We are a group of concerned Buena Vista residents and neighboring community members who feel it important to respond to Melissa Link's Oct. 31 Comment regarding the proposed Buena Vista Historic District (BVHD). To be clear, none of us is against historic preservation.  Some of us enjoy living in another Athens historic district. However, we feel that misinformation being spread in support of establishing BVHD is neither in the greater community’s best interest nor the desire of the majority of the neighborhood.

Based upon past Flagpole columns, one might conclude that this designation is what the neighborhood wants, although only 13 of 100 Buena Vista property owners returned affidavits supporting the BVHD, while 52 were opposed and the rest abstained. Despite this clear vote against the BVHD, the Historic Preservation Commission (HPC) recommended approval. The Mayor and Commission is now considering alternatives to find an optimal solution, a process that should not be disparaged as “kicking the can down the road.”

The proponents of the BVHD seem most concerned about the threat of new “McMansions,” but this is no longer possible as recently changed RS-8 zoning regulations now dictate a maximum 45 percent lot coverage [including driveways and patios] and a 30-foot maximum roof peak.  RS-8 encourages higher density, in-town living on smaller-sized lots, yet the height limitations help to prevent out-of-scale construction.  If this is not enough, then zoning overlays should be examined.  Historic designation is not the proper tool to control scale in Buena Vista.  Historically significant homes do not account for the vast majority of Buena Vista’s housing stock. Proposed BVHD boundaries include small brick ranches and cinder block houses as “contributing historical structures.” Many of these houses call out for reinvestment and improvement, which, with blanket HD designation, would be less likely to happen due to added costs and complexities homeowners would face.

Some of us are building-industry professionals who have represented numerous clients at HPC hearings. We are not speaking up out of financial motivation, as was insultingly stated, but rather based on our experience seeing the impact of the HPC process on our clients and infill development. The HPC’s 94 percent application approval rating is highly influenced by simple economics. To submit anything that remotely pushes the envelope of what has previously been approved, one must be in a position to gamble a lot of money. HPC application fees [incurred by the homeowner] are $150 for moderate and $500 for major projects. If the application is rejected, the homeowner then incurs the cost of redesign, reapplication and sometimes additional months’ interest on their property financing, while simultaneously paying rent or a mortgage elsewhere.

Past columns have included class-warfare language. We ask, how could anyone of modest means afford to take the chance of rejection by the HPC? As a result, the uniqueness of proposed designs is generally watered down in order to ensure approval. We know because some of us have designed and built these projects. New and unique characteristics that have no precedent of approval by the HPC are often withheld from designs and replaced with repetitive features previously approved on neighboring homes. This results in cookie-cutter development. Evidence of this homogenization is intensified when there are multiple new homes in a row, as is the potential in Buena Vista.  This is not a criticism of the HPC, simply the reality of financial risk aversion.

Historic homes, including the charming mill houses in Buena Vista, were derived from their place and time and stand as a record of that. What record are we going to leave for our time? Ubiquitous pseudo-historic new homes in Buena Vista? We believe that Buena Vista—and Athens—deserves better.  Athens is a city known for its arts and culture. Our in-town neighborhoods should be a reflection of this creative spirit.

In defense of BVHD designation, supporters have previously argued that property values typically rise in neighborhoods following HD classification. Link's Comment, however, suggested that without the designation “[t]raditional residents [will] become displaced as values increase [due to redevelopment].” Perhaps everyone can agree that whether Buena Vista becomes a historic district or not, there is the strong possibility of rising property values. This is simply a fact of being a desirable in-town neighborhood. If the minority of homeowners with historically significant houses wish to subject their properties to historic preservation guidelines to assure tax freezes for themselves or their tenants, perhaps that should be considered. However, this minority should not force the majority unwillingly into restrictions.

We will continue to see increased pressure on our in-town neighborhoods. As concerned neighbors, let’s talk civilly about what the future of Buena Vista could be like: pedestrian-friendly, greener homes, a standout example of architectural diversity and significance, and a diverse mix—from all economic means—of families, singles and retirees. If done well, redevelopment will only enhance the charming and eclectic neighborhood character. This is underway with great success in the historic but non-designated Pulaski Heights neighborhood on the opposite end of Boulevard. Cultural heritage and significance in Athens did not stop 50 years ago.  We still have more to contribute, and we need the freedom to do so.  

As a county with one of the highest poverty rates per capita in the country, we need mixed-income in-town neighborhoods. The increased tax base from redevelopment will improve services such as public schools. However, redevelopment shouldn’t displace long-time residents. Keeping housing affordable as values continue to rise comes down to designing creative tax plans, rent controls and other such tools—a challenging task for our Mayor and Commission. We look forward to hearing about the new tools they will be creating to make Buena Vista vibrant, affordable, and open to evolution.

Lori Bork Newcomer, Quint Newcomer, Mark Ebell, Laura Bierema, Donald Scott, Emily Allgood Tatum, Mike Young, Kris Rapp, Dell South, Noah Brendel, Briggs M. Carney, Ashley S. Carney, Stephen Simmons, Michael Littleton, Terri Davis and Tom Davis