derelict housing crisis?  Yes! Rebuild homes!   I call this proposal “My Home, Too!”

First, city staff must conduct a survey of our dilapidated 4,000 housing stock.  We need to identify and prioritize:

• Vacant and Tax sale lots

• Houses slated for demolition or boarded up

• Housing needing minor, medium and major repairs

Once we have this “road map” of what needs to be done, we can schedule when and how it can be done.

Martinsville recently did a similar housing assessment with funding from Virginia Housing and Community Development.  It’s now Roanoke’s turn to seek aid.

Secondly, let’s include Habitat for Humanity, Renovation Alliance and other good, local partners to assist in implementation.   

Thirdly, Roanoke should follow Hopewell’s example of becoming the next Virginia Blue Zone City, “where people tend to live extraordinarily long and healthy lives.”  Citizens become “senior” through walking, gardening and a connection to a faith-based community.  As we go forward, lets engage neighborhood churches, synagogues, temples, schools and civic groups, to help our neighbors not only live in safe, well kept and stable housing, but also continue to join with others to be active, live longer and healthier in their neighborhoods.

Finally, the city must find funding for property acquisition, demolition and rehabilitation.  In Martinsville, local and state governments invested $250,000, and pledges were received from businesses and charitable foundations.  Roanoke’s problem is greater, so a greater financial commitment will be required. 

There’s also the concept of a Land Trust to financially participate in this effort.  The closest, I’m told, is in the New River Valley, but we need one in Roanoke. 

I’m also informed that there is a fund for subsidized home repairs here that should be increased substantially.  A lot of homeowners need help to repair.  

This local effort must include tapping into funding from federal, state and foundations especially designated to benefit seniors, veterans and the poor.

I’m very enthusiastic about this needed housing initiative for Roanoke.  My hope is that at the 2025 Roanoke Regional Housing Symposium in May, this All-America City “My Home, Too!” initiative can take shape.

Roanoke’s citizens have a choice.  We can keep the current zoning law that provides neighborhood input, protects single family home ownership and preserve our unique residential neighborhoods, or go into this new zoning scheme that would dramatically change the character of Roanoke, and not for the better.

We need to also dramatically rebuild our inner-city housing, which would greatly benefit our citizens and neighborhoods.

Let’s set a new course to provide good, safe housing for all Roanokers.  That’s what I want for my home, too!  Everybody does!

This op-ed was originally published in The Roanoke Times on August 25, 2024.