TJPDC Technocrat or Trumpeter Swan?

By. Neil Williamson, President

Sean Tubbs of Charlottesville Tomorrow reports in this morning’s Daily Progress that Stephen Williams’ contract as Executive Director of the Thomas Jefferson Planning District Commission (TJPDC) will not be renewed.  While the Free Enterprise Forum has often questioned much of the TJPDC’s work under Mr. Williams, we wish him only the best in his future endeavors.

Where does the TJPDC go from here?

In selecting its next executive, should the TJPDC Board seek out planning professionals who have rich resumes filled with writing, securing and administering grants?

Should the Board focus on the significant transportation component of the job and look to transportation and transit professionals with a litany of studies and reports under their belt?

Or should this regional planning organization consider seeking out a “Trumpeter Swan” who may or may not have the planning credentials but has a resume filled with assignments that required leadership, consensus building and risk management?

Please let me explain.

The “Trumpeter Swan” moniker is attributed to advertising giant David Ogilvy who in seeking new Creative Directors wrote a space advertisement seeking “Trumpeter Swans who combine personal genius with inspiring leadership – we have an opening for one of these rare birds”.

Such talented individuals tend to be long on world experience and short on academic credentials.  In addition, the most successful trumpeter swans are self aware of their own shortcomings, as such they tend to surround themselves with high level talent without fear of being out shined.  

But the question remains would such a rare bird have an chance of survival in the TJPDC environment?

The safer choice is a technocrat; someone who has worked their way up through the planning ranks perhaps with a smaller region.  Such an individual would know ‘how to play the game’.  This is the lens which was used to select the past two TJPDC leaders.

Which direction will the TJPDC Board go?

Stay tuned.

Respectfully submitted,

Neil Williamson

Neil Williamson is the President of the Free Enterprise Forum, a local government public policy organization located in Charlottesville.  www.freeenterpriseforum.org

Not Inside Baseball – C’ville PUD Opportunity

By. Neil Williamson, President

“When you are provided your opportunity at the plate, make the most of it” – Anonymous Coach 

Later this month (June 25) the Charlottesville Planning Commission will have a work session to discuss potential reforms to the Planned Unit Development regulations (PUD). The Free Enterprise Forum applauds the review of the PUD regulations and hopes to work with the commission to create new flexibility and reward ingenuity while ensuring future PUDs are an asset to the community.

While this may look like inside baseball to many, the reality is this issue is a critical question regarding future economic vitality, employment opportunity and redevelopment potential.

Please let me explain.

It has been said that development is much like water and electricity; it takes the path of least resistance. Therefore those parcels in the city that are/were naturally prime for development due to topography, location or zoning are mostly built out.  The remaining parcels, including redevelopment opportunities, will likely require significant engineering, creative approaches and flexibility of PUD regulations.

What is a Planned Unit Development? According to the Cooperative Extension Service:

Compared to other types of zoning approvals, the PUD process is a flexible application of zoning. Through the PUD approval process, there is often great flexibility in siting and design regulations for buildings and land uses with the PUD project site. Density requirements, setbacks, and building height restrictions may be relaxed, and the mixing of land uses may be allowed in order to improve the design of the project as a whole and its integration with the surrounding community. In return for greater flexibility in the design of planned unit developments, local government zoning ordinance provisions often require the developer of the project to provide public benefits, such as the preservation of open space for public use.

But all PUDs are not created equal.  According to Stuart Korfhage of The St. Augustine Record:

The St. Augustine City Commission chose maximum flexibility over stringent property use standards in its recent revision of the planned unit development (PUD) ordinance.

At Monday’s Commission meeting, commissioners voted 4-1 in favor of a new ordinance that does not severely limit applications for PUDs in the city’s historic district. The commission considered three options in recent months and chose the plan with the fewest restrictions.

The Free Enterprise Forum hopes the Charlottesville Planning Commission June 25th work session produces this kind of deep examination of their ordinance applications.  Frankly, we are concerned with the low level of questions the staff report seems to be asking.

Is this really about reform or merely housekeeping?  None of the staff proposed changes encourage ingenuity or allow flexibility with the subdivision ordinance or design guidelines.

Considering PUDs were designed to provide the opportunity for flexible application of siting and design requirements (see above) we ware dismayed that no parcel under two acres could qualify as a PUD.  While we anticipate most parcels would exceed two acres, it is not difficult to imagine an infill project that might need regulatory relief in order to achieve the community vision.  We suggest that this limitation be lifted.

We are aware of concerns raised regarding the level of transparency regarding PUD applications and the public’s right to review plans.  The Free Enterprise Forum believes such sunlight is good and any formally filed documents should be readily available for public review.  However, we also recognize pre-application discussions with City staff are often required to determine the potentiality of such an application, such meetings should not require public notice.

The Free Enterprise Forum hopes Charlottesville City Planning Commission will make the most of their time at the plate and expand the lens of this PUD review and refocus staff energy on improving PUDs as a tool to get better development.  A refined PUD process will increase the use of the PUD and foster innovative development and redevelopment of the City core.

We stand ready to assist in this important Charlottesville economic vitality effort.  As John Fogerty said, “Put me in Coach; I am ready to play”

Respectfully Submitted,

Neil Williamson, President

Neil Williamson is the President of the Free Enterprise Forum, a local government public policy organization located in Charlottesville.  www.freeenterpriseforum.org

Photo Credits: Free Enterprise Forum

Fluvanna Board to Evaluate Industrial Wells

By. Bryan Rothamel, Field Officer

PALMYRA – The Fluvanna County Board of Supervisors approved analysis and appraisal of wells at the old Thomasville Furniture plant after a lengthy closed session on June 5th.

The wells to be studied have been discussed for possible inclusion to the Fork Union Sanitary Department (FUSD) system since the Thomasville plant closed.  The county has discussed adding the wells to FUSD for at least three years.

FUSD is a water system for the Fork Union area. It depends on a system of wells and holding tanks. The wells have been recondition because of possible failure or lower production. One long term solution is connecting FUSD to the James River Water Authority intake.

Years ago, county officials discussed at preliminary levels selling FUSD.

Pre-2010, the county had surveys saying the Thomasville wells were producing better than the current FUSD wells but the plan at the time was to recharge the FUSD wells for better production. The Thomasville wells are not a part of the system and the cost of annexation would have to be discussed.

The supervisors approved Joyce Engineering to analyze and appraise the Thomasville wells, 5-0. The appropriation for the work was limited to $5,575.

While closed sessions routinely do not have actions coming out of them, the supervisors more than likely were meeting about multiple issues. Multiple staff members were included in the meeting at different times signaling issues could be from investment funds, real property, personnel or legal matters.

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The Free Enterprise Forum’s coverage of Fluvanna County is provided by a grant from the Charlottesville Area Association of REALTORS® and by the support of readers like you.

Bryan Rothamel covers Fluvanna County for the Free Enterprise Forum.  He is the founder of the Fluco Blog.  Additional writings can be found at www.Flucoblog.com

What a Difference A Day Makes–New Math in Albemarle

FORUM WATCH EDITORIAL

By. Neil Williamson, President

Over the weekend, with the news that the Republican Party was not running a candidate in the Jack Jouett District and the window for independents to get on the ballot closing soon, I started to think of the Albemarle County Board Election as “dormie”. 

In golf match play, a match is said to reach “dormie” when one of the golfers achieves a lead that matches the number of holes remaining (i.e., three holes up with three holes to play). The best the trailing player can do is tie the match.

The resignation of Scottsville Supervisor Chris Dumler from the Albemarle County Board of Supervisors changed that analogy  and opens up a number of new mathematical realities.

First, and most obvious, the new majority. Now acting as a five member board, the Republicans (Ken Boyd, Duane Snow, Rodney Thomas) will have a voting block that could overpower the balance of the Board.

The new five member board conceptually could take up the  failure of the prior six member board to agree on a chair (3-3).  Currently, Ann Mallek serves as chair until the Board appoints a new chair.  It is unclear politically is such a somewhat transparent power play would be politically beneficial or detrimental to those Supervisors that are up for reelection in November (Snow, Thomas). 

While the chairmanship may or may not be in the near future, the Board must continue to do their work.  It will be interesting to see how much consensus building will occur with the 3-2 split.

The five member construct will be short lived as the Board is looking to agree on a replacement supervisor (to serve until Mid November) by July 10th.   Both Dennis Rooker and Boyd agreed one of the attributes they were looking for in their “temporary” appointment was someone who was not interested in running for the seat in November.  County Attorney Larry Davis indicated such a consideration could be a part of the vetting process but could not be made a requirement.

Perhaps even more interesting than the five member board is the reality that for the 2013 election will mark the first time ever (we think) Albemarle County will elect a majority of the Board of Supervisors.  While the Free Enterprise Forum has questioned the wisdom of an even number of supervisors, we are strong proponents for staggered elections.  Such staggered terms provide continuity and tend to foster better relationships between the elected officials.

Based on the nominating/election calendar, the Free Enterprise Forum anticipates that party affiliations may not be a part of the Scottsville race.   Considering the importance of the issues ahead for the Albemarle County Board, we anticipate at least two “independent” candidates will emerge to compete for the Scottsville seat in November.

It s likely the new BOS math in Albemarle may generate create a significant amount of energy in the 2013 races.  Based on the political chatter we are hearing, we anticipate the ballot will be full this November and voters will have choices.   The Free Enterprise Forum strongly believes contested races makes better public policy. But I wouldn’t fill out your scorecards just yet.

Respectfully Submitted,

Neil Williamson, President

Neil Williamson is the President of the Free Enterprise Forum, a local government public policy organization located in Charlottesville.  www.freeenterpriseforum.org

Photo Credits: Free Enterprise Forum,

Fluvanna PC Considers Revamped Development Plan

By. Bryan Rothamel, Field Officer

PALMYRA — Debate swirls about the proposed Walker’s Ridge development at the old Rivanna Resort, the alternative is to keep what the Rivanna Resort had planned and approved.

At the May 22 Planning Commission meeting, Justin Shimp, representing the developer, did not add many new specifics of the Walker’s Ridge proposal.  In addition, he did not fully answer some of the questions  by the chairman Barry Bibb. Shimp did provide concepts, but no actuals.

The exchange brought a lot of emotion to the second public comment section.

“You are looking for a disaster,” said resident James Gibson.

Gibson wasn’t alone in those feelings. None of the residents in attendance spoke in support of the Walker’s Ridge plan after the informative meeting.

The development is a proposed rezoning of 232 acres from R-3 to Plan Urban Development. The current zoning allows over 230 units. The proposed zoning change would allow 1,180 residential units with 180,000 square feet of commercial space.

The proposed development would use a series of localized central water and sewer systems. The water would come from a well system with storage tanks, similar design to Fork Union Sanitary District. The sewer system would consist of a drip system to filtrate the used water back into the ground water supply.

“What we propose is to take the water out of the ground and put it back into the ground,” said Shimp, who serves as the civil engineer for the project.

The current zoning status was approved in 2009 for the once proposed ‘The Point at The Rivanna Resort’. The proffers included as a part of that rezoning include:

• traffic improvements to the road as designated in the 2009 study
• $50,000 for construction of traffic light at the main entrance if required by VDOT within five years of successful site plan approval
• restriction of the golf course as a public golf course
• $5,000 cash proffer per residential unit to be used for the new high school or development of the then-proposed Pleasant Grove Community Center
• $1,000 cash proffer to the Fluvanna/Louisa Housing Foundation for emergency repairs to low income county residents’ houses
• provision to provide water and sewer connection for the Palmyra Fire Station
• provision to provide water and sewer connection for expansion of sewer services in the Fluvanna area
• various exterior architectural guidelines for both residential and commercial buildings

The water and sewer connection provisions are nearly void because the Palmyra water system could only provide enough water for less than 75 more residential units, per a report by the public works director in the Walker’s Ridge planning documents.

Walker’s Ridge will not use the golf course but have building throughout the property. The plans call for fairways and golf cart paths to be used in calculating trail and open space in the PUD.

The PUD proposals divides the land into 47 percent open space, 35 percent residential and just six percent commercial. The proposed commercial space would be 180,000 square feet.

The proposed residential unit break down is 560 multifamily units, 318 townhomes, 205 single family detached homes and 97 single family attached homes. Proposed amenities include ponds, trails, playground, athletic facilities and possible swimming and fitness facilities.

If Walker’s Ridge does not get approval, the current zoning for what was the Point at The Rivanna Resort would still apply.

Walker’s Ridge could have the Planning Commission public hearing at the next meeting, June 26.

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The Free Enterprise Forum’s coverage of Fluvanna County is provided by a grant from the Charlottesville Area Association of REALTORS® and by the support of readers like you.

Bryan Rothamel covers Fluvanna County for the Free Enterprise Forum.  He is the founder of the Fluco Blog.  Additional writings can be found at www.Flucoblog.com

Greene BOS Passes Truck Issue to VDOT

By Brent Wilson, Field Officer

On Tuesday, May 28^th, the Greene County Board of Supervisors  held a public hearing concerning the restriction of semi-trucks through downtown Stanardsville. This is one of several steps required to make it illegal for semi-trucks to travel through downtown Stanardsville.

The issue has gathered quite a bit of momentum among residents and business owners of Stanardsville, in fact, many wore a sticker with a line drawn through a truck. A total of 21 people spoke to the Board taking several different points of view, however, the main issue raised was safety with most of the county’s schools being located in Stanardsville.

Gary Lowe, mayor of Stanardsville, was the first speaker and Chairman Jim Frydl asked that he give an overview of the project. He indicated that this public hearing is one step that the Virginia Department of Transportation (VDOT) . If the BOS passes the issue to VDOT  then a study would be performed by VDOT which could then be forwarded to the Commonwealth Transportation Board (CTB)  for a final vote. The issue is the semi-truck traffic through downtown Stanardsville with the alternative being to route traffic east of Stanardsville onto Business 33 to connect to Route 230 heading to Madison County . Mr. Lowe pointed out that this t-intersection is problematic however traffic is managed as it is a narrow two lane road and the turning radius is very difficult for semi-trucks to navigate in either direction. Semi-trucks having business in Stanardsville will still be permitted to travel down Main Street as they currently do. Mr. Lowe summarized that this is a safety issue and with the Streetscaping Project beginning the reduced truck traffic would cause less wear to the street in town.

The issues that the speakers brought up ranged from the noise of the truck traffic, the vibration and potential damage to the sewer system, the owner of a preschool expressing concern for the children in her school, etc. The owner of the Lafayette Hotel, Alan Pyles , expressed concern over the noise of trucks changing gears in front of his hotel. Several speakers brought up the issue of dining outside being interrupted by truck traffic in town. Don Pamenter, head of the County’s Economic Development Authority, agreed that restricting truck traffic from downtown Stanardsville is not the ideal solution but hopes that Greene can work with Madison County to totally restrict semi-trucks from Route 230 and make Stanardsville more inviting. Jackie Pamenter, President of the Greene County Historical Society, gave some history of Stanardsville and how it was laid out with its narrow streets. She felt that truck traffic should be restricted through town and believes that Mr. Stanard would agree with her.

However, some speakers supported leaving the traffic pattern alone. Several speakers expressed concern about the turn radius if you force trucks to head westbound on Main Street and have to make the right hand turn onto Route 230 North. Trucks have to swing into the oncoming traffic lane and go up onto the grass of the opposite lane – blocking oncoming traffic – to complete the turn. The logic was that restricting truck traffic through town was just trading it for another problem making the right hand turn onto Route 230 North.

After the public speakers, Joel DeNunzio from VDOT addressed the BOS and outlined the process if the BOS passed the issue on to VDOT. There are 4 criteria of which 3 must be attained in order for the project to be approved.

1. A reasonable alternative route is available that is appropriate as the old route.

2. Is the character of the truck traffic not compatible with the area.

3. Roadway is residential – meaning per 1,000 feet there are 12 homes.

OR

4. Rural alternative road – this alternative is not available

He confirmed that a safety study would be performed and made available to Greene County. Mr. Cox asked if there was any recourse if VDOT denied the change, which Mr. DeNunzio said there was none. Mr. Deane asked Mr. Lowe about the crosswalks in the streetscapes project and was told that they are to be stamped asphalt – the most cost effective alternative  . Mr. Cox confirmed that making the right hand turn onto Route 230 is dangerous and that it is safer to make the left hand off Main Street onto Route 230. Mr. Deane stated he had not seen trucks speeding through Stanardsville and while restricting truck traffic through town may make it safer, there is an increased safety issue at Main Street and Route 230. Mr. Peyton stated he believes that truck drivers are safer than regular traffic as their CDL license depends on being safe and not being cited.

Chairman Frydl agreed with many of the points that the other supervisors raised and doubted that VDOT would approve the restriction but he placed a lot of value in receiving the analysis that VDOT would perform. In addition, he cited the overwhelming support of the public of passing this issue on to VDOT for their analysis and encouraged the BOS should let VDOT do the analysis and make a recommendation. At that point, the motion to pass on to VDOT was unanimously approved.

The Free Enterprise Forum applauds the open discussion and citizen activism that generated this request.  We agree this is a safety issue that should be studied by the engineers at VDOT rather than be a political issue in Greene County.

Brent Wilson is the Greene County Field Officer for the Free Enterprise Forum a privately funded public policy organization.

The Free Enterprise Forum Field Officer program is funded by a generous grant from the Charlottesville Area Association of REALTORS® (CAAR) and by readers like you.

US29 Bypass – Building a Roadblock is Easier Than Building a Road

By. Neil Williamson, President

On Thursday, May 23rd, from 5 pm – 7 pm at the University Area Holiday Inn,  The Virginia Department of Transportation (VDOT) will be holding an open house style meeting to discuss alternative designs to the southern terminus of the US 29 Western Bypass.  But the question is will “the public” focus on the meeting topic or use this meeting as a platform for opposition to this much needed safety improvement to US29?

Based on the e-mail and Facebook traffic I have seen this week, I fully anticipate the “roadblock builders” to be out in great numbers at this meeting.  Does this mean the public is opposed to the road? 

No, in fact our 2004 transportation survey, Charlottesville Tomorrow 2012 survey [graphic] (and others) as well as the 2011 Rivanna District Supervisor election all seem to indicate the pubic is in favor of the road.

However, when a cohort of any population, regardless of size, is in opposition to a project that cohort is generally more energized than the cohort that is in support of an already approved project.  Therefore, I anticipate the “road blockers” to dominate the attendance at Thursday’s citizen informational meeting.

While the Free Enterprise Forum applauds this vocal minority for remaining engaged, we question the structural integrity of their current six part “GO29” argument.

Please let me explain. 

On their website, The Southern Environmental Law Center (SELC) advocates for several steps to relieve the congestion on US29 other than the bypass. 

The first step in building an effective roadblock is to redefine the argument.  If you can include portions of the opposition’s solution in your solution, you will have them chasing their rhetorical tail.

By branding this as “GO29”, the SELC seems to think the public will not recognize that many parts of “their” solution are already in process at the direction of those supporting the bypass {and were included in Places29].

From the SELC website:

We can’t bypass our problems. Our community has developed an approach that addresses traffic backups directly, and also gives drivers more ways to reach destinations. Our Go29 video highlights six key pieces of the solution:       

1. Improve the interchange with the 250 Bypass near Best Buy;  
2. Build a compact overpass at Hydraulic Road to eliminate a major source of congestion and allow through-traffic on 29 to flow without stopping;
3. Extend Hillsdale Drive parallel to 29 to give local drivers ways to reach destinations without having to use 29;
4. Build a second compact overpass at Rio to solve this traffic snarl (same concept as Hydraulic);
5. Extend Berkmar Drive up to Hollymead Town Center and beyond, so that drivers could go from Kmart to Lowe’s to Target without getting on 29; and
6. Eliminate the bottleneck between the Rivanna River and Hollymead by widening 29 in both directions.

Wait a minute, four of these items are not issues.  There is community consensus (and in some cases studies completed and even funding) for:

1. The Best Buy Ramp
2. Hillsdale Drive Extended
3. Berkmar Drive Extended
4. The widening of US29 North of the Rivanna River

By suggesting these other items won’t be built, SELC is knowingly constructing a multi faceted false choice argument designed to obfuscate the simple question Expressway or Bypass?  

Should vehicles without business in the North US29 corridor be forced to go through the corridor or should they be given the option to bypass it?

But none of this is the topic of Thursday’s meeting.

According to VDOT:

The purpose of this Citizen Information Meeting is to provide an opportunity for interested citizens and organizations to review preliminary alternatives for the proposed interchange at the southern terminus of the project. . . The project will include construction of a new interchange at the southern terminus of the project that will replace the existing U.S. 250 Bypass interchange at Leonard Sandridge Road. VDOT is considering three alternative configurations for this proposed interchange. Displays showing each alternative under consideration are being presented at this meeting for public review and comment.

So the question remains, will Thursday’s meeting be about the alternatives to the southern terminus of US29 Bypass or a trip down the roadblock builder’s rhetorical rabbit hole?

Will the vocal minority succeed in redefining the meeting agenda to include settled issues or will VDOT be able to maintain the focus on the three proposed southern terminus options?

Clearly in Albemarle County, and many communities, building a roadblock is much easier than building a road.

Stay tuned.

Respectfully submitted,

Neil Williamson,President

 

Neil Williamson is the President of the Free Enterprise Forum, a local government public policy organization located in Charlottesville.  www.freeenterpriseforum.org

Photo Credits: Free Enterprise Forum, Disney

Graphic Credit: Charlottesville Tomorrow